Location: Pembroke Isles, Pembroke Pines
Price: $869,000
Beds/Baths: 4BR / 2.5BA
Square Footage: 2,381 sq ft living | 9,325 sq ft lot
Style: One story lakefront home
HOA: $409/month (gated, resort style amenities)
Year Built: 2000
Waterfront: Yes — 120 ft lake frontage
Disclosure: This is not my listing. This analysis is for educational purposes to help buyers understand market value and property features in Pembroke Pines.
WHY THIS ONE CAUGHT MY ATTENTION
There’s a specific type of buyer in Pembroke Pines right now:
Wants newer construction
Wants gated community
Wants space
Doesn’t want stairs
That combination is harder to find than people think, especially under $900K.
This home checks all four boxes… and it’s been sitting 81 days with a price drop from $899K to $869K.
That’s what makes it interesting.
What Stands Out
One story layout (rare in this price range + community type)
3 car garage (most homes here are 2 car)
Lakefront + preserve views (premium lot positioning)
2,300+ sq ft with open layout + high ceilings
Extended covered patio (built for outdoor living)
Located in Pembroke Isles (guard gated, full amenities)
Zoned for top rated schools
Most comparable homes in gated communities at this price point:
Two story
Smaller garages
Interior lots
This one stands out on fundamentals not just finishes.
WHAT YOU NEED TO KNOW
Days on Market: 81
That’s not random.
It signals either:
Price resistance
Buyer hesitation at this level
Or opportunity (depending on how you approach it)
HOA: $409/month
You’re paying for:
Gated security
Clubhouse + gym
Pools, tennis, courts, etc.
Lifestyle included but it impacts monthly affordability.
Built 2000 (25 years old)
Not “old,” but not new either.
Check roof age
HVAC + water heater condition
Insurance quotes (important in Florida right now)
MARKET ANALYSIS
Recent Comparable Sales in Pembroke Isles / West Pembroke Pines (4BR, gated communities, similar size):
Single family homes 2,200–2,600 sq ft: Typically trading between $780K–$900K depending on upgrades and lot type
Lakefront lots: Add $40K–$80K+ premium depending on view and frontage
One story homes: Increasingly rare, often command 5–10% premium over similar two story homes
3 car garages: Limited inventory adds $15K–$30K perceived value
Gated communities with amenities: Maintain stronger pricing, but buyers are more sensitive at higher monthly costs
This Property's Position at $869,000:
Roughly $365/sq ft is in line with market for gated, lakefront homes
Pricing reflects:
Lakefront lot
One story layout
3 car garage
Community amenities
Comparable interior lot homes typically trade closer to $780K–$830K
Comparable two story homes often sell for similar or less, despite larger size
Market observation: This isn’t priced as a “discount,” it’s priced as a premium layout + lot combination. You’re not paying for maximum square footage You’re paying for rarity and long term livability.
And here’s the key:
The 81 days on market suggests buyers are hesitating at the price, not that the property lacks value. Which is exactly where opportunity tends to show up.
AFFORDABILITY ANALYSIS
At today’s rates (6.5%):
Purchase: $869,000
5% down → loan ≈ $825K
👉 Estimated P&I: ~$5,200/month
Add:
Taxes (about $1,000/month)
Insurance ($400–$700/month depending)
HOA ($409/month)
👉 Total: ~$7,000–$7,400/month
This is not an entry level home.
This is a move up buyer property.
BUYER PROFILE ANALYSIS
This property may appeal to buyers who prioritize:
✓ Single story living (no stairs, long term usability)
✓ Gated community amenities (security, clubhouse, fitness, recreational features)
✓ Larger home layouts with defined living and entertaining spaces
✓ Premium lot positioning (lakefront views and added privacy)
✓ Garage and storage space (3 car garage is a major plus at this price point)
✓ Outdoor living (covered patio + waterfront setting)
✓ Move in ready function over brand new construction
✓ Willingness to pay HOA fees in exchange for community features and maintenance
EDUCATIONAL TAKEAWAYS
What this property teaches about the $800K–$900K market in Pembroke Pines:
One story homes carry a premium — especially in gated communities
Lakefront + 3 car garage = rare combo — scarcity matters
Days on market = leverage — even for good homes
Buyers at this level are slower and more selective
Lifestyle communities still command demand — but pricing must align
This isn’t a “deal” because it’s cheap.
It’s a deal because:
It’s a strong property
In a desirable community
That hasn’t sold yet
And that’s where negotiations happen.
Disclaimer: This analysis is for educational purposes only and does not constitute a formal appraisal, property recommendation, or guarantee of value. Property information is based on public records and listing data, which may contain inaccuracies. Prospective buyers should conduct their own due diligence, including professional inspections and independent market analysis.
