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The Pembroke Pines market
Market report · City · Jul 2026
The Pembroke Pines market, in numbers
Homes in Pembroke Pines typically sell in about 86 days, close around 2.0% under ask, prices are up 9.5% on a year ago. With 22.2 months of inventory, it’s a buyer’s market.
Median sale price
$538k
↑ +6.4% MoM↑ +9.5% YoY
132 sales closed in Jul 2026
Median rent
$2,538/mo
↑ +1.5% MoM↓ −4.2% YoY
134 leases closed in Jul 2026
Time to sell
86 days
typical days on market
Days from listing to going under contract.
Negotiation room
2.0% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
22.2 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
5.7%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
Your questions, answered
Straight answers from Pembroke Pines’s closed transactions.
What does a home here cost?
The median sale closed at $538k in Jul 2026, up 9.5% on a year ago. Typical sales ranged $120k–$931k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,961/mo including taxes and HOA — comfortable at a household income around $158k a year, using the 30% rule. Renting instead costs $2,538/mo.
Is now a good time to buy?
22.2 months of inventory points to a buyer’s market, and sellers are accepting about 2.0% under ask. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 86 days from listing to contract in Jul 2026. The pace picks up toward September and slows around January.
How much room is there to negotiate?
Closings typically land 2.0% under asking price, and 52% of active listings have already reduced their price (median cut 5.4%).
When is the best time to list?
Closings peak in September and bottom out around January. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
A year of median rent ($2,538/mo) equals 5.7% of the median sale price, before fees and taxes.
Buying vs renting
Price-to-rent ratio is 17.7 — buying typically starts to beat renting after roughly 5–7 years here.
To buy — median sale price
Sale price, $
$538k↑ +6.4% MoM↑ +9.5% YoY
Jul 2026 — median $538k · 132 sales · 86 days on market
$0
$250k
$500k
$750k
$1.0M
$1.25M
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$2,538/mo↑ +1.5% MoM↓ −4.2% YoY
Jul 2026 — median $2,538/mo · 134 leases · 55 days on market
$0
$2,000
$4,000
$6,000
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.
What each size costs
Medians over the last 12 months.
Beds
To buy
To rent
Volume
Studio
$110k
$1,400/mo
4 closed Low sample
1 bed
$139k
$1,773/mo
305 closed
2 beds
$233k
$2,225/mo
955 closed
3 beds
$548k
$3,364/mo
858 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$188k
33% of sales · 419 closed
House
$666k
51% of sales · 644 closed
Townhouse
$449k
16% of sales · 205 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 132 closed · 202 new · 2661 active
0
1000
2000
3000
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in September
0
25
50
75
100
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Jul 2026 — 52% of active listings cut · median cut 5.4%
0%
25%
50%
75%
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$0.19 per sqft · Jul 2026
$0.15
$0.20
$0.25
$0.30
$0.35
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Median monthly HOA fee per square foot among closed sales.
Based on 4961 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.