How to Find the Best Real Estate Agent in Cobblestone II, Pembroke Pines
In Cobblestone II: Top Realtors & Agents, recent sales run a median of about $400,000 ($235/sq ft), typically closing in about 68 days — so accurate local pricing and comparable-sales knowledge are what separate a strong Cobblestone II: Top Realtors & Agents agent from an average one.
Buying here? See Cobblestone Ii homes for sale and the Cobblestone Ii community guide (Pembroke Pines).
Cobblestone II recorded 7 closings in the last 12 months at a median of $400,000, averaging 68 days on market — the numbers any agent you interview here should already know. This guide covers how to find the top realtors in Cobblestone II, what makes a great Cobblestone II real estate agent, the questions to ask before you hire, the current Cobblestone II market in detail, and how to connect with a proven local expert. See the Cobblestone II neighborhood guide for homes and lifestyle.
Top realtors in Cobblestone II: what “top Cobblestone II real estate agents” actually means
The best Cobblestone II agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money. In Cobblestone II, homes can take time to sell (a median of 68 days on market), so marketing reach and negotiation make the difference.
That local nuance is why a Cobblestone II specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for. New to the process? Start with what a real estate agent actually does.
Recent market activity in Cobblestone II
A great agent works from data, not guesswork. Here’s the current snapshot for Cobblestone II (from Momentum’s MLS data, as of 2026-10-28):
Market read: Buyer-Leaning Market (limited data). Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in Cobblestone II
Real homes recently closed in Cobblestone II — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 817 Sw 147Th Avenue #1404 | 3 bd / 3 ba · 1,315 sqft · closed 2026-10-05 | $330,000 |
| 809 Sw 147 Avenue #1401 | 3 bd / 3.5 ba · 1,782 sqft · closed 2026-09-24 | $400,000 |
| 14749 Sw 9Th Street #3110 | 3 bd / 3.5 ba · 1,782 sqft · closed 2026-09-03 | $418,000 |
| 1049 Sw 147Th Avenue #5607 | 3 bd / 3 ba · 1,315 sqft · closed 2026-08-12 | $390,000 |
| 14776 Sw 10Th Street #10501 | 3 bd / 3.5 ba · 1,817 sqft · closed 2026-05-08 | $420,000 |
| 1044 Sw 147Th Avenue #10105 | 2 bd / 2.5 ba · 1,662 sqft · closed 2026-02-24 | $378,000 |
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Recent closed sales shown for market context.
How Cobblestone II compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| Cobblestone II | $400,000 | $235 | 68 d | 44 |
| Reflections at Pembroke Pines | $225,000 | $263 | 132 d | 55 |
| Pembroke Shores | $740,000 | $353 | 90 d | 44 |
| Heftler Homes at Pembroke Shores | $874,000 | $295 | 5 d | 62 |
| Pembroke Falls | $746,000 | $361 | 86 d | 48 |
| Towngate | $720,000 | $328 | 74 d | 54 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-10-28.
What is on the market in Cobblestone II right now
From the live MLS feed as of 2026-10-29: 4 active listings (plus 1 pending) asking from $325,000 to $465,000, median $394,500; 2 of 4 have been on the market over 60 days (median 65 days so far); the homes listed or recently sold were built between 2013 and 2015 (median 2014); 12 of 12 listed or recently sold homes report an HOA, median $706/mo; 9 of 9 geocoded listed or recently sold homes sit inside a FEMA special flood hazard zone (A/V), which buyers’ lenders will price into insurance; median elevation 6 ft; the features listings here most often name are Security Guard, Clubhouse, Pool, Fitness Center, Playground and Security Fence. For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current Cobblestone II listings →
Which way this market is moving
Active inventory across Broward County has fallen over the past year (-14%). About 20% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. Cobblestone II itself has appreciated about 0% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in Cobblestone II
On a median-priced Cobblestone II home ($400,000), property taxes at Broward County’s typical millage of 19.8427 run roughly $6,945 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
The average Citizens Property Insurance premium in Broward County is about $1,561 a year (April 2026 filings); private-market quotes differ, and a good agent will tell you which carriers are actually writing here.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in Broward County.
At Cobblestone II’s $400,000 median and Broward County’s adopted 19.84 mills (FY2025-26), a home assessed at that price carries roughly $7,940 a year in property tax before exemptions, or about $7,110 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Broward County tax page.
Rents and the investor math
Typical asking rent across Broward County sits near $2,456 a month (Zillow’s rent index). Rents are moving about 1.1% year over year. County-level yield math pencils to roughly a 6.98% cap rate on typical numbers, before expenses. Home prices run about 5.67x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in Cobblestone II, ask your agent for community-level rent comps rather than county averages — the spread between communities is wide.
Who is moving to Broward County, and what they earn
The county lost a net 13,129 people in the latest IRS county-migration year. Households moving IN average $90,662 in income versus $75,372 for those moving out — movers arriving here earn more than those leaving, which shapes what sellers can ask and what buyers compete against. The biggest out-of-state feeder markets are NY, NJ, CA. Median household income in Broward County has grown about 30% since 2018 ($74,534 now). Population is up about 2% over the same stretch. An agent who knows these flows can tell you which way demand in Cobblestone II is actually pointing, not just where prices have been.
Sources: IRS SOI county-to-county migration; U.S. Census income and population estimates. County-level data for context; community demand varies within the county.
School context you can verify: the Broward County school district earned a district grade of A from the Florida Department of Education (2025-26) and has held an A since 2024. Attendance zones vary by address, so confirm the zoned schools for any specific home with the district.
Roads, retail, schools and new construction change what homes in Cobblestone II, Pembroke Pines are worth. Ask any agent you interview about the projects below — how they answer tells you whether they actually work this area. Last updated November 2026.
Sunbeam Properties is funding the first phase of Miramar Cove on 125 acres at 11125 Miramar Parkway with family capital rather than debt. Phase one is planned to include 2,874 apartments, about 400K SF of retail, dining and entertainment, 125K SF of office and a 185-key hotel around a 5.5-acre cove. Foundation work has started on the first two apartment buildings, with phase one targeted for completion by the end of 2028.
Why it matters The project would add thousands of apartments plus retail, office and hotel space in southwest Broward, expanding local rental supply, dining and shopping options, and on-site employment near the Miami-Dade line. The site is about 5 miles south of Cobblestone Ii.
Source: Bisnow ›Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
Why it matters Single-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 10 miles north of Cobblestone Ii.
Source: Miami Realtors ›Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
Why it matters Fewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 10 miles northeast of Cobblestone Ii.
Source: Bisnow ›The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
Why it matters The project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The site is about 3 miles north of Cobblestone Ii.
Source: Florida YIMBY ›The Miramar City Commission approved easement, maintenance and construction agreements, including one with FDOT for the U.S. 27 intersection, for widening Pembroke Road from two to four lanes. The project is funded through the Broward County surtax. Design was about 90 percent complete and construction is expected to start in early 2027.
Why it matters A four-lane connection to U.S. 27 would add an east-west commuting route for western Miramar and Pembroke Pines. The site is about 5 miles southwest of Cobblestone Ii.
Source: Citizen Portal (Miramar City Commission meeting) ›Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
Why it matters If approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 8 miles north of Cobblestone Ii.
Source: The Hockey News ›Full Cobblestone II, Pembroke Pines news timeline & guide ›
Summaries reflect public reporting and official sources linked above as of the dates shown; details and timelines can change. General observation, not investment advice.
3 for sale · 1 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed. Listings shown as of 2026-11-07; prices and availability change.
If you’re buying in Cobblestone II
Time is on your side in Cobblestone II right now. Tour aggressively, compare concessions — rate buydowns and credits often beat a small price cut — and let your agent use days-on-market as negotiating leverage. Every price cut on a listing is information.
If you’re selling in Cobblestone II
Selling into a slower Cobblestone II market means prep and pricing are the whole game. Interview agents on their marketing reach beyond the MLS, their plan for the first 14 days, and what they would do at day 45 if showings stall. The wrong list price costs more than any commission difference.
Questions to ask before you hire a Cobblestone II agent
- How many homes have you sold in or near Cobblestone II in the last year — the community recorded 7?
- How would you price my home against the $235 per square foot Cobblestone II closings have averaged?
- Homes here have been taking about 68 days to go under contract — what is your plan for the first two weeks?
- With about 6.9 months of supply in Cobblestone II, is this a market where you would advise me to negotiate or hold firm?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in Cobblestone II
Two homes a mile apart can sell on completely different terms. A Cobblestone II expert prices to the micro-market, knows which upgrades buyers reward, and has the relationships to get deals done.
Top listing agents vs. buyer’s agents in Cobblestone II
If you’re selling in Cobblestone II, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best Cobblestone II Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Momentum’s record in Cobblestone
Momentum Realty lists and sells homes across Florida and Georgia. When you ask us for an agent in Pembroke Pines, we connect you with a Momentum agent who works the area or, where we do not have one yet, a vetted local agent from our referral network whose own closed sales are in Pembroke Pines. The market numbers on this page are what we hold that agent to.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 320+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related Cobblestone II resources
- Homes for sale & Cobblestone II neighborhood guide
- Broward County real estate market
- Sell your Cobblestone II home with a local expert
- Broward County homestead exemption
Common questions
How do I find the best real estate agent in Cobblestone II?
What questions should I ask a Cobblestone II agent before hiring them?
Does Momentum Realty cover Cobblestone II?
What happens after I ask to be matched?
What is the median home price in Cobblestone II?
Is Cobblestone II a buyer market or a seller market right now?
What should I budget beyond the mortgage in Cobblestone II?
Is Cobblestone II in a flood zone?
Does Cobblestone II have an HOA, and how much is it?
How much are property taxes in Cobblestone II?
Market figures are aggregates from Momentum Realty’s MLS data for Cobblestone II, as of 2026-10-28, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.