Southbridge
Homes for Sale in Pembroke Pines, FL
All 847 homes for sale in Pembroke Pines, FL · median $305,500 · 109 townhomes for sale in Pembroke Pines · 126 homes for sale in 33026 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of October 2026, the MLS records 159 closed sales in Southbridge in Pembroke Pines, FL since 2004, the most recent in April 2026. Recorded prices since 2024 ran from $337,000 to $472,500 (median $380,000), on homes of 1,008 to 1,332 sq ft. Across Pembroke Pines as a whole, 691 homes closed in the last 12 months at a median of $441,500, 58 median days on market, with 825 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $7,540 ($6,710 with the full homestead exemption).
Southbridge homes are priced on condition and finish more than community cachet. With a median of $372K and price per square foot at $354, this is squarely mid-market Pembroke Pines—attractive for buyers prioritizing interior space over resort amenities or prestige addresses. The neighborhood delivers quiet residential blocks without the HOA infrastructure or clubhouse appeal that commands premiums elsewhere in Broward.
The market here is soft but not stalled. Median days on market sits at 42, and the year-over-year slide of 4.6 percent reflects broader Broward recalibration after the post-pandemic run-up. Three closings in the observation window confirm steady but modest activity. Sellers need to price sharply; buyers have negotiating room and time to evaluate condition carefully before committing.
Nearby homes for sale
No active listings inside SouthbridgeHomes for Sale in Pembroke Pines, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Southbridge is an established Pembroke Pines neighborhood offering detached homes in a quiet, non-amenitized setting—value driven by layout and upkeep rather than community features or location prestige.
BeachesMLS sales records identify 138 homes in Southbridge that have changed hands since 2004, built between 1980 and 2006 (median 1987), with a median living area of about 1,224 sq ft and a typical 2-bedroom, 2.5-bath layout; 100% are townhomes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Southbridge is best for.
Best for
- First-time buyers with stable income who value predictable monthly costs and can handle minor updates over time without stretching the purchase budget.
- Buyers relocating to Broward who need space and school proximity but do not require resort-style community features or a prestige address.
- Investors comfortable with long hold periods and tenant placement in a stable, unglamorous rental market where condition drives occupancy more than location alone.
Probably not for
- Buyers expecting rapid equity gains or counting on appreciation to justify overpaying for a project property.
- Anyone seeking golf, pools, clubhouses, or active HOA social programming—Southbridge offers none of that infrastructure.
- Flippers or short-term buyers counting on quick market momentum; the 42-day median and soft year-over-year trend require patience and realistic pricing.
The market around Southbridge
Southbridge is too small for its own price trend, so here is the market around it.
In ZIP 33026, 203 homes are on the market and 25% are under contract — a steady corner of Pembroke Pines.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33026 (Pembroke Pines), 678 homes closed in the last 12 months at a median of $490K ($334/sq ft), up 0.1% year over year, with a median 44 days on market. Right now 78 active and 29 pending listings put supply at about 4.1 months — a balanced market. See the live ZIP 33026 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Southbridge specifically. Momentum Research analysis of MLS records.
The Southbridge buying strategy.
If we were buying in Southbridge today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Southbridge.
What the market posture tells you
The 42-day median time on market and modest closing count point to a neighborhood where inventory moves, but not quickly. Buyers are selective, and sellers who chase list price without addressing deferred maintenance or dated interiors tend to sit. The market heat score of 28 confirms this is a buyer's environment—leverage is on the offer side, and appraisal gaps are rare but inspection-driven renegotiations are common.
Condition is king here. Southbridge lacks the community pool, gated entry, or HOA programming that can lift mediocre homes in more amenitized subdivisions. What you see in the house is what sets the price: updated kitchens, functional HVAC, roof age, and flooring all move the needle more than the name on the entrance sign. The median price per square foot of $354 is reasonable for Pembroke Pines, but it reflects a market where buyers expect turn-key readiness or a corresponding discount for projects.
The longer-term appreciation story is notable—up 222 percent since the benchmark period—but that chapter is behind us. The current 4.6 percent year-over-year decline shows the market digesting affordability limits and higher carry costs. This is not a speculative play; it is a place to live with equity building as a secondary benefit, not the headline.
The location and the amenities are priced into every listing in Southbridge. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Southbridge rewards the prepared buyer and punishes the hasty one. Our agents walk every property with an eye for deferred maintenance, permit history, and the small details that shift value in non-amenitized neighborhoods. We price opinions honestly, we know when to walk, and we build offers that reflect actual condition—not list-price optimism. If you are selling, we tell you what the next buyer's inspector will flag and how to address it before it kills your deal at the eleventh hour.
Southbridge in 15 seconds.
What it really costs to own in SouthbridgeHomes for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $440/month across 32 MLS listings (most billed monthly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
Email me new listings in SouthbridgeHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about SouthbridgeHomes for Sale
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HOA, CDD & Fees
- HOA dues reported around $440/month (about $5,280/yr) · median of 32 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $440 per month ($5,280 a year) — the median AssociationFee across 32 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Southbridge buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Southbridge sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Southbridge, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Southbridge home worth?
Get a no-obligation home value based on real comparable sales in Southbridge, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Pembroke Pines →
Should you buy in Southbridge?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 17, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2004 (159 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Recent Developments in Southbridge
Development, infrastructure, retail, and school activity affecting Southbridge, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 10 miles southeast of Southbridge.
Source: Hoodline - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 10 miles southeast of Southbridge.
Source: Nomad Lawyer - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
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.
What it may mean for the marketIf 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 7 miles southwest of Southbridge.
Source: The Hockey News - July 2026Development
Construction Starts on 376-Unit 'The Cove' at 1055 N. Federal Highway in Fort Lauderdale
Affiliated Development has started construction on The Cove, an eight-story, 376-unit apartment building at 1055 North Federal Highway on the former Link hotel site. About 206 of the units are designated workforce housing under the Live Local Act, backed by a 74 million dollar construction loan from Pacific Life. Move-in is anticipated in spring 2028.
What it may mean for the marketAdds a large workforce-oriented rental supply along the North Federal Highway corridor and redevelops a former hotel parcel into housing. The project is about 7 miles southeast of Southbridge, elsewhere in Broward County.
Source: Florida YIMBY - June 2026Retail & Dining
Costco, Multifamily on Tap as Mixed-Use Projects Power Pompano Beach
A new 163,000-square-foot Costco with a tire center, gas station and more than 800 parking spaces is set to go before Pompano Beach planners on an 18.7-acre parcel within The Pomp development on Racetrack Road and Powerline Road. The existing Costco on West Samples Road would be converted to a business center. Separately, Vera Fund is advancing a 132-unit multifamily project with 3,700 square feet of retail at 1600 South Federal Highway.
What it may mean for the marketIntroduces a large-format warehouse retail anchor and additional housing and retail supply within a major Pompano Beach mixed-use district. The project is about 4 miles northeast of Southbridge, elsewhere in Broward County.
Source: The Real Deal - June 2026Development
Feldman Equities, Greystar Fort Lauderdale Apartments OK'd
Fort Lauderdale approved a rezoning allowing Feldman Equities and Greystar to build 310 apartments at the Pinnacle Corporate Park at 500 Northwest 62nd Street in the Cypress Creek area. The plan includes four five-story residential buildings, 2,800 square feet of commercial space and a five-story parking garage, with 46 units restricted to households earning up to 120 percent of area median income for 30 years. Existing office buildings on the site will remain.
What it may mean for the marketBrings residential density and workforce-priced units to a heavily commercialized Cypress Creek office area under the new Uptown Urban District designation. The project is about 4 miles east of Southbridge, elsewhere in Broward County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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Common questions about Southbridge
Where is Southbridge?
Southbridge is a community in Pembroke Pines, Broward County, Florida, ZIP 33026 / 33027 / 33028.
Are there homes for sale in Southbridge right now?
No active listings inside Southbridge at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Southbridge have an HOA or CDD?
No HOA is on record for Southbridge in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More on Southbridge
- Home values · What homes in Southbridge actually sell for
Housing distress & ownership in Southbridge, Pembroke Pines
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NW 6Th Street (2 homes on record)
Nearby Communities
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