Townhouse in NASHER PLAT, Pembroke Pines · No CDD on record
NASHER PLAT · Pembroke Pines, FL 33025 · Broward County
Listing data updated October 12, 2026 at 7:27 AM ET · checked against the MLS hourly
2Bedrooms
2.5Bathrooms
1,024Sq Ft
1997Year Built
$400Per Sq Ft
No CDD on record
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
14% above
$/sq ft vs community
$400 here vs $350 median sold (12 mo)
Buyer leverage
Strong buyer advantage
30 days on market
7.5 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone AE
Flood risk
Confirm requirements with FEMA; ~7 ft elevation
$2k–$4k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 12, 2026, 12207 SW 6TH Street in Nasher Plat, Pembroke Pines is listed at $410,000 (1,024 sq ft, about $400 per sq ft). That sits within a few percent of Nasher Plat's median closed sale of $427,500 over the last 12 months (16 recorded sales). Per square foot it is above the community's recent $350/sq ft by about 14%. It has been 30 days on market. Listing facts: built in 1997, HOA dues of $264/mo. The parcel maps to FEMA flood zone AE, a special flood hazard area where lenders generally require flood insurance. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1997 · 29 yrs
1,024 sq ft of living area
Listed at $410,000 — recent neighborhood median sale price ~$427,500 (nearby sales; deemed reliable, not an appraisal)
30 days on market
HOA $264/mo (per listing)
Listing description
About this home
This beautifully updated and move-in ready 2-bedroom, 2.5-bath townhome offers modern style and comfortable living in the gated community of Pelican Pointe in Pembroke Pines. The updated kitchen features quartz countertops, stainless steel appliances, and plenty of cabinet space for storage. Enjoy resort-style amenities including a community pool, jacuzzi, fitness center, tennis courts, and playground.
HOA includes basic cable and exterior maintenance. Two assigned parking spaces plus convenient guest parking just steps away. Ideally located near shopping, dining, hospitals, I-75, and major roadways.
To enter the community while on Flamingo road, do not turn on Washington Street, turn on SW 2nd Street. Please park at Guest Parking located on 122Ter or anywhere you see Guest parking in the community. IF there is no guest parking near by, you can park along the side walk accross from the homes on 122 Ter.
All 25 photos
Description provided by High Equity Realty, Inc. and reproduced from the MLS; not independently verified.
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$410,000
Bed / bath2 / 2.5
Living area1,024 sq ft
Year built1997
Property typeTownhouse
MLS #B26066710
Listing status30 days on market (MLS)
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~7 ft
CountyBroward
Area listings10 active · 2 under contract
Estimated first-year tax~$7,150/yr
CDD assessmentNone on record
HOA$264/mo
Calculated estimates
Price per sq ft$400
Estimated monthly payment$3,322
Insurance (illustrative)$2k–$4k/yr
Messtimate range$360,448 – $364,544
Comparable-sales median$427,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$3,322/mo
Principal & interest $2,271/mo68%
Taxes $596/mo18%
Insurance $191/mo6%
HOA $264/mo8%
$3,322/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Broward County rate (19.84 mills, adopted 2025 millage). Not a bill.
⚠️
Property taxes in Florida are reassessed after a sale, so a buyer’s first full-year bill can be higher than the seller’s. Budget from this estimate, not the current bill, before you make an offer.
Current owner’s estimated bill $1,100/yr ($92/mo) — taxable value $55,558 × 19.84 mills
$6,050 more each year
(+550%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment does not transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$279,202
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
$334,760
Market value
$106,280
Assessed
$55,558
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), BeachesMLS; millage: Broward County Property Appraiser millage tables; BCPS Citizens Guide to the District Budget 2025-26. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$2k–$4k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone AE — confirm flood coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$264/mo
Per the MLS listing. Confirm exact dues and what they include with the association.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone AE
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Ground elevation
~7 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Broward County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Broward County, FL: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingVery High
Inland floodingVery High
Heat waveRelatively High
WildfireRelatively Moderate
TornadoRelatively High
LightningVery High
Strong windRelatively Moderate
DroughtRelatively Low
HailRelatively Low
Cold waveRelatively High
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Nasher Plat
Pricing & the Nasher Plat market
How this home is priced against recent nearby sales, and where Nasher Plat has been over 25 years. Momentum Research analysis of Beaches MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in Nasher Plat
Each dot is a closed sale since 2011 (159 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). BeachesMLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2018–2026. This home lists at $400/sq ft.
Median sale price by year
12-month median closed price, 2018–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2019–2026. Now 28 (cold).
Property timeline
This home’s history
1997BuiltPer public record
Aug 22, 2026First seen on movewithmomentum.comObserved at $410,000
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $410,000Momentum Realty · on market 30 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
6 closed sales in NASHER PLAT in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Jul 2026
$360,000
752 SW 122nd Terrace, Pembroke Pines
2 / 2.5 bd/ba · 1,024 sq ft · $352/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Jul 2026
$360,000
752 SW 122nd Terrace, Pembroke Pines
2 / 2.5 bd/ba · 1,024 sq ft · $352/sq ft
Courtesy of Compass Florida, LLC · View details →
Sold Oct 2026
$365,000
728 SW 122nd Avenue, Pembroke Pines
2 / 2.5 bd/ba · 1,024 sq ft · $356/sq ft
Courtesy of Arinton Realty, LLC · View details →
Sold Oct 2026
$365,000
728 SW 122nd Avenue, Pembroke Pines
2 / 2.5 bd/ba · 1,024 sq ft · $356/sq ft
Courtesy of Arinton Realty, LLC · View details →
Sold May 2026
$399,000
238 SW 122nd Terrace, Pembroke Pines
2 / 2.5 bd/ba · 1,120 sq ft · $356/sq ft
Courtesy of Coldwell Banker Realty · View details →
Sold May 2026
$399,000
238 SW 122nd Terrace, Pembroke Pines
2 / 2.5 bd/ba · 1,120 sq ft · $356/sq ft
Courtesy of Coldwell Banker Realty · View details →
Median of these 6 sales: $427,500 ($350/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
The Messtimate™
The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$360,448the mess$364,544
Stronger local evidence — 6 comparable closed sales in NASHER PLAT, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $410,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 1% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1997 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — this home carries HOA dues of $264/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
And here's what the live market is doing — which the number above ignores entirely:
This home: 30 days on market vs. a 35-day community median
8 active listings competing, 4 under contract
≈7.5 months of supply
15 closed here in the last 12 months
For reference, this home is listed at $410,000 ($400/sq ft). The list price is the seller's asking price and is not derived from this range.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 1,024 sq ft × $352–$356/sq ft (interquartile band of 6 comparable closed sales in NASHER PLAT, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 12, 2026.
Momentum Scores
Momentum Property Score
45/100
Strongest on: Market timing (72), Affordability (57)
0 limited50100 exceptional
45/100 is below average across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area14
This home $400/sq ft vs the community 12-month median $350/sq ft.
Affordability57
List price $410,000 vs the community median $427,500. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~7 ft elevation. Verify the parcel with FEMA.
Insurance cost32
From FEMA Zone AE and a 1997 build. Obtain a property-specific quote.
Market liquidity41
Community median 35 days on market, ~7.5 months of supply (12-month record).
Pricing power52
Recent sales closed at about 97.6% of original asking (~2.4% below). More room below asking generally favors buyers.
Market timing72
Momentum Market Heat is 28/100 (cold). Cooler readings generally favor buyers; hotter readings favor sellers.
Coverage: 7 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
🟡 Asking $400 per square foot, about 14% above the community’s $350 median. Nasher Plat’s 12-month median sold price per square foot is $350. Median sold price per square foot is up 4.2% year over year. Confidence: Medium · 16 closed sales in 12 monthsMLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent Nasher Plat sales closed near 97.6% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of BeachesMLS records, community-level, 12 months ending September 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 10 active listings in Nasher Plat, no CDD assessment.
Updated October 12, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by High Equity Realty, Inc. · MLS # B26066710
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Keep looking
Similar homes for sale near NASHER PLAT
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Oct 2026 · Infrastructure
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.
Why it matters: If built, the line would improve transit access between the airport, seaport and convention center. The site is about 5 miles east of Nasher Plat.
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
Why it matters: The project adds rental inventory and walkable retail and dining in central Davie. The site is about 2 miles west of Nasher Plat.
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.
Why it matters: More nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 4 miles east of Nasher Plat.
Two-tower Rio Vista Residences proposed at 633 S Federal Highway, Fort Lauderdale
A joint venture of Cain and Kushner proposes 440 residences in towers of 28 and 22 stories joined by a nine-story podium, with the site under contract from Oko Group. Palma Architecture is the architect. No start or completion dates have been published.
Why it matters: If built, the project would add residential inventory near the Federal Highway corridor and the New River district. The site is about 5 miles east of Nasher Plat.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Broward County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Palm CoveAssigned elementary school · Broward County School District · Grade A (Florida DOE 2025-26)
PinesAssigned middle school · Broward County School District
GRADEA
Charles W. FlanaganAssigned high school · Broward County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 12207 SW 6TH Street, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1997 (29 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
HOA dues are listed at $264/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
FEMA flood zone AE: lenders generally require flood insurance here — get an elevation certificate and a flood quote before the inspection period ends.
Get a homeowners insurance quote for this specific address in Broward County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 1,024 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $7,150/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $6,050 more per year than the current owner’s estimated bill (+550%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
BeachesMLS, checked against the MLS hourly (last: October 12, 2026)
Comparable sales
BeachesMLS closed sales in NASHER PLAT, last 18 months, as of September 20, 2026
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of BeachesMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 12207 SW 6TH Street and when was it built?
Per the listing record, 12207 SW 6TH Street was built in 1997 and has 1,024 sq ft of living area, 2 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 12207 SW 6TH Street in?
12207 SW 6TH Street is in Nasher Plat in Pembroke Pines, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 12207 SW 6TH Street have an HOA, and how much are the dues?
The listing reports HOA dues of $264 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 12207 SW 6TH Street differ from the current owner's?
The estimate on this page (about $7,150 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $6,050 more per year than the current owner’s estimated bill (+550%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 12207 SW 6TH Street in a flood zone?
The FEMA flood map places this parcel in Zone AE, a special flood hazard area where lenders generally require flood insurance on a mortgaged purchase. Confirm the parcel's status with FEMA and your insurer, and ask for an elevation certificate.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 12207 SW 6TH Street in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
