Condominium in REFLECTIONS AT PEMBROKE P, Pembroke Pines · No CDD on record
REFLECTIONS AT PEMBROKE P · Pembroke Pines, FL 33024 · Broward County
Listing data checked against the MLS November 5, 2026 at 6:52 AM ET · rechecked hourly
Listed by BM2 Realty (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
1Bedrooms
1Bathrooms
628Sq Ft
1989Year Built
$277Per Sq Ft
No CDD on recordFEMA Zone X
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% below
$/sq ft vs community
$277 here vs $322 median sold (12 mo)
Buyer leverage
Buyer advantage
3 days on market
12.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~6 ft elevation
$1k–$2k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
2451 NW 96th Terrace #21I in Reflections At Pembroke P, Pembroke Pines is listed at $174,000 (628 sq ft, about $277 per sq ft). It came to market within the past week. Listing facts: built in 1989, HOA dues of $314/mo. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1989 · 37 yrs
628 sq ft of living area
Listed at $174,000 — recent neighborhood median sale price ~$212,500 (nearby sales; deemed reliable, not an appraisal)
listed Nov 1, 2026
HOA $314/mo (per listing)
Listing description
About this home
Well-maintained first-floor unit offering an excellent investment opportunity. The property has been rented to the same reliable tenant for over 10 years, providing an established rental history. Low monthly HOA fees and a convenient location near major highways, public parks, shopping, and dining add to its appeal.
All 7 photos
Description provided by BM2 Realty and reproduced from the MLS; not independently verified.
6 closed sales within about 3 miles 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 Sep 2026
$190,000
2151 NW 96th Terrace #15G, Pembroke Pines
1 / 1 bd/ba · 628 sq ft · $303/sq ft
Courtesy of AGA Partners Realty, LLC. · View details →
Sold Sep 2026
$190,000
2151 NW 96th Terrace #15G, Pembroke Pines
1 / 1 bd/ba · 628 sq ft · $303/sq ft
Courtesy of AGA Partners Realty, LLC. · View details →
Sold Mar 2026
$190,000
1731 NW 96th Terrace #2J, Pembroke Pines
1 / 1 bd/ba · 628 sq ft · $303/sq ft
Courtesy of Canvas Real Estate · View details →
Sold Mar 2026
$235,000
805 NW 108th Terrace #7L5, Pembroke Pines
1 / 1 bd/ba · 610 sq ft · $385/sq ft
Courtesy of EXP Realty LLC · View details →
Sold Aug 2026
$239,000
10829 NW 3rd Court #B12L, Pembroke Pines
1 / 1 bd/ba · 610 sq ft · $392/sq ft
Courtesy of Water Vista Realty, Inc. · View details →
Sold Jun 2026
$235,000
100 SW 117th Terrace #2303, Pembroke Pines
1 / 1 bd/ba · 690 sq ft · $341/sq ft
Courtesy of United Realty Group Inc. · View details →
Median of these 6 sales: $212,500 ($322/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
Property facts & sources
Every fact, sourced
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$174,000
Bed / bath1 / 1
Living area628 sq ft
Year built1989
Property typeCondominium
MLS #A12100974
Listing statusPending
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~6 ft
CountyBroward
Area listings9 active · 0 under contract
Estimated first-year tax~$2,450/yr
CDD assessmentNone on record
HOA$314/mo
Calculated estimates
Price per sq ft$277
Estimated monthly payment$1,558
Insurance (illustrative)$1k–$2k/yr
Messtimate range$190,284 – $241,780
Comparable-sales median$212,500
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
$1,558/mo
Principal & interest $949/mo61%
Taxes $204/mo13%
Insurance $91/mo6%
HOA $314/mo20%
$1,558/mo at 20% down, 30-yr @ 7.24% · 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.
Current owner’s estimated bill $3,575/yr ($298/mo) — taxable value $180,090 × 19.84 mills
$1,125 less each year
(−31%)
The current taxable value ($180,090) is above the asking price. After a sale the assessment is typically set from market value, which here would be lower than the current taxable value, so the estimate is lower. Confirm with the county property appraiser — the appraiser, not the sale price, sets the assessment.
$14,140
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.
$194,230
Market value
$180,090
Assessed
$180,090
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.
What it really costs to own 2451 Nw 96Th Terrace #21I
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
The current owner's bill is about $3,575/yr (certified county roll, taxable value × millage). Buy at the asking price of $174,000 and the first-year bill resets to about $2,450/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 19.84 mills); Save Our Homes caps later increases at 3%/yr.
HOA dues
$314/month per the listing record. Dues cover what the association documents say they cover; ask for the budget and reserve study before you close.
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 differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $1,000–$1,500/yr; neither is a quote. Flood: this address maps to FEMA zone X, outside the high-risk zone; flood insurance is optional but most lenders and insurers recommend it. Statewide, a zone X flood policy runs about $500–$700/yr (FEMA Risk Rating 2.0 averages, not a quote).
Roof and age
Built in 1989. An original roof would be about 37 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report and ask for the roof permit date.
Estimated carrying cost at the asking price, before the mortgage: about $648/month (tax $204, HOA $314, insurance $130). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
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)
$1k–$2k/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 insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
$314/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 X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~6 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.
County hazard risk ratings (FEMA National Risk Index, county level)
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.
Internet & broadband — how to check availability for this address
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 · Reflections At Pembroke P
Pricing & the Reflections At Pembroke P market
How this home is priced against recent nearby sales, and where Reflections At Pembroke P 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.
Property timeline
This home’s history
1989BuiltPer public record
Oct 5, 2026First seen on movewithmomentum.comObserved at $174,000
NowPendingSale pending
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 $174,000BM2 Realty · listed Nov 1, 2026
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Momentum Scores
Momentum Property Score
70/100
Strongest on: Flood safety (90), Price vs area (85)
0 limited50100 exceptional
70/100 is strong 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 area85
This home $277/sq ft vs the community 12-month median $322/sq ft.
Affordability80
List price $174,000 vs the community median $212,500. Not a measure of personal affordability.
Flood safety90
FEMA Zone X, ~6 ft elevation. Verify the parcel with FEMA.
Insurance cost61
From FEMA Zone X and a 1989 build. Obtain a property-specific quote.
Market liquidity35
Community inventory, ~12.0 months of supply (12-month record).
Coverage: 5 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 $277 per square foot, about 14% below the community’s $322 median. Reflections At Pembroke P’s 12-month median sold price per square foot is $322. MLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
14% of homes in Reflections At Pembroke P are owner-occupied. An estimated 86% are non-owner-occupied, including 46% held in a company or trust and 100% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 309 homes matched. Community-level context.
What’s unique here: one of only 9 active listings in Reflections At Pembroke P, no CDD assessment.
Checked against the MLS November 5, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by BM2 Realty · MLS # A12100974
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Keep looking
Similar homes for sale near REFLECTIONS AT PEMBROKE P
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 · Retail Dining
Beauty retailer Miss A lists a coming-soon store at Pembroke Lakes Mall
Dallas-based affordable beauty and lifestyle chain Miss A shows a Pembroke Lakes Mall location at 11401 Pines Blvd as coming soon on its store locator. The company has not announced an opening date or store size. A second new Florida store is planned in Wellington.
Why it matters: A new value-priced beauty retailer would add to the in-mall retail mix at Pembroke Lakes, giving nearby shoppers another option close to home. The site is about 3 miles west of Reflections At Pembroke P.
Sunbeam Properties self-funds $1B first phase of Miramar Cove, with foundation work underway
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 southwest of Reflections At Pembroke P.
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
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 9 miles north of Reflections At Pembroke P.
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 4 miles north of Reflections At Pembroke P.
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.
GRADEB
Pasadena LakesAssigned elementary school · Broward County School District · Grade B (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 2451 NW 96th Terrace #21I, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1989 (37 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
Condominium: request the association's budget, reserves, the most recent milestone or structural inspection report, and two years of meeting minutes before relying on the dues.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
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 628 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 $2,450/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $1,125 less per year than the current owner’s estimated bill (−31%). 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: November 5, 2026)
Comparable sales
BeachesMLS closed sales within about 3 miles, last 18 months, as of July 15, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
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 2451 NW 96th Terrace #21I and when was it built?
Per the listing record, 2451 NW 96th Terrace #21I was built in 1989 and has 628 sq ft of living area, 1 bedrooms and 1.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 2451 NW 96th Terrace #21I in?
2451 NW 96th Terrace #21I is in Reflections At Pembroke P in Pembroke Pines, Broward County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 2451 NW 96th Terrace #21I have an HOA, and how much are the dues?
The listing reports HOA dues of $314 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 2451 NW 96th Terrace #21I differ from the current owner's?
The estimate on this page (about $2,450 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $1,125 less per year than the current owner’s estimated bill (−31%). 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 2451 NW 96th Terrace #21I in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and your insurer.
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.
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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 jon@movewithmomentum.com and we will review and correct or remove it promptly.
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.
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.
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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.
