Boulevard Heights Sec Ten
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Boulevard Heights Section Ten sits in the western stretches of Pembroke Pines, part of a larger subdivision framework that shares branding but not necessarily market behavior. The median of $540K reflects what buyers are paying for condition and location within this particular section — layout, renovation level, and distance from commercial corridors matter more than a shared name. Price per square foot at just under $319 suggests a range of home sizes and ages; the market is valuing livability over newness.
With a median fifty-two days on market and a year-over-year price decline of just over three percent, this is a normalizing pocket. The heat score of 31 tells you it's not frothy; buyers have time to evaluate, and sellers need to price correctly from the start. The long-term appreciation since 2012 has been strong, but right now you're in a negotiation market, not a bidding-war environment.
Boulevard Heights Sec Ten right now
🟡 Off the recent peak. The trailing-12-month median ($540K) is down 3.1% from the prior 12 months ($558K) and up 205% since 2012. With about 29 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: High (20 and 26 sales in the two windows).
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Updated July 15, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Boulevard Heights Sec Ten market snapshot (as of July 15, 2026): the median sale price is about $540K ($319 per sq ft over the trailing 12 months of closed sales), and a median 52 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months and up 205% since 2012, computed from record-level Beaches MLS closed sales (20 closings in the current window).
Boulevard Heights Section Ten is a Pembroke Pines subdivision where condition and layout drive value more than amenity access, and where the current market gives buyers meaningful time to assess fit before committing.
Who Boulevard Heights Sec Ten is best for.
Best for
- Buyers with a budget near the median who prioritize home condition and layout over shared amenities and understand that value here is property-specific.
- Move-up buyers leaving townhomes or smaller single-family homes in eastern Broward who want more space without paying for a country-club gate.
- Investors or owner-occupants comfortable evaluating renovation needs and pricing accordingly, willing to hold through a normalizing cycle.
Probably not for
- Buyers who expect pool, clubhouse, or trail amenities to be part of the package and anchor resale appeal.
- First-time buyers stretching to the median who cannot budget for deferred maintenance or near-term updates on an older home.
- Anyone counting on near-term price momentum or expecting the market to bail out an overpay — the current trajectory is flat to modest, not explosive.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($540K) IS the median in the snapshot above, and the move from 2025 ($558K) IS the -3.1% one-year change.
Windows contain 4 to 60 sales each (20 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
The Boulevard Heights Sec Ten buying strategy.
If we were buying in Boulevard Heights Sec Ten 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 Boulevard Heights Sec Ten.
What the numbers say about positioning
The median close at $540,000 puts this section in the middle band for western Broward subdivisions — not entry-level, not luxury, and heavily dependent on what individual sellers have done to their homes. Price per square foot just under $319 is a useful benchmark, but it masks wide variation: a well-maintained four-bedroom with updated kitchen and baths will command more per foot than a comparable floorplan that hasn't been touched in fifteen years. There is no community amenity layer here to flatten those differences, so every home competes on its own merits.
The fifty-two-day median market time is almost double what we saw during the tightest inventory years, and the modest year-over-year decline confirms that sellers no longer set the tempo. Twenty closings in the trailing window is enough volume to call this an active section, but not so much that comparable sales stack neatly — each transaction matters, and pricing strategy has to account for what's currently listed, not just what closed six months ago. The market-heat score of 31 reflects all of this: it's functional, it's transactional, and it rewards preparation over urgency.
The location and the amenities are priced into every listing in Boulevard Heights Sec Ten. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Boulevard Heights Sec Ten buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.9). Basis: Long-Term Appreciation +205% since 2012; Recent Direction -3.1% year-over-year; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Boulevard Heights Section Ten doesn't come with a resort gate or a lifestyle pitch, so your advantage is an agent who knows how to read condition, comp accurately across varied inventory, and negotiate when neither side has the upper hand. Momentum's analysts track every close in the section, understand how layout and updates move the per-foot number, and will tell you when a list price is testing the market versus reflecting it. In a community where the name alone doesn't carry premium, execution is everything.
Boulevard Heights Sec Ten in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
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 Boulevard Heights Sec Ten 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 Boulevard Heights Sec Ten sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Boulevard Heights Sec Ten, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Boulevard Heights Sec Ten home worth?
Get a no-obligation home value based on real comparable sales in Boulevard Heights Sec Ten, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Boulevard Heights Sec Ten?
How long do homes in Boulevard Heights Sec Ten take to sell?
Have Boulevard Heights Sec Ten home prices gone up?
Who is the best real estate agent for Boulevard Heights Sec Ten?
How do I find a top Pembroke Pines real estate agent who knows Boulevard Heights Sec Ten?
Can Momentum Realty connect me with an agent for Boulevard Heights Sec Ten?
Should you buy in Boulevard Heights Sec Ten?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2011 (414 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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