Lakes Of Western Pines Re
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Lakes Of Western Pines Re trades at a $650K median with a $337/ft valuation—prices here reflect the home itself more than proximity amenities, and the 105-day median time on market tells you this is a negotiating environment. Homes are moving, but slowly, and the 3.7% year-over-year decline is a correction after long expansion, not a structural collapse.
Seven closings in our recent window is modest volume for a community of this size. Sellers need to price carefully and expect patience; buyers have time to inspect, compare, and negotiate without the pressure of bidding wars. The 177% gain since 2012 has already been captured—today's opportunity is condition arbitrage and careful valuation, not momentum appreciation.
Lakes Of Western Pines Re right now
🟡 Off the recent peak. The trailing-12-month median ($650K) is down 3.7% from the prior 12 months ($675K) and up 177% since 2012. With about a dozen 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: Medium (7 and 13 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
Lakes Of Western Pines Re market snapshot (as of July 15, 2026): the median sale price is about $650K ($337 per sq ft over the trailing 12 months of closed sales), and a median 105 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months and up 177% since 2012, computed from record-level Beaches MLS closed sales (7 closings in the current window).
A Pembroke Pines subdivision with mid-$600s pricing and a three-month median marketing time—patient market conditions where buyers hold leverage and sellers who price well still close.
Who Lakes Of Western Pines Re is best for.
Best for
- Buyers with $650K–$700K ready to close who want single-family space in Broward and the leverage to negotiate repairs and credits
- Long-horizon owners who plan to stay five years or more and can absorb maintenance cycles without immediate resale pressure
- Investors or end-users comfortable evaluating condition variance and pricing in deferred updates against the median
Probably not for
- Buyers chasing appreciation velocity or expecting double-digit annual gains—the 3.7% pullback signals stabilization, not momentum
- Anyone needing walk-to recreation, resort-style amenities, or tight community infrastructure beyond the subdivision itself
- First-time buyers stretching to the median without reserves for HVAC, roof, or appliance replacement when inspection reveals deferred work
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 ($650K) IS the median in the snapshot above, and the move from 2025 ($675K) IS the -3.7% one-year change.
Windows contain 5 to 18 sales each (7 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 Lakes Of Western Pines Re buying strategy.
If we were buying in Lakes Of Western Pines Re 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 Lakes Of Western Pines Re.
Price, pace, and the reality of negotiation
The $650K median and $337/ft valuation land Lakes Of Western Pines Re in the upper-middle segment of Broward's residential stock. Pricing here depends heavily on lot position, condition, and updates—the 105-day median time on market reflects a spread between turnkey homes that move in weeks and dated inventory that lingers. Buyers should expect variety and understand that condition drives value more than street address in a community without identified amenity infrastructure.
The 3.7% year-over-year softening is a reset, not a rout, and the seven recent closings show steady if unhurried absorption. This is not a hot market; it is a fair one. Sellers will need accurate comps, realistic pricing, and staging discipline. Buyers will find room to negotiate inspections, repairs, and closing costs—but only if they bring verifiable financing and move decisively once terms are set. The long-term 177% gain since 2012 reminds us that real estate wealth here has already been built; what remains is finding the next well-maintained home before the next buyer does.
The location and the amenities are priced into every listing in Lakes Of Western Pines Re. 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 Lakes Of Western Pines Re 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 (7.4). Basis: Long-Term Appreciation +177% since 2012; Recent Direction -3.7% year-over-year; Pricing Power 95.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Lakes Of Western Pines Re rewards the agent who knows comparable sales cold and can distinguish between a home priced for condition and one priced for hope. We pull every recent comp within the community and the surrounding Pembroke Pines grid, model price per foot against updates and lot premiums, and tell you what to offer or list before you waste a week. In a 105-day market, the difference between a sharp negotiation and a stalled contract is knowing which issues matter and which are cosmetic—our transaction coordinators and inspector network keep deals moving when inspection addenda start piling up.
Lakes Of Western Pines Re 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 Lakes Of Western Pines Re 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 Lakes Of Western Pines Re sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakes Of Western Pines Re, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakes Of Western Pines Re home worth?
Get a no-obligation home value based on real comparable sales in Lakes Of Western Pines Re, 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 Lakes Of Western Pines Re?
How long do homes in Lakes Of Western Pines Re take to sell?
Have Lakes Of Western Pines Re home prices gone up?
Who is the best real estate agent for Lakes Of Western Pines Re?
How do I find a top Pembroke Pines real estate agent who knows Lakes Of Western Pines Re?
Can Momentum Realty connect me with an agent for Lakes Of Western Pines Re?
Should you buy in Lakes Of Western Pines Re?
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 2006 (215 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.
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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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