Lakeside South
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Lakeside South sits in the Pembroke Pines market at a $615,000 median and $293 per square foot—pricing that reflects mature single-family inventory in western Broward County. Homes here close in under a month, but the year-over-year contraction and low heat score tell you this is a rational market, not a bidding scrum. Condition and updates matter more than timing.
Nine closings in the trailing window is thin but not alarming for a built-out neighborhood. Sellers who price to condition will move; those chasing last year's comps will sit. Buyers have negotiating room and should use inspections to price deferred maintenance into their offers.
Lakeside South right now
🟡 Off the recent peak. The trailing-12-month median ($615K) is down 1.2% from the prior 12 months ($622K). 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 (9 and 8 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
Lakeside South market snapshot (as of July 15, 2026): the median sale price is about $615K ($293 per sq ft over the trailing 12 months of closed sales), and a median 27 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Beaches MLS closed sales (9 closings in the current window).
Lakeside South is a single-family enclave in Pembroke Pines with a $615,000 median and homes moving in under a month. The market has cooled slightly year-over-year, giving buyers leverage and sellers a reason to sharpen their pricing.
Who Lakeside South is best for.
Best for
- Buyers with $615,000 budgets seeking single-family homes in western Broward with room to negotiate and no interest in paying for amenities they won't use.
- Cash or well-qualified financed buyers who can handle inspection findings and factor repair costs into their offer without losing the deal.
- Homeowners prioritizing space, privacy, and Pembroke Pines access over resort-style community features or walkability.
Probably not for
- Buyers expecting a clubhouse, pool, or active HOA social calendar—the community offers none of those.
- Investors counting on near-term price momentum; the market here is stable to slightly soft, not accelerating.
- First-time buyers stretched to the median who can't absorb appraisal gaps or post-close repair expenses without financial stress.
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 ($615K) IS the median in the snapshot above, and the move from 2025 ($622K) IS the -1.2% one-year change.
Windows contain 1 to 11 sales each (9 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 Lakeside South buying strategy.
If we were buying in Lakeside South 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 Lakeside South.
What sets the price in Lakeside South
At $293 per square foot and a $615,000 median, Lakeside South pricing is driven by square footage, updates, and lot position. Homes with original kitchens or deferred roof work trade at a discount; turnkey properties with impact glass and newer HVAC command the median or better. The community itself offers no identified amenities—no clubhouse, no pool—so value is in the home and the Pembroke Pines location, not shared facilities.
The 27-day median time on market and muted heat score signal a market where urgency is low and due diligence is expected. Buyers are doing inspections, asking for repairs, and walking when numbers don't work. Sellers who understand this—and who price for condition rather than aspiration—are closing. Those who don't are carrying listings into a second or third price cut.
The year-over-year slide is modest but real, and it means appraisals are conservative. If you're financing, your lender will comp you against recent sales, not last summer's outliers. Cash buyers have the cleanest path, but leveraged offers need to budget for appraisal gaps or be prepared to renegotiate.
The location and the amenities are priced into every listing in Lakeside South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Momentum Realty knows how to price homes in quiet, condition-sensitive markets like Lakeside South. We'll walk the property with you, identify deferred maintenance before it becomes a deal-killer, and set a list price that moves or a buy strategy that leaves room for the real costs of ownership. We don't chase comps from a hotter market cycle—we price for the one in front of us, and we close.
Lakeside South 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 Lakeside South 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 Lakeside South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakeside South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakeside South home worth?
Get a no-obligation home value based on real comparable sales in Lakeside South, 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 homes for sale in Lakeside South on the map →
Frequently Asked Questions
What is the median home price in Lakeside South?
How long do homes in Lakeside South take to sell?
Who is the best real estate agent for Lakeside South?
How do I find a top Pembroke Pines real estate agent who knows Lakeside South?
Can Momentum Realty connect me with an agent for Lakeside South?
Should you buy in Lakeside South?
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 2003 (95 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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