Lakeside South
Homes for Sale in Pembroke Pines, FL
All 840 homes for sale in Pembroke Pines, FL · median $299,750 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Rev Realty Group, LLC. · via Beaches MLS
As of October 2026, Lakeside South Pembroke Pines in Pembroke Pines, FL has 4 homes for sale and 1 pending, asking from $579,000 to $740,000 (median $678,000). Homes listed or recently sold were built 1986–1992; 17 of 17 report an HOA (median $43/mo); 6 of the 17 geocoded homes sit in a FEMA special flood hazard zone (median elevation 6 ft).
Last 30 days in Lakeside South: 1 under contract right now, 3 closed sales (median $645,000). As of October 12, 2026, 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.
Homes For Sale Right Now in Lakeside South
Live MLS inventory for Lakeside South. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 43 daysTop listing
Pending · 79 daysActive and pending Lakeside South listings as of 2026-10-12, priced high to low. 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. Tap any home to ask about it.
Lakeside South Pembroke Pines is a small, established resale pocket of 288 homes built between 1986 and 1997, with a median build year of 1989. With only 9 active listings against roughly 10.8 months of supply, this is a buyer-leaning market right now, meaning there is more room to negotiate on price and terms than in a tighter market.
Because inventory is thin and the housing stock spans several decades of updates and original systems, condition is doing most of the work on value here. A well-maintained, updated home stands apart quickly in a field this small, and a seller with deferred maintenance will feel the buyer-leaning posture directly in negotiations.
Lakeside South right now
🟢 Buyer-leaning market. 10.8 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Beaches MLS records, as of July 15, 2026. Confidence: Medium (9 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 13, 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
A compact, established community of 288 homes with a median living area of 2,121 square feet, Lakeside South Pembroke Pines carries a high owner-occupancy share of 82.6 percent, pointing to a community where longer-term ownership is the norm rather than the exception.
Flood zones in Lakeside South: of 15 listing addresses checked against the FEMA National Flood Hazard Layer, 60% sit outside the FEMA Special Flood Hazard Area (Zone X); 40% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Pembroke Pines.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Lakeside South. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Lakeside South
Lakeside South
Lakeside SouthPhotos from Beaches MLS listings in Lakeside South; content deemed reliable but not guaranteed.
Who Lakeside South is best for.
Best for
- Buyers comfortable evaluating an individual home's condition and updates rather than shopping a large, active inventory pool.
- Buyers seeking a larger single-family footprint (median living area over 2,100 sq ft) in an established Pembroke Pines location.
- Buyers positioned to negotiate patiently in a buyer-leaning market with roughly 10.8 months of supply.
Probably not for
- Buyers who want a wide field of active listings to compare side by side before deciding.
- Buyers seeking newly built construction, since homes here were built between 1986 and 1997.
- Buyers expecting a fast, competitive-offer transaction; current supply points to a slower-paced negotiation.
The market around Lakeside South
Lakeside South is too small for its own price trend, so here is the market around it.
Across Broward County, 1,045 homes are active and 270 pending (20% under contract).
ZIP and county figures describe the wider market, not Lakeside South specifically. Momentum Research analysis of MLS records.
Lakeside South on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap contributors.
Life at Lakeside South
- Clubhouse · reported on 1 of 15 listings
Community amenities as reported across Beaches MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Palm Cove · Elementary
- Pines · Middle
- Charles W. Flanagan · High
Zoned schools reflect the assignments reported on recent Lakeside South listings and can change; always confirm with Broward County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Lakeside South address.
Shop the zone: Homes zoned for Charles W. Flanagan High School
Recent Developments in Lakeside South
Development, infrastructure, retail, and school activity affecting Lakeside South, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
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.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 7 miles east of Lakeside South.
Source: Hoodline - September 2026Development
HTG advances 84-unit affordable apartment tower 'The Mosaic' at 1708 N. Dixie Highway, Hollywood
Housing Trust Group filed plans under the Live Local Act for a 10-story building with 84 affordable units. HTG has the 21,261-square-foot site under contract for $2.6 million. No construction schedule has been published.
What it may mean for the marketThe project would add income-restricted rental inventory along the Dixie Highway corridor near Hollywood's downtown. The project is about 6 miles southeast of Lakeside South, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Development
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.
What it may mean for the marketThe project adds rental inventory and walkable retail and dining in central Davie. The site is about 2 miles northwest of Lakeside South.
Source: Florida YIMBY - September 2026Infrastructure
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.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 5 miles east of Lakeside South.
Source: Nomad Lawyer - September 2026Development
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.
What it may mean for the marketIf built, the project would add residential inventory near the Federal Highway corridor and the New River district. The project is about 7 miles northeast of Lakeside South, elsewhere in Broward County.
Source: Florida YIMBY - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
What it may mean for the marketIf approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 9 miles northwest of Lakeside South.
Source: The Hockey News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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.
A small market where every listing counts
With just 9 active listings across 288 total homes, this is not a market where you can browse a wide field of comparable options. Each listing needs to be evaluated on its own condition and pricing rather than against a deep pool of alternatives, and buyers should expect to move deliberately rather than wait for more inventory to surface.
The 10.8 months of supply places this squarely in buyer-leaning territory, which typically means longer days on market and more room for price and terms negotiation. Sellers here should lean on documented updates and condition to differentiate a listing, since the homes were largely built in a narrow window (1986 to 1997) and age-related systems and finishes vary widely from one property to the next.
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
In a market this thin, pricing a listing correctly and reading a buyer's leverage accurately both matter more than usual. Momentum tracks the small set of active and recent listings in Lakeside South Pembroke Pines closely, so sellers price to the current buyer-leaning conditions and buyers know when a listing is genuinely priced to move versus testing the market.
Lakeside South in 15 seconds.
What it really costs to own in Lakeside South
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $7,474/yr across 16 listings here (MLS tax records, 2026-10-13). |
|---|---|
| HOA dues | Median $43/month across 289 MLS listings (most billed semi-annually; 2026-10-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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 depend on roof age, wind mitigation and construction. Flood: of 15 listing addresses checked against the FEMA flood map, 60% sit outside the high-risk zone and 40% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1989 across 17 listings. An original roof here 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 for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $796/month (tax $623, HOA $43, insurance $130). An estimate from the sources above, not a quote.
Ask an agent about Lakeside South
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Lakeside South will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $43/month (about $516/yr) · median of 289 MLS listings, most billed twice a year
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $43 per month ($516 a year) — the median AssociationFee across 289 MLS records, normalised to a monthly figure; most are billed twice a year. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 15 sampled listing addresses in this community: 60% outside the FEMA Special Flood Hazard Area (Zone X/B/C); 40% in an A-series Special Flood Hazard Area zone.
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=15) · as of 2026-10
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 all homes for sale in Pembroke Pines →
Recently off market in Lakeside South Pembroke Pines
Homes in Lakeside South Pembroke Pines that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 16 on record.
- 1001 SW 100th Terrace · off market
- 1051 SW 95th Terrace · off market
- 1421 SW 97th Avenue · off market
- 910 SW 99th Avenue · off market
- 950 SW 95th Terrace · off market
- 961 SW 98th Avenue · off market
- 9650 SW 9th Court · off market
- 9651 SW 9th Court · off market
| Location | Pembroke Pines, Broward County, FL |
|---|---|
| Homes in the community | 288 (FL DOR 2025 assessment roll) |
| Years built | 1986–1997 (median 1989) |
| Typical living area | 2,121 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | None, Other, Maintained Community |
| For sale right now | 9 active, 0 pending · median asking $670,000 · 10.8 months of supply |
| Owner-occupied (homestead) share | 83% |
Data as of July 15, 2026. 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Lakeside South Pembroke Pines key facts,” movewithmomentum.com/neighborhoods/lakeside-south-pembroke-pines, data as of July 15, 2026.
Just listed in Lakeside South Homes for Sale: 9 Homes
The newest homes for sale in Lakeside South Homes for Sale: 9 Homes right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 940 SW 96Th Avenue $740,000 · 4 bd · 2.5 ba · 2,011 sq ft · 46 days on market Courtesy of Keller Williams Realty Service
- 1051 SW 99Th Avenue $579,000 · 2 bd · 2 ba · 1,363 sq ft · 60 days on market Courtesy of First World Realty Group,LLC
- 9601 SW 9Th Court $639,000 · 4 bd · 2 ba · 2,114 sq ft · 122 days on market Courtesy of Non-MLS Member
Checked against the MLS Oct 13, 2026. All new listings in this market.
Every Home for Sale in Lakeside South Pembroke Pines Right Now (4)
All 4 active and pending Lakeside South Pembroke Pines listings with a detail page, newest first, refreshed twice a day from the MLS.
- 940 SW 96th Avenue · $740,000 · 4 bd / 2.5 ba · listed Aug 29, 2026 · listed by Keller Williams Realty Service
- 1051 SW 99th Avenue · $579,000 · 2 bd / 2 ba · listed Aug 14, 2026 · listed by First World Realty Group,LLC
- 9711 SW 13th Street · $575,000 · 4 bd / 3 ba · pending · listed Jul 17, 2026 · listed by The Keyes Company
- 9601 SW 9th Court · $639,000 · 4 bd / 2 ba · listed Jul 14, 2026 · listed by Non-MLS Member
Recently sold in Lakeside South Pembroke Pines
- 9720 Sw 12Th Street · sold $540,000
- 1051 Sw 95Th Terrace · sold $715,000
- 9740 Sw 14Th Street · sold $645,000
- 9650 Sw 9Th Court · sold $810,000
- 950 Sw 95Th Terrace · sold $505,000
- 9651 Sw 9Th Court · sold $605,000
- 9740 Sw 14Th Street · sold $430,000
- 9710 Sw 9Th Court · sold $620,000
- 961 Sw 98Th Avenue · sold $640,000
- 9741 Sw 9Th Court · sold $640,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Lakeside South Market Scorecard
Lakeside South is currently a buyer-leaning market (limited data). About 3.4 months of supply, a median asking price of $678,000, and homes go under contract in about 91.0 days.
Typical home value in the 33025 ZIP is $387,562, about 14.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Lakeside South a buyer's or seller's market right now?
How many homes are in Lakeside South?
What share of Lakeside South is owner-occupied?
When were the homes in Lakeside South built?
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?
Where is Lakeside South, and what county is it in?
Is Lakeside South in a flood zone?
Should you buy in Lakeside South?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
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?
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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 local comps.
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See how Lakeside South Pembroke Pines fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Lakeside South
- Find an agent · How to choose the best real estate agent in Lakeside South
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