A mixed-product lakeside community of condos, townhomes, and homes in Pembroke Pines.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Lakeside South is an affordable, mixed-product community of about 442 residences in Pembroke Pines, blending two-bedroom condos, townhomes, and single-family homes around man-made lakes. The read is the product type and the dues, with the association's reserves central on the attached product. Your leverage is confirming the product, the dues, and the reserves, then matching the home to its own comps."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Lakeside South market snapshot (as of June 13, 2026): the median sale price is about $620K ($293 per sq ft), with homes averaging 72 days on market and 10.7 months of supply, a buyer-leaning market. Based on 9 recent closings in live BeachesMLS data.
Lakeside South is a community of about 442 residences in Pembroke Pines, Broward County, near Flamingo Road, blending two-bedroom condos, townhomes, and single-family homes around man-made lakes.
Community amenities are reported, with reportedly low fees, and the nearby Tanglewood Park and Hollybrook Golf and Tennis Club are close by; confirm the on-site amenity list, the current dues, and the association's reserves for a specific home. Pembroke Lakes Mall is a short drive away.
The buy here is the product type and reserves. Confirm which product a home is and read the financials, then match it to its own comps.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from BeachesMLS, as of June 13, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Lakeside South listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Lakeside South buys, holds, and resells. See the five factors.
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 · 204 days
Active · 14 days
Active · 11 days
Pending · 27 daysActive and pending Lakeside South listings as of 2026-06-13, 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.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from BeachesMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Lakeside South. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Lakeside South with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Lakeside South is served by Broward County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Lakeside South address.
What is actually shaping value at Lakeside South: an affordable, lake-oriented community in a built-out Pembroke Pines market. Each item is structural and noted below.
Our read on what is being built around Lakeside South, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Affordable homes around lakes are a durable draw in a strong market.
Condos, townhomes, and homes mean buyers must compare like to like.
Proximity to Tanglewood Park and Pembroke Lakes Mall is a practical draw.
A built-out Pembroke Pines keeps resale supply limited, which supports pricing.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
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 June 2026.
Showing the latest, scroll for all updates ↓
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.
If we were buying in Lakeside South, this is the order of operations we would run, and the one we run for our clients.
Confirm the product type: a condo, townhome, and single-family home each trade differently.
Confirm the current dues and the association's reserves for the specific home.
Confirm the on-site amenity list with the HOA.
Verify school zoning by address with the Broward County Public Schools locator.
Match the home to its own product-type comps, not a community average.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Lakeside South is a community of about 442 residences in Pembroke Pines near Flamingo Road, blending two-bedroom condos, townhomes, and single-family homes around man-made lakes, with reported low fees. The nearby Tanglewood Park and Hollybrook Golf and Tennis Club are close by, and Pembroke Lakes Mall is a short drive away. Confirm the product type, the on-site amenities, the current dues, and the association's reserves for a specific home.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Lakeside South today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Two-bedroom condos, the entry into an affordable lakeside community.
Townhome product with more space, the core of the resale market here.
Single-family homes around the lakes, the homes that tend to hold value best.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Lakeside South, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Lakeside South is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The lakes and the location are in every listing. The deal turns on the product type, the dues, and the reserves.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live BeachesMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.
The houses can be renovated, but the lot and view cannot. Golf frontage, lakefront, and preserve lots consistently command higher premiums and resell faster than interior lots backing to another home. The premium you pay for a great homesite is the discount you avoid when you sell.
The mistake is paying an estate price for a base interior lot. We help buyers spot which homesites carry real, durable premiums and which are dressed-up interiors, so your money lands where the market will give it back.
Open views over the course or the 26 community lakes. The scarcest, most in-demand homesites; they command the highest premiums and resell fastest.
Backing to protected preserve means privacy with no rear neighbor. A consistent favorite that holds value well above a standard interior lot.
Less traffic, more yard, and an easy walk to the club for some streets. A real but smaller premium that depends on the street and parcel size.
The most affordable way through the gates, and the best renovation value. Just do not pay a golf or lake price for one, this is where buyers most often overpay.
Reported to be low; confirm the current amount, what it covers, and the association's reserves for the specific home and product type.
Reported to cover common areas and the lakeside setting; the condo and townhome schedules cover more building items, so confirm per home.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
If you are selling in Lakeside South, the right list price comes from recent comparable sales in your product type, not an automated estimate.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Big Sky North, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Lakeside South matched to your condition, lot, and view, 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 the full Lakeside South home value & selling guide, recent comps, fees, and 2026 timing →
Median sale prices in Lakeside South year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
Lakeside South is currently a strong seller's market. About 2.2 months of supply, a median asking price of $1,099,999, and homes go under contract in about 68 days.
Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).
Zoom out for the wider market: ZIP market scorecard · county scorecard.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Lakeside South home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Lakeside South specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Broward County market guide or every community in the Neighborhood Finder.
