Lakeside South
Homes for Sale in Pembroke Pines, FL
All 867 homes for sale in Pembroke Pines, FL · median $310,000 · 178 homes for sale in 33025 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 70 closed sales in Lakeside South Phase Two in Pembroke Pines, FL since 2006, the most recent in March 2026. Recorded prices across those 69 sales ran from $75,000 to $640,000 (median $245,000), on homes of 1,275 to 5,125 sq ft. Across Pembroke Pines as a whole, 9 homes closed in the last 12 months at a median of $441,500, 58 median days on market, with 839 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $4,860 ($4,030 with the full homestead exemption).
Lakeside South Phase Two is a small, defined pocket in Pembroke Pines, and the data reflect that scale. With just one closing in the current window, there is no reliable median to quote and no meaningful trend line to read. Price here will be set the old-fashioned way: by the condition and layout of whatever individual home comes to market, not by a fast-moving comp set.
For a buyer, that thin activity cuts both ways. You may wait for the right listing, but when one appears you will have few directly comparable sales to anchor a negotiation. For a seller, pricing is a judgment call that leans on the broader Pembroke Pines market rather than on this phase alone. Patience and disciplined comp work matter more here than momentum.
Figures in this note are as of July 19, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Lakeside SouthHomes for Sale in Pembroke Pines, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Lakeside South Phase Two is a contained residential enclave in Pembroke Pines, western Broward County, where current MLS activity is light enough that each sale carries real weight rather than following a crowd.
BeachesMLS sales records identify 204 homes in Lakeside South that have changed hands since 2006, built between 1986 and 1998 (median 1989), with a median living area of about 2,056 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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.
Who Lakeside South is best for.
Best for
- Buyers with a flexible timeline who can hold out for one specific home
- Buyers who judge value on a property's own condition rather than shared amenities
- Buyers comfortable anchoring price to the wider Pembroke Pines market
Probably not for
- Buyers who need to compare several active listings at once
- Buyers prioritizing on-site community amenities
- Buyers who want the certainty of a deep, fast-moving comp set
The market around Lakeside South
Lakeside South is too small for its own price trend, so here is the market around it.
In ZIP 33025, 390 homes are on the market and 16% are under contract — a slower corner of Pembroke Pines.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33025 (Pembroke Pines), 365 homes closed in the last 12 months at a median of $442K ($339/sq ft), down 2.1% year over year, with a median 53 days on market. Right now 88 active and 22 pending listings put supply at about 5.2 months — a buyer's market. See the live ZIP 33025 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Lakeside South specifically. Momentum Research analysis of MLS records.
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.
A thin-data pocket
The defining feature of this community right now is how little is trading. A single closing in the current window means anyone pricing a home here is working with limited direct evidence and should widen the lens to comparable product across nearby Pembroke Pines neighborhoods. That is not a weakness so much as a reality of a small phase; it just changes how you approach value.
No community amenities surface from the current listings, so the value case rests on the homes themselves and on location within western Broward. Buyers should evaluate each property on its own condition, updates, and lot rather than expecting a shared-amenity premium. Sellers should assume price will be condition-driven and prepare the home accordingly.
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 low-activity pocket like this, the work is in the comps and the read, not the volume. We build pricing from the wider Pembroke Pines market when the phase itself is too quiet to guide you, and we will tell you plainly when a listing is priced on hope rather than evidence. That candor is worth more here than in a fast-turning market.
Lakeside South in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 all homes for sale in Pembroke Pines →
Should you buy in Lakeside South?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (70 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.
Recent Developments in Lakeside South Phase Two
Development, infrastructure, retail, and school activity affecting Lakeside South Phase Two, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Broward September sales fall 9.7% as active listings drop 14% and condo median slides to $235,000
Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
What it may mean for the marketSingle-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 13 miles northwest of Lakeside South Phase Two.
Source: Miami Realtors - October 2026Market
Broward industrial construction pipeline falls to about 994K SF as vacancy holds at 7.5%
Colliers third-quarter 2026 data cited by Bisnow shows Broward's industrial construction pipeline shrank to roughly 994K SF from 1.4M SF, with vacancy near 7.5% and positive absorption. FRP Holdings is planning a 300K SF logistics center in Southwest Ranches. Developers across South Florida cite high build costs relative to current rents.
What it may mean for the marketFewer new warehouse deliveries may tighten industrial space for local employers, while the planned Southwest Ranches logistics center points to some continued distribution-sector jobs in western Broward. The site is about 5 miles north of Lakeside South Phase Two.
Source: Bisnow - 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 6 miles east of Lakeside South Phase Two.
Source: Hoodline - 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 west of Lakeside South Phase Two.
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 4 miles east of Lakeside South Phase Two.
Source: Nomad Lawyer - 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 Phase Two.
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.
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Common questions about Lakeside South
Where is Lakeside South?
Lakeside South is a community in Pembroke Pines, Broward County, Florida, ZIP 33025.
Are there homes for sale in Lakeside South right now?
No active listings inside Lakeside South at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Lakeside South have an HOA or CDD?
No HOA is on record for Lakeside South in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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