Pembroke Falls
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Pembroke Falls trades at a median of $850,000—a reflection of its master-planned layout, guard-gated privacy, and mature positioning in western Broward County. At $332 per square foot, you're paying for built-out infrastructure and a stable resale base, not raw land premium. The 21-day median time on market signals disciplined pricing: overreach here and you sit, price correctly and you move.
Year-over-year appreciation of 4.9 percent is healthy but measured—this is not a hot-money flip market. The 166 percent gain since 2012 reflects long-term value accrual in a community that has aged into its intended role. With 67 closings in the trailing window and a market heat score of 45, Pembroke Falls is neither sleepy nor frenzied; it rewards informed buyers and punishes wishful thinking on price.
Pembroke Falls right now
🟡 Still climbing. The trailing-12-month median ($850K) is up 4.9% from the prior 12 months ($810K) and up 166% since 2012.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: Very High (67 and 79 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
Pembroke Falls market snapshot (as of July 15, 2026): the median sale price is about $850K ($332 per sq ft over the trailing 12 months of closed sales), and a median 21 days on market for closed sales. The trailing-12-month median is up 5% from the prior 12 months and up 166% since 2012, computed from record-level Beaches MLS closed sales (67 closings in the current window).
Pembroke Falls is a mature, guard-gated master plan in western Broward County with a median sale price of $850,000 and homes moving in three weeks when priced to condition and comp.
Who Pembroke Falls is best for.
Best for
- Buyers with $850,000 budgets prioritizing guard-gated security, established landscaping, and stable long-term equity over new construction or waterfront location.
- Downsizers or rightsizers seeking single-story floor plans, low-maintenance exteriors, and predictable HOA-managed common areas in a mature setting.
- Investors targeting stable rental demand in western Broward with tenant profiles valuing privacy, school proximity, and turnkey condition over urban walkability.
Probably not for
- Buyers seeking cutting-edge finishes, resort-style amenities, or new-construction warranties—Pembroke Falls is a resale market with aging infrastructure and variable property condition.
- Anyone requiring walkable retail, nightlife, or beach access within ten minutes—this is a residential enclave in western Broward with car-dependent errands.
- Investors or owners expecting double-digit appreciation or rapid equity acceleration—the 4.9 percent year-over-year gain reflects measured, not speculative, market behavior.
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 ($850K) IS the median in the snapshot above, and the move from 2025 ($810K) IS the +4.9% one-year change.
Windows contain 25 to 112 sales each (67 in the current window); every figure carries its sample size. 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 Pembroke Falls buying strategy.
If we were buying in Pembroke Falls 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 Pembroke Falls.
What the numbers tell you about buying and selling here
The $850,000 median sits at a price point where condition, lot placement, and updates dictate spread. You will see variance—some homes trade on original finishes and deferred maintenance, others on renovated kitchens and hurricane-rated upgrades. Do not assume every listing at median price is equivalent; walk the property, review permit history, and price accordingly.
At $332 per square foot, Pembroke Falls competes with other guard-gated inventory in western Broward, not with waterfront or new-build developments to the east. Buyers here prioritize space, security, and established landscaping over cutting-edge finishes or immediate beach access. The 21-day medianDOM reflects a market where serious buyers act quickly on well-priced listings, but overpriced inventory stalls visibly.
The 4.9 percent year-over-year gain is solid but not speculative—this is a resale-driven market with limited new construction, so pricing discipline matters more than momentum. Sellers who chase comps from peak months or ignore deferred maintenance will sit; buyers who expect bargains below the established median will be disappointed. The 67 closings in the trailing window confirm steady transaction volume, and the market heat score of 45 suggests equilibrium: neither buyer panic nor seller desperation.
Pembroke Falls rewards homework. Know what comparable homes have closed for, understand what updates move the needle here, and be prepared to move decisively when a property fits your criteria. This is not a market that tolerates indecision or inflated expectations on either side of the table.
The location and the amenities are priced into every listing in Pembroke Falls. 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 Pembroke Falls 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 (8.1). Basis: Long-Term Appreciation +166% since 2012; Recent Direction +4.9% year-over-year; Pricing Power 96.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Pembroke Falls demands fluency in western Broward resale dynamics—what renovations justify premium pricing, which HOA rules affect resale, and how long deferred-maintenance listings actually sit. Our team walks properties with you, pulls comparable closed sales within the gates, and prices to the reality of condition and competition. We do not list at wishful numbers, and we do not let our buyers overpay for cosmetic staging. You get a broker who knows when to walk and when to write the offer.
Pembroke Falls 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 Pembroke Falls 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 Pembroke Falls sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pembroke Falls, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pembroke Falls home worth?
Get a no-obligation home value based on real comparable sales in Pembroke Falls, 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 Pembroke Falls?
How long do homes in Pembroke Falls take to sell?
Have Pembroke Falls home prices gone up?
Who is the best real estate agent for Pembroke Falls?
How do I find a top Pembroke Pines real estate agent who knows Pembroke Falls?
Can Momentum Realty connect me with an agent for Pembroke Falls?
Should you buy in Pembroke Falls?
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 2002 (1,141 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.
Own a home here?
You just read the data. Now see what your home is worth.
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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