Pembroke Falls - Cascades
Homes for Sale in Pembroke Pines, FL
All 890 homes for sale in Pembroke Pines, FL · median $285,000 · 43 homes for sale in 33028 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 11 closed sales in Pembroke Falls - Cascades in Pembroke Pines, FL since 2008, the most recent in September 2021. Across Pembroke Pines as a whole, 515 homes closed in the last 12 months at a median of $225,000, 62 median days on market, with 830 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $4,460 ($3,630 with the full homestead exemption).
Cascades is one of the gated enclaves inside the larger Pembroke Falls master community in Pembroke Pines. With no closings recorded in our current window and no amenities surfacing from active MLS data, the pricing story here is set less by comparable sales and more by individual home condition, lot position, and how the listing agent chooses to bring a home to market. Treat any asking price as a starting point that needs to be tested against condition, not as a settled market rate.
For buyers, thin recent activity means you have room to make a disciplined, well-supported offer rather than react to a bidding frenzy. For sellers, it means presentation and pricing precision carry more weight than usual — there is no wave of recent closings to anchor a buyer's expectations, so your home's condition and how it shows will do the heavy lifting.
Figures in this note are as of July 20, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Pembroke Falls - Cascades 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
Cascades is a gated section within Pembroke Falls, a large master-planned community in western Pembroke Pines. Because current MLS activity is quiet, this is a market to approach with patience and homework rather than assumptions.
BeachesMLS sales records identify 11 homes in Pembroke Falls - Cascades that have changed hands since 2007, built between 1996 and 1999 (median 1998), with a median living area of about 2,345 sq ft and a typical 4-bedroom, 3-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 Pembroke Falls - Cascades is best for.
Best for
- Buyers seeking a home in a gated section of an established Pembroke Pines master community
- Value-focused buyers willing to negotiate carefully in a low-activity window
- Buyers who want a single-home purchase and will verify association coverage before committing
Probably not for
- Buyers who need a deep set of recent comparable sales to feel confident on price
- Buyers counting on specific community amenities that are not confirmed in current listings
- Buyers who want a fast, competitive market with clear, active pricing signals
The market around Pembroke Falls - Cascades
Pembroke Falls - Cascades is too small for its own price trend, so here is the market around it.
In ZIP 33028, 70 homes are on the market and 39% are under contract — a fast-moving corner of Pembroke Pines.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33028 (Pembroke Pines), 48 homes closed in the last 12 months at a median of $775K ($353/sq ft), with a median 28 days on market. Right now 4 active and 4 pending listings. See the live ZIP 33028 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Pembroke Falls - Cascades specifically. Momentum Research analysis of MLS records.
Pembroke Falls - Cascades by the numbers
From county property records and closed MLS sales for the Pembroke Falls - Cascades subdivision: 11 homes on record; built 1996–1999; typical size about 2,345 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2012 | 1 | $380,000 |
| 2013 | 1 | $389,000 |
| 2014 | 2 | $383,000 |
| 2015 | 1 | $355,375 |
| 2017 | 1 | $460,000 |
| 2021 | 1 | $530,000 |
Newest recorded sale: $530,000 on 2021-09-22.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Pembroke Falls - Cascades buying strategy.
If we were buying in Pembroke Falls - Cascades 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 - Cascades.
A quiet data window in a master-planned setting
The defining feature of Cascades right now is the absence of fresh transaction data. With no closings in our window, there is no reliable recent trend line for price direction, days on market, or negotiation leverage inside this specific enclave. That does not make it a bad place to transact — it makes it a place where you need to build your own comps carefully, leaning on the broader Pembroke Falls community and nearby Pembroke Pines sales to frame value.
No community amenities surfaced from the current listings, which means any recreation or common-area benefits tied to the master association should be confirmed directly rather than assumed from a listing sheet. In a setting like this, the value distinction between two similar homes tends to come down to renovation level, layout, and lot — differences that a walk-through reveals faster than any spreadsheet.
The location and the amenities are priced into every listing in Pembroke Falls - Cascades. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community has little current data of its own, guesswork gets expensive. We build value from the wider Pembroke Falls and Pembroke Pines picture, verify what the master association actually covers, and price or offer against real condition rather than a hopeful number. That discipline protects you whether you are the one buying or the one selling.
Pembroke Falls - Cascades 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 Pembroke Falls - Cascades 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 - Cascades 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 - Cascades, 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 - Cascades home worth?
Get a no-obligation home value based on real comparable sales in Pembroke Falls - Cascades, 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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Should you buy in Pembroke Falls - Cascades?
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 2008 (11 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 Pembroke Falls Cascades
Development, infrastructure, retail, and school activity affecting Pembroke Falls Cascades, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Beauty retailer Miss A lists a coming-soon store at Pembroke Lakes Mall
Dallas-based affordable beauty and lifestyle chain Miss A shows a Pembroke Lakes Mall location at 11401 Pines Blvd as coming soon on its store locator. The company has not announced an opening date or store size. A second new Florida store is planned in Wellington.
What it may mean for the marketA new value-priced beauty retailer would add to the in-mall retail mix at Pembroke Lakes, giving nearby shoppers another option close to home. The site is about 1 mile east of Pembroke Falls Cascades.
Source: What Now Miami - October 2026Development
Sunbeam Properties self-funds $1B first phase of Miramar Cove, with foundation work underway
Sunbeam Properties is funding the first phase of Miramar Cove on 125 acres at 11125 Miramar Parkway with family capital rather than debt. Phase one is planned to include 2,874 apartments, about 400K SF of retail, dining and entertainment, 125K SF of office and a 185-key hotel around a 5.5-acre cove. Foundation work has started on the first two apartment buildings, with phase one targeted for completion by the end of 2028.
What it may mean for the marketThe project would add thousands of apartments plus retail, office and hotel space in southwest Broward, expanding local rental supply, dining and shopping options, and on-site employment near the Miami-Dade line. The site is about 2 miles south of Pembroke Falls Cascades.
Source: Bisnow - 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 north of Pembroke Falls Cascades.
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 11 miles northeast of Pembroke Falls Cascades.
Source: Bisnow - September 2026Infrastructure
Miramar commission approves agreements for Pembroke Road widening to U.S. 27
The Miramar City Commission approved easement, maintenance and construction agreements, including one with FDOT for the U.S. 27 intersection, for widening Pembroke Road from two to four lanes. The project is funded through the Broward County surtax. Design was about 90 percent complete and construction is expected to start in early 2027.
What it may mean for the marketA four-lane connection to U.S. 27 would add an east-west commuting route for western Miramar and Pembroke Pines. The site is about 5 miles west of Pembroke Falls Cascades.
Source: Citizen Portal (Miramar City Commission meeting) - 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 10 miles north of Pembroke Falls Cascades.
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 Pembroke Falls - Cascades
Where is Pembroke Falls - Cascades?
Pembroke Falls - Cascades is a community in Pembroke Pines, Broward County, Florida, ZIP 33028.
How many homes are in Pembroke Falls - Cascades?
County property records list 11 homes in Pembroke Falls - Cascades, built between 1996 and 1999; the typical home is about 2,345 heated square feet.
What do homes in Pembroke Falls - Cascades sell for?
Pembroke Falls - Cascades has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2021 (1 sale, median $530,000). For context, ZIP 33028 has 70 homes on the market with 39% under contract.
Are there homes for sale in Pembroke Falls - Cascades right now?
No active listings inside Pembroke Falls - Cascades at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Pembroke Falls - Cascades have an HOA or CDD?
No HOA is on record for Pembroke Falls - Cascades 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.