A guard-gated master-planned Pembroke Pines community with bundled internet and cable.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Pembroke Falls is a guard-gated master-planned community in Pembroke Pines with four manned gates, an Olympic-size pool, tennis, and an HOA that bundles internet, cable, and alarm. The read is the product type and condition: single-family homes and townhomes share a late-1990s vintage, so an updated home on a good lot sets the spread. The gate, the amenities, and the schools are priced in; the deal turns on a comp read for the right product."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Pembroke Falls market snapshot (as of June 15, 2026): the median sale price is about $816K ($360 per sq ft), with homes averaging 110 days on market and 3.0 months of supply, a seller's market. Based on 65 recent closings in live BeachesMLS data.
Pembroke Falls is a large, guard-gated master-planned community in Pembroke Pines, ZIP 33028, of single-family homes and townhomes built largely in the late 1990s, organized around stocked lakes and miles of sidewalks.
The recreation center anchors the community with an Olympic-size pool and spa, a fitness center, tennis, pickleball, basketball, a ballroom, and tot lots, behind four manned security entrances with 24-hour roving security and on-site management. The HOA bundles cable, internet, and alarm monitoring.
Because the community mixes homes and townhomes of a shared vintage, the product type, condition, and the lot are what move value, and the bundled HOA is a real convenience. The gate, the amenities, and the schools are priced in; the deal is made on an honest read of a specific home's updates and lot, with the number anchored to comparable sales.
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 15, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Pembroke Falls listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Pembroke Falls buys, holds, and resells. See the five factors.
Live MLS inventory for Pembroke Falls. 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 · 16 days
Active · 266 days
Pending · 13 days
Pending · 38 days
Pending · 130 daysActive and pending Pembroke Falls listings as of 2026-06-15, 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.
Pembroke Falls is a guard-gated master-planned community with four manned entrances and 24-hour roving security, an Olympic-size pool and spa, fitness center, tennis, pickleball, basketball, a ballroom, and tot lots, around stocked lakes. The HOA bundles cable, internet, and alarm. Confirm the current dues for the product type, what they cover, and reserves for a specific home.
A guard-gated master plan in central Pembroke Pines near the mall, I-75, and the Turnpike is the draw.
Approximate drive times from Pembroke Falls. Confirm your real commute at your real departure time.
Drive times are approximate and vary with traffic and your exact departure point.
Explore more neighborhoods near Pembroke Falls Homes for Sale in Pembroke Pines, FL 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.
Pembroke Falls 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 Pembroke Falls address.
What actually shapes value at Pembroke Falls: the guard-gated amenities, the bundled HOA, and the late-1990s stock. Each item below is sourced or clearly hedged.
Our read on what is being built around Pembroke Falls, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Multiple manned gates, an Olympic pool, and tennis support demand and differentiate the community.
Bundled connectivity and alarm offset part of the dues and add convenience.
Single-family homes and townhomes trade differently; comp within the right product.
Lakefront lots hold value better than interior lots and tend to resell faster.
Similar-age homes are at the update stage; budget kitchens, baths, and systems before judging a list price.
Confirm current dues, reserves, leasing rules, and any assessment before you offer.
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 Pembroke Falls, 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 ↓
Pembroke Falls remains a guard-gated master-planned community in Pembroke Pines with four manned gates, an Olympic pool, tennis, and an HOA that bundles internet, cable, and alarm. Why it matters: The gates and amenities are priced in; condition and the product set a specific home's number. Source
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 Pembroke Falls, this is the order of operations we would run, and the one we run for our clients.
Read condition and comps first. In Pembroke Falls, the home's condition and exact location set the number, so price the work honestly before you judge any list price.
Confirm the carrying costs. Pembroke Falls has an HOA that bundles internet, cable, and alarm, so confirm the current dues and what they cover for the product. Verify what is owed and what it covers for a specific home.
Match the home to recent comparable sales, not a portal estimate, then structure the offer around its true condition.
Verify the schools by address with the school district, since assignment is by address and can change.
Use your own representation. The listing agent works for the seller; on a purchase here, having someone in your corner is the highest-leverage decision you make.
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.
Pembroke Falls is a guard-gated master-planned community with four manned entrances and 24-hour roving security, an Olympic-size pool and spa, fitness center, tennis, pickleball, basketball, a ballroom, and tot lots, around stocked lakes. The HOA bundles cable, internet, and alarm. Confirm the current dues for the product type, what they cover, and 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 Pembroke Falls today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
A townhome behind the gates, the lower-maintenance entry. Confirm what the dues cover and the reserves.
An updated single-family home on a good lot, the heart of the resale market here.
A larger, renovated home on a lake lot, the top of the community.
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 Pembroke Falls, condition, lot, and the renovation math, read from current listings and recent sales.
Updated homes ask about 24% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.
From current Pembroke Falls listings (renovated 11, original 21); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.
The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.
On golf, lake, and preserve frontage, 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 no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.
In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. 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.
3Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.
4The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.
5A 1990s home means 1990s-era 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 gates, the amenities, and the bundled HOA are the value. The deal is won or lost on condition, the product, and the lot.
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.
In a built-out gated master plan of mixed product types, the product, the lot, and condition are the durable differentiators. Lakefront lots and the single-family homes hold value best; finishes can be updated. Read the product and the lot first, then price the condition against comparable sales of the same type.
Set by the association and varying by product; includes cable, internet, and alarm monitoring along with the gates and amenities (confirm the current amount and what it covers for a specific home).
Four manned gates and roving security, cable, internet, alarm monitoring, the recreation center and Olympic pool, tennis, pickleball, and common areas.
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 thinking about selling in Pembroke Falls, the right list price comes from recent comparable sales matched to your home's condition, lot, and exact location, 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 Walnut Creek, 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 Pembroke Falls 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.
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Median sale prices in Pembroke Falls 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.
Pembroke Falls is currently a seller's market. About 3.0 months of supply, a median asking price of $824,500, and homes go under contract in about 115.0 days.
Typical home value in the 33028 ZIP is $673,928, about 21.6% 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.
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 optional club, or selling your Pembroke Falls 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 Pembroke Falls specialist will reach out personally, usually the same day.
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