Pembroke Falls
Homes for Sale in Pembroke Pines, FL
All 861 homes for sale in Pembroke Pines, FL · median $310,000 · 43 homes for sale in 33028 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of October 2026, the MLS records 1 closed sale in Pembroke Falls Phase 3. Water Ways. in Pembroke Pines, FL, the most recent in May 2026. Across Pembroke Pines as a whole, 691 homes closed in the last 12 months at a median of $441,500, 58 median days on market, with 846 homes for sale today. At that median and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $8,760 ($7,930 with the full homestead exemption).
Pembroke Falls Phase 3 (Water Ways) is a defined pocket within a larger master-planned Pembroke Pines community. With no distinct amenities surfacing from current MLS listings, what sets price here is the home itself — condition, updates, lot position, and how the individual property shows against the broader Pembroke Falls backdrop.
For buyers, that means underwriting on the house, not on a headline amenity story. For sellers, it means the presentation and condition of your specific home carry the pricing argument. Bring us the property and we will price it on its own merits rather than a community narrative.
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 Phase 3. Water Ways. 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
This is a subsection of the Pembroke Falls master plan in Pembroke Pines, Broward County. Because our current listing data shows no amenities specific to this pocket, expect the value conversation to center on the individual home rather than shared features.
BeachesMLS sales records identify 1,258 homes in Pembroke Falls that have changed hands since 2002, built between 1996 and 2019 (median 2000), with a median living area of about 2,565 sq ft and a typical 4-bedroom, 3-bath layout; 91% 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 is best for.
Best for
- Buyers set on Pembroke Pines who care most about the house itself
- Buyers comfortable underwriting on condition and updates rather than shared features
- Move-up buyers looking for a specific home in an established master plan
Probably not for
- Buyers who require identified community amenities to justify the budget
- Buyers wanting a turnkey lifestyle package rather than a standalone home
- Buyers unwilling to price and negotiate on property-specific details
The market around Pembroke Falls
Pembroke Falls 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), 415 homes closed in the last 12 months at a median of $585K ($354/sq ft), down 0.7% year over year, with a median 34 days on market. Right now 27 active and 10 pending listings put supply at about 2.0 months — a healthy market. See the live ZIP 33028 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Pembroke Falls specifically. Momentum Research analysis of MLS records.
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.
A house-driven pocket, not an amenity story
Water Ways sits inside a phase of Pembroke Falls, so location within the larger Pembroke Pines plan is part of the appeal. What we cannot do here is sell you on a specific amenity package — current MLS listings do not identify any tied to this pocket, so we will not invent one.
The practical upshot: value is condition-driven and property-specific. Two homes in the same phase can price very differently based on updates and lot, so the individual walkthrough matters more than any community shorthand.
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.
Why work with Momentum here
When a community's value comes down to the individual home rather than a shared amenity draw, pricing and negotiation live in the details. We read each property on its own — condition, updates, lot position — and we will tell you plainly when a listing is priced ahead of what it delivers.
Pembroke Falls in 15 seconds.
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One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Pembroke FallsHomes for Sale
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HOA, CDD & Fees
- HOA dues reported around $200/month (about $2,400/yr) · median of 16 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $200 per month ($2,400 a year) — the median AssociationFee across 16 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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.
See all homes for sale in Pembroke Pines →
Should you buy in Pembroke Falls?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 26, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2026 (1 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 Phase 3 Water Ways
Development, infrastructure, retail, and school activity affecting Pembroke Falls Phase 3 Water Ways, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Builder Activity
Weston approves 132 'Sky Homes' at 357 Racquet Club Road
The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
What it may mean for the marketThe project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The site is about 2 miles southwest of Pembroke Falls Phase 3 Water Ways.
Source: Florida YIMBY - 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 6 miles east of Pembroke Falls Phase 3 Water Ways.
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 12 miles east of Pembroke Falls Phase 3 Water Ways.
Source: Nomad Lawyer - 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 project is about 9 miles southwest of Pembroke Falls Phase 3 Water Ways, elsewhere in Broward County.
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 4 miles north of Pembroke Falls Phase 3 Water Ways.
Source: The Hockey News - August 2026Development
Two-tower Ombelle Fort Lauderdale starts construction at 300 NE 3rd Avenue
Sky Equity Group is building two 44-story towers with 754 residences on a two-acre downtown site it bought for $27 million in 2021. The developer plans to spend more than $50 million and is acting as general contractor, with ODA Architecture as architect. Completion is slated for 2028.
What it may mean for the marketThe project would add several hundred downtown residences within walking distance of offices, dining and transit. The project is about 13 miles east of Pembroke Falls Phase 3 Water Ways, elsewhere in Broward County.
Source: Florida YIMBY
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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See how Pembroke Falls Phase 3. Water Ways. fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Pembroke Falls
Where is Pembroke Falls?
Pembroke Falls is a community in Pembroke Pines, Broward County, Florida, ZIP 33028.
Are there homes for sale in Pembroke Falls right now?
No active listings inside Pembroke Falls 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 have an HOA or CDD?
No HOA is on record for Pembroke Falls 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.
Housing distress & ownership in Pembroke Falls Phase 3. Water Ways., Pembroke Pines
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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.
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Pembroke Pines guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Broward County)
- Homestead exemption (Broward County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NW 18Th Court (17 homes on record)
- NW 18Th Court (15 homes on record)
- NW 23Rd Street (13 homes on record)
- NW 132Nd Avenue (12 homes on record)
- NW 23Rd Street (11 homes on record)
- NW 13Th Street (11 homes on record)
- NW 143Rd Avenue (11 homes on record)
- NW 23Rd Street (10 homes on record)
- NW 141St Avenue (10 homes on record)
- NW 12Th Street (9 homes on record)
- NW 16Th Street (9 homes on record)
- NW 20Th Street (9 homes on record)
Nearby Communities
Explore more neighborhoods near Pembroke Falls with Momentum Realty’s local guides.