Pembroke Pointe
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Pembroke Pointe sits in a market where patience is baked into the transaction. At 98 days median time to contract, this is a negotiation environment—not a weekend-offer frenzy. The $417K median and $299 per square foot tell you you're buying condition, location within the community, and lot appeal more than you're paying a premium for the name on the sign.
The 1.7% year-over-year uptick is modest, essentially flat when you account for carrying costs. Longer-term owners have seen tremendous equity accumulation—274% since 2012—but recent buyers are in a hold-and-wait posture. Fifteen closings in the trailing window and a market-heat score of 24 confirm what the days-on-market already said: this is a buyer's market where due diligence and negotiation skill matter more than speed.
Pembroke Pointe right now
🟡 Still climbing. The trailing-12-month median ($417K) is up 1.7% from the prior 12 months ($410K) and up 274% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending July 15. Confidence: High (15 and 19 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 Pointe market snapshot (as of July 15, 2026): the median sale price is about $417K ($299 per sq ft over the trailing 12 months of closed sales), and a median 98 days on market for closed sales. The trailing-12-month median is up 2% from the prior 12 months and up 274% since 2012, computed from record-level Beaches MLS closed sales (15 closings in the current window).
Pembroke Pointe is a Broward County neighborhood where inventory moves slowly and prices reflect individual property distinctions more than competitive urgency. The market rewards patience and penalizes overpaying for the wrong floor plan or deferred maintenance.
Who Pembroke Pointe is best for.
Best for
- Buyers with $400K–$450K in financing approved who want to negotiate from strength and have sixty to ninety days to close.
- Relocators who prioritize Broward County location and value patience over speed, willing to inspect multiple properties.
- Long-term holders comfortable with a stable, non-frothy market and no expectation of quick equity gains.
Probably not for
- Investors targeting short hold periods or fix-and-flip timelines—liquidity here is too slow.
- Buyers who need to close in thirty days or less and can't tolerate a three-month average marketing period if plans change.
- Anyone relying on rapid appreciation to cover transaction costs or justify a stretch purchase price.
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 ($417K) IS the median in the snapshot above, and the move from 2025 ($410K) IS the +1.7% one-year change.
Windows contain 2 to 24 sales each (15 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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 Pointe buying strategy.
If we were buying in Pembroke Pointe 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 Pointe.
What the numbers say about negotiating position
Ninety-eight days on market is the headline. In practical terms, it means most sellers have already reduced once, and many will entertain a second conversation if your offer is credible. The $417K median is a center point, not a floor or ceiling—what you actually pay will hinge on how the specific property compares to recent sales in size, condition, and lot. Price per square foot at $299 offers a useful comp benchmark, but in slower markets like this, concessions and closing-cost credits often matter as much as the nominal price.
The 1.7% year-over-year change is statistically noise. It tells you the market has found an equilibrium, not that prices are climbing or falling meaningfully. Long-term appreciation since 2012 has been strong, but that history doesn't predict the next twelve months. With only fifteen closings in the data window and a heat score in the low twenties, this is a market where inventory lingers and sellers adjust expectations. If you're buying, you have leverage. If you're selling, your pricing and condition need to be sharper than the last three listings that expired.
The location and the amenities are priced into every listing in Pembroke Pointe. 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 Pointe 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 (7.3). Basis: Long-Term Appreciation +274% since 2012; Recent Direction +1.7% year-over-year; Pricing Power 93.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Slow markets separate agents who know how to comp properly from those who guess. Momentum pulls Broward MLS data daily, models price per square foot against condition and days on market, and writes offers that reflect actual leverage—not list-price optimism. In a neighborhood where the median home sits for over three months, we'll tell you which properties are priced to move and which ones are testing the market. We represent your position honestly, and we won't let you overpay because a seller is stubborn.
Pembroke Pointe 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 Pointe 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 Pointe sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pembroke Pointe, 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 Pointe home worth?
Get a no-obligation home value based on real comparable sales in Pembroke Pointe, 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 Pointe?
How long do homes in Pembroke Pointe take to sell?
Have Pembroke Pointe home prices gone up?
Who is the best real estate agent for Pembroke Pointe?
How do I find a top Pembroke Pines real estate agent who knows Pembroke Pointe?
Can Momentum Realty connect me with an agent for Pembroke Pointe?
Should you buy in Pembroke Pointe?
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 2001 (173 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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