Raintree/Pembroke Lakes South
Homes for Sale in Pembroke Pines, FL
All 835 homes for sale in Pembroke Pines, FL · median $305,500 · 109 townhomes for sale in Pembroke Pines · 175 homes for sale in 33025 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, the MLS records 1 closed sale in Raintree/Pembroke Lakes South in Pembroke Pines, FL, the most recent in October 2025. 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 245 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).
Raintree/Pembroke Lakes South is a residential pocket of Pembroke Pines in western Broward County, and the current MLS snapshot is thin on the kinds of data points that usually anchor a pricing conversation. There is no reported median price, no days-on-market figure, and no community amenity set surfacing from active listings as of mid-2026. That tells you price here will be driven by the individual home — condition, updates, lot, and layout — rather than by a shared amenity story you can point to.
For a buyer, that means underwriting each property on its own merits and not assuming a neighborhood premium or discount. For a seller, it means the burden is on presentation: because there is no amenity narrative doing the selling for you, condition and staging carry the pricing argument. Come in with recent, comparable sales in hand rather than a headline number.
Nearby homes for sale
No active listings inside Raintree/Pembroke Lakes South 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 straightforward western Pembroke Pines residential area in Broward County, where value tracks the specific house rather than any shared community feature — none surface in the current listings.
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 Raintree/Pembroke Lakes South is best for.
Best for
- Buyers who prioritize the house itself and want a western Pembroke Pines location in Broward County
- Buyers comfortable evaluating condition and comps rather than leaning on a neighborhood headline number
- Sellers willing to invest in condition and presentation, since that is what drives price here
Probably not for
- Buyers who need a built-in amenity package to justify a purchase
- Buyers who want a clear published price range or pace figure before making an offer
- Sellers expecting a neighborhood premium to carry a home in below-average condition
The market around Raintree/Pembroke Lakes South
Raintree/Pembroke Lakes South is too small for its own price trend, so here is the market around it.
In ZIP 33025, 390 homes are on the market and 16% are under contract — a slower corner of Pembroke Pines.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33025 (Pembroke Pines), 365 homes closed in the last 12 months at a median of $442K ($339/sq ft), down 2.1% year over year, with a median 53 days on market. Right now 88 active and 22 pending listings put supply at about 5.2 months — a buyer's market. See the live ZIP 33025 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Raintree/Pembroke Lakes South specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Raintree/Pembroke Lakes South, 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.
The Raintree/Pembroke Lakes South buying strategy.
If we were buying in Raintree/Pembroke Lakes South 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 Raintree/Pembroke Lakes South.
A home-by-home market
The defining fact about Raintree/Pembroke Lakes South right now is what the current listings do not show: no community amenities identified, and no reliable price or pace figures to cite. In practice, that pushes the entire pricing question down to the property level. Two homes on the same street can justify very different numbers based on renovation, roof and systems age, and finish quality.
If you are shopping here, treat every listing as its own case study. Ask what has been updated and when, and compare against the closest recent sales rather than a neighborhood average. If you are selling, the same logic works in your favor: the condition you can control is the lever that moves your number, since there is no amenity package inflating or capping the range for you.
The location and the amenities are priced into every listing in Raintree/Pembroke Lakes South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community offers no amenity story and no clean headline stats, the work shifts to reading individual homes and recent comparable sales accurately. That is exactly the kind of ground-level analysis we do — pricing off the actual condition of the house in front of you, in western Pembroke Pines, rather than a number pulled from thin air.
Raintree/Pembroke Lakes South in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $357/month (about $4,284/yr) · median of 8 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $357 per month ($4,284 a year) — the median AssociationFee across 8 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.
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 Raintree/Pembroke Lakes South 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 Raintree/Pembroke Lakes South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Raintree/Pembroke Lakes South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Raintree/Pembroke Lakes South home worth?
Get a no-obligation home value based on real comparable sales in Raintree/Pembroke Lakes South, 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 Raintree/Pembroke Lakes South?
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: September 22, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2025 (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.
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 local comps.
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See how Raintree/Pembroke Lakes South fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Raintree/Pembroke Lakes South
Where is Raintree/Pembroke Lakes South?
Raintree/Pembroke Lakes South is a community in Pembroke Pines, Broward County, Florida, ZIP 33025.
Are there homes for sale in Raintree/Pembroke Lakes South right now?
No active listings inside Raintree/Pembroke Lakes South at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Raintree/Pembroke Lakes South have an HOA or CDD?
No HOA is on record for Raintree/Pembroke Lakes South 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.
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