Southbridge
Homes for Sale in Pembroke Pines, FL
All 856 homes for sale in Pembroke Pines, FL · median $299,750 · 116 townhomes for sale in Pembroke Pines · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
Southbridge is a community in Pembroke Pines, Broward County, FL. 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 834 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).
Southbridge homes are priced on condition and finish more than community cachet. With a median of $372K and price per square foot at $354, this is squarely mid-market Pembroke Pines—attractive for buyers prioritizing interior space over resort amenities or prestige addresses. The neighborhood delivers quiet residential blocks without the HOA infrastructure or clubhouse appeal that commands premiums elsewhere in Broward.
The market here is soft but not stalled. Median days on market sits at 42, and the year-over-year slide of 4.6 percent reflects broader Broward recalibration after the post-pandemic run-up. Three closings in the observation window confirm steady but modest activity. Sellers need to price sharply; buyers have negotiating room and time to evaluate condition carefully before committing.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Southbridge 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
Southbridge is an established Pembroke Pines neighborhood offering detached homes in a quiet, non-amenitized setting—value driven by layout and upkeep rather than community features or location prestige.
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 Southbridge is best for.
Best for
- First-time buyers with stable income who value predictable monthly costs and can handle minor updates over time without stretching the purchase budget.
- Buyers relocating to Broward who need space and school proximity but do not require resort-style community features or a prestige address.
- Investors comfortable with long hold periods and tenant placement in a stable, unglamorous rental market where condition drives occupancy more than location alone.
Probably not for
- Buyers expecting rapid equity gains or counting on appreciation to justify overpaying for a project property.
- Anyone seeking golf, pools, clubhouses, or active HOA social programming—Southbridge offers none of that infrastructure.
- Flippers or short-term buyers counting on quick market momentum; the 42-day median and soft year-over-year trend require patience and realistic pricing.
The market around Southbridge
Southbridge is too small for its own price trend, so here is the market around it.
Across Broward County, 14,784 homes are active and 2,812 pending (16% under contract).
ZIP and county figures describe the wider market, not Southbridge specifically. Momentum Research analysis of MLS records.
The Southbridge buying strategy.
If we were buying in Southbridge 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 Southbridge.
What the market posture tells you
The 42-day median time on market and modest closing count point to a neighborhood where inventory moves, but not quickly. Buyers are selective, and sellers who chase list price without addressing deferred maintenance or dated interiors tend to sit. The market heat score of 28 confirms this is a buyer's environment—leverage is on the offer side, and appraisal gaps are rare but inspection-driven renegotiations are common.
Condition is king here. Southbridge lacks the community pool, gated entry, or HOA programming that can lift mediocre homes in more amenitized subdivisions. What you see in the house is what sets the price: updated kitchens, functional HVAC, roof age, and flooring all move the needle more than the name on the entrance sign. The median price per square foot of $354 is reasonable for Pembroke Pines, but it reflects a market where buyers expect turn-key readiness or a corresponding discount for projects.
The longer-term appreciation story is notable—up 222 percent since the benchmark period—but that chapter is behind us. The current 4.6 percent year-over-year decline shows the market digesting affordability limits and higher carry costs. This is not a speculative play; it is a place to live with equity building as a secondary benefit, not the headline.
The location and the amenities are priced into every listing in Southbridge. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Southbridge rewards the prepared buyer and punishes the hasty one. Our agents walk every property with an eye for deferred maintenance, permit history, and the small details that shift value in non-amenitized neighborhoods. We price opinions honestly, we know when to walk, and we build offers that reflect actual condition—not list-price optimism. If you are selling, we tell you what the next buyer's inspector will flag and how to address it before it kills your deal at the eleventh hour.
Southbridge in 15 seconds.
Tools for a Southbridge 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 Southbridge sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Southbridge, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Southbridge home worth?
Get a no-obligation home value based on real comparable sales in Southbridge, 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 Southbridge?
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: November 10, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-11-06 |
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 Southbridge
Development, infrastructure, retail, and school activity affecting Southbridge, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Tamarac approves two-story community center on former Shaker Village clubhouse site
At its October 14 meeting the Tamarac commission approved a site plan for a 12,670 SF two-story community center at Eastside Community Park, with a tennis court, basketball court, playground and 50 parking spaces. The city bought the site in January 2025 for about $1.94M using a Florida Forever grant, and rezoned it to recreation in January 2026. Commissioners debated whether the parking is sufficient for large events.
What it may mean for the marketThe project would add indoor and outdoor recreation amenities in east Tamarac, though limited on-site parking may lead to event-day overflow onto nearby park lots. The site is about 1 mile west of Southbridge.
Source: Tamarac Talk - 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 11 miles west of Southbridge.
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 4 miles southwest of Southbridge.
Source: Bisnow - October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 10 miles southeast of Southbridge.
Source: Hoodline - 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 10 miles southeast of Southbridge.
Source: Nomad Lawyer - 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 7 miles southwest of Southbridge.
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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