Suffolk
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Suffolk in Pembroke Pines is trading at a $200,000 median and $154 per square foot, which puts it in the rare air of genuinely accessible Broward County inventory. At these numbers, you're buying into an established neighborhood where condition and lot position will drive individual pricing more than community premium. The 71-day median time on market tells you this isn't a bidding-war environment—buyers are doing their homework, and sellers who price right are closing.
The 208% appreciation since 2012 reflects broader South Florida momentum, not Suffolk-specific scarcity. Seven closings in the trailing window show consistent but modest transaction volume. For buyers, that means less competition and more room to negotiate on the right property. For sellers, it means staging and pricing discipline matter—your home has to earn attention in a market where alternatives exist.
The 60-Second Overview
Suffolk market snapshot (as of July 15, 2026): the median sale price is about $200K ($154 per sq ft over the trailing 12 months of closed sales), and a median 71 days on market for closed sales.
Suffolk offers Broward County access at a price point that has largely disappeared elsewhere in the metro, with market conditions that favor prepared buyers willing to evaluate individual properties on their merits.
Who Suffolk is best for.
Best for
- First-time buyers with strict budgets who want Broward County location and are prepared to evaluate homes on a case-by-case basis
- Investors targeting affordable South Florida inventory where the basis allows for positive cash flow or value-add repositioning
- Downsizers or second-home buyers prioritizing low entry cost and Pembroke Pines access over community amenities
Probably not for
- Buyers expecting resort amenities, a clubhouse, or a pool—Suffolk's appeal is price and location, not shared facilities
- Those hunting a prestige address or a neighborhood brand that signals status—this is utilitarian Broward housing stock
- Buyers unwilling to inspect carefully or negotiate on condition—individual property quality varies, and the market rewards diligence
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 ($200K) IS the median in the snapshot above.
Windows contain 1 to 19 sales each (7 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 Suffolk buying strategy.
If we were buying in Suffolk 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 Suffolk.
What the price per square foot tells you
At $154 per square foot, Suffolk sits well below the Broward median, which immediately tells you something about the product and the buyer pool. This is not a neighborhood trading on luxury finishes or resort-style amenities—no community pool, no clubhouse identified in current listings. You're buying location and structure, and the value equation depends entirely on what the individual home offers: layout, condition, lot, updates.
The 71-day median DOM is longer than the hot-market suburbs but shorter than distressed inventory. It reflects a functional market where properly priced homes move and overpriced ones sit. Buyers have time to inspect, compare, and negotiate. Sellers need to be realistic—this is not a market that rewards aspiration pricing.
The $200,000 median is the headline, but understand that figure as a center point in a range shaped by condition and lot appeal. A well-maintained home with a desirable configuration will command more per foot; a property needing work or backing to a busy road will trade below the median. The market is rewarding specifics, not the Suffolk name alone.
The location and the amenities are priced into every listing in Suffolk. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Suffolk requires an agent who understands value at this price point and knows how to evaluate condition, deferred maintenance, and competitive positioning within a modest inventory flow. Momentum's team brings institutional-grade market analysis to every price tier—we'll walk you through comps, flag inspection priorities, and help you distinguish between a home that's fairly priced and one that's sitting for a reason. If you're selling, we'll tell you what updates move the needle and which ones don't pencil at this median, and we'll price and stage your listing to close in that 71-day window, not chase it for months.
Suffolk 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 Suffolk 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 Suffolk sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Suffolk, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Suffolk home worth?
Get a no-obligation home value based on real comparable sales in Suffolk, 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 homes for sale in Suffolk on the map →
Frequently Asked Questions
What is the median home price in Suffolk?
How long do homes in Suffolk take to sell?
Have Suffolk home prices gone up?
Who is the best real estate agent for Suffolk?
How do I find a top Pembroke Pines real estate agent who knows Suffolk?
Can Momentum Realty connect me with an agent for Suffolk?
Should you buy in Suffolk?
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 2006 (163 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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