The Courtyards
Homes for Sale in Pembroke Pines, FL
All 859 homes for sale in Pembroke Pines, FL · median $310,000 · 266 homes for sale in 33027 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 19 closed sales in The Courtyards in Pembroke Pines, FL since 2006, the most recent in March 2025. 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 833 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).
The Courtyards sits in Pembroke Pines with zero closings in our current data window, which means we're working without recent pricing signals or velocity indicators. That doesn't mean the community is dormant—it means you're looking at a pocket where inventory turnover is infrequent enough that any listing becomes a negotiation on its own merits, not a comp-driven exercise.
For buyers, the lack of recent transactions cuts both ways: you won't have tight comps to anchor your offer, but you also won't be bidding into a hot streak. For sellers, it's a patient market—your pricing strategy will need to lean on broader Pembroke Pines trends and condition-driven positioning, because there's no internal momentum to ride.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside The CourtyardsHomes for Sale in Pembroke Pines, FL 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
A Pembroke Pines enclave with limited recent transaction history, meaning each listing is priced and negotiated on individual condition and location merit rather than neighborhood velocity.
BeachesMLS sales records identify 12 homes in The Courtyards that have changed hands since 2009, built between 1981 and 2000 (median 1997), with a median living area of about 1,456 sq ft and a typical 3-bedroom, 2-bath layout; 75% are townhomes. 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 The Courtyards is best for.
Best for
- Buyers who can underwrite a home on condition and location without leaning on a tight cluster of recent comps
- Investors or end-users comfortable with longer hold periods and less neighborhood-level liquidity
- Anyone looking for negotiation leverage that comes from the absence of competing offers and hot comp trails
Probably not for
- Buyers who need recent transaction velocity to feel confident in their pricing or resale timeline
- Anyone expecting a fast flip or counting on predictable appreciation driven by neighborhood momentum
- Purchasers whose lenders require hyper-local comps within a narrow radius and time window
The market around The Courtyards
The Courtyards is too small for its own price trend, so here is the market around it.
In ZIP 33027, 524 homes are on the market and 24% are under contract — a steady corner of Pembroke Pines.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33027 (Pembroke Pines), 250 homes closed in the last 12 months at a median of $105K ($128/sq ft), down 17.6% year over year, with a median 88 days on market. Right now 82 active and 9 pending listings put supply at about 3.9 months — a soft market. See the live ZIP 33027 housing market and the Broward County market.
ZIP and county figures describe the wider market, not The Courtyards specifically. Momentum Research analysis of MLS records.
The The Courtyards buying strategy.
If we were buying in The Courtyards 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 The Courtyards.
What moves the market when comps are scarce
Without a steady drumbeat of closings, The Courtyards operates more like a collection of individual opportunities than a trend-driven micro-market. Pricing becomes a function of condition, lot position, and how closely the home tracks with comparable product elsewhere in Pembroke Pines. Buyers should expect to do more work validating value across the broader city; sellers should expect longer market times and more negotiation elasticity.
The upside of thin velocity is that you're not competing with a dozen other offers or racing a hot comp from last week. The downside is that appraisals require a wider geographic net, and your lender will need comps from adjacent communities to make the file work. If you're the kind of buyer who wants to see five recent sales to confirm you're getting a deal, this isn't that place. If you're comfortable evaluating a home on its own terms and negotiating without a tight benchmark, the lack of noise can be an advantage.
The location and the amenities are priced into every listing in The Courtyards. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In thin-transaction pockets like The Courtyards, you need a broker who can build a pricing narrative from broader market context and defend it to an appraiser or a skeptical buyer. We pull comps across Pembroke Pines, layer in condition and location adjustments, and structure offers or list prices that hold up under scrutiny when there's no recent sale next door to point to. We also know when to walk—if a seller is anchored to a number the wider market won't support, we'll tell you before you waste time on due diligence.
The Courtyards in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 The Courtyards 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 The Courtyards sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Courtyards, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Courtyards home worth?
Get a no-obligation home value based on real comparable sales in The Courtyards, 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 The Courtyards?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (19 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 The Courtyards
Development, infrastructure, retail, and school activity affecting The Courtyards, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- 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 14 miles northwest of The Courtyards.
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 5 miles northwest of The Courtyards.
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 5 miles east of The Courtyards.
Source: Hoodline - 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 2 miles west of The Courtyards.
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 4 miles east of The Courtyards.
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 8 miles northwest of The Courtyards.
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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Common questions about The Courtyards
Where is The Courtyards?
The Courtyards is a community in Pembroke Pines, Broward County, Florida, ZIP 33027 / 33063 / 33065 / 33308 / 33325.
Are there homes for sale in The Courtyards right now?
No active listings inside The Courtyards at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does The Courtyards have an HOA or CDD?
No HOA is on record for The Courtyards 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.
