Towngate 156-11 B
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Towngate is a small townhome pocket in Pembroke Pines, and this particular sub-section saw nine closings in the trailing window at a median of $615K and $321/SF. The median time on market was just over a month, typical for attached product in Broward when priced correctly. The year-over-year retreat of ten percent reflects broader South Florida recalibration after the post-pandemic run; since 2012, the gain remains substantial.
The market heat score of 32 signals a buyer-favoring environment—inventory is present, negotiation is real, and sellers who price aggressively sit. If you're buying, condition and location within the broader Towngate footprint will determine value more than list price. If you're selling, expect appraisal scrutiny and be prepared to justify your number with comps, not hope.
Towngate 156-11 B right now
🔴 Off the recent peak. The trailing-12-month median ($615K) is down 10.2% from the prior 12 months ($685K) and up 191% 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: Medium (9 and 11 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
Towngate 156-11 B market snapshot (as of July 15, 2026): the median sale price is about $615K ($322 per sq ft over the trailing 12 months of closed sales), and a median 31 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months and up 191% since 2012, computed from record-level Beaches MLS closed sales (9 closings in the current window).
A townhome enclave in Pembroke Pines with modest recent transaction volume, currently cooling after years of appreciation and now trading in a market that rewards patience and precision.
Who Towngate 156-11 B is best for.
Best for
- Buyers with budgets near the median seeking attached homes in Pembroke Pines who value equity history and commute access over resort amenities
- Investors or owner-occupants comfortable analyzing condition and negotiating in a cooling market with modest transaction volume
- Downsizers or first-move-up buyers prioritizing location and price per square foot discipline over new construction or HOA perks
Probably not for
- Buyers requiring community pools, clubhouses, or structured amenity packages as part of the value proposition
- Those expecting rapid appreciation or unable to weather potential further price adjustments in a market heat 32 environment
- Purchasers who lack patience for comps analysis or need high transaction volume and liquidity confidence for near-term resale
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 ($615K) IS the median in the snapshot above, and the move from 2025 ($685K) IS the -10.2% one-year change.
Windows contain 5 to 57 sales each (9 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 Towngate 156-11 B buying strategy.
If we were buying in Towngate 156-11 B 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 Towngate 156-11 B.
What the numbers tell us about Towngate right now
Nine closings is a thin sample, but it's enough to sketch the contours: median price of $615K, median price per square foot of $321, and homes moving in about a month when they're priced to the market. The ten-percent year-over-year decline is consistent with what we're seeing across Broward's attached inventory—sellers adjusting to the end of the bidding-war era, buyers negotiating again.
The longer lens matters here: up 191 percent since 2012 means homeowners who bought before or just after the last cycle still carry meaningful equity, even after the recent pullback. But today's buyer is operating in a different regime. The market heat score of 32 confirms it: this is not a take-it-or-leave-it market. You have time to inspect, compare, and negotiate. Sellers who understand that will close; those who don't will chase the market down.
No community amenities are identified in current listings, so value here is a function of the home itself—layout, condition, updates—and Pembroke Pines' broader infrastructure: access to the Turnpike, proximity to shopping and employment nodes, and the practical advantages of Broward's western suburbs. If you need resort-style HOA perks, this is not the play. If you want attached living with equity history and commute access, it may be.
The location and the amenities are priced into every listing in Towngate 156-11 B. 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 Towngate 156-11 B 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 (7.0). Basis: Long-Term Appreciation +191% since 2012; Recent Direction -10.2% year-over-year; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Thin transaction volume and volatile year-over-year moves demand comps discipline and appraisal fluency—exactly where a broker earns the commission. Momentum's analysts pull the full Broward townhome tape, identify which closes are signal and which are noise, and position your offer or list price accordingly. In a market heat 32 environment, the difference between a broker who knows the data and one who guesses is measured in thousands of dollars and weeks on market. We do the former.
Towngate 156-11 B 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 Towngate 156-11 B 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 Towngate 156-11 B sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Towngate 156-11 B, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Towngate 156-11 B home worth?
Get a no-obligation home value based on real comparable sales in Towngate 156-11 B, 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 Towngate 156-11 B?
How long do homes in Towngate 156-11 B take to sell?
Have Towngate 156-11 B home prices gone up?
Who is the best real estate agent for Towngate 156-11 B?
How do I find a top Pembroke Pines real estate agent who knows Towngate 156-11 B?
Can Momentum Realty connect me with an agent for Towngate 156-11 B?
Should you buy in Towngate 156-11 B?
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 2003 (254 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.
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