Villas Lakes
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Villas Lakes sits in the heart of Pembroke Pines, where price is set by age, condition, and how much updating has been done. At a median of $387,000, you're buying into a community where the spread between original-condition homes and renovated units is wide. The median price per square foot of $286.74 reflects that variability—some sellers have invested in kitchens and baths, others are offering turnkey-ready fixer opportunity.
The market here has cooled measurably. Four closings in the trailing window and a median time on market over 90 days tell you this is a negotiation environment, not a bidding-war sprint. Prices are down 11 percent year-over-year, which means sellers who bought recently may have limited room to move, but longtime owners—who've seen 183 percent appreciation since early in the last decade—often have flexibility. If you're patient and can evaluate condition with clear eyes, you have leverage.
Villas Lakes right now
🔴 Off the recent peak. The trailing-12-month median ($387K) is down 11.0% from the prior 12 months ($435K) and up 183% since 2012. With about 6 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: Low (4 and 5 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
Villas Lakes market snapshot (as of July 15, 2026): the median sale price is about $387K ($287 per sq ft over the trailing 12 months of closed sales), and a median 91 days on market for closed sales. The trailing-12-month median is down 11% from the prior 12 months and up 183% since 2012, computed from record-level Beaches MLS closed sales (4 closings in the current window).
Villas Lakes is a Pembroke Pines community trading on location and livability rather than resort-style amenities or new construction shine. The current market favors prepared buyers who can move decisively when the right home—at the right price, in the right condition—appears.
Who Villas Lakes is best for.
Best for
- Buyers with budgets near the median who are comfortable evaluating condition and negotiating based on what needs work.
- Investors or renovation-minded buyers who can identify below-median listings with upside and have the capital to execute updates.
- Broward-based buyers prioritizing location and school proximity over community amenities or gated-community lifestyle.
Probably not for
- Buyers who expect every home at this price point to be move-in ready with modern finishes and no deferred maintenance.
- Those seeking resort-style pools, fitness centers, or active community programming as part of the HOA package.
- Buyers who need to close quickly without time for due diligence, negotiation, or the patience to wait for the right listing in a slower market.
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 ($387K) IS the median in the snapshot above, and the move from 2025 ($435K) IS the -11.0% one-year change.
Windows contain 1 to 13 sales each (4 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 Villas Lakes buying strategy.
If we were buying in Villas Lakes 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 Villas Lakes.
What you're buying, and what sets the price
Villas Lakes offers single-family and attached homes in a Broward County location that balances access to employment corridors, retail, and the Turnpike with a quieter, residential feel. There are no community amenities flagged in current MLS data, so you're not paying an HOA premium for pools, clubhouses, or gatehouse security. What you're paying for is the home itself and the Pembroke Pines address.
Condition drives everything here. The median of $387,000 reflects a market where some homes have original finishes, popcorn ceilings, and Formica counters, while others have been fully modernized with quartz, stainless, and open floor plans. If you're handy or have a renovation budget, you may find value in a home priced below the median that needs cosmetic work. If you want move-in ready, expect to compete for the small number of fully updated listings, and be prepared to act when one hits.
The market has shifted. With a median time on market over 90 days and year-over-year prices down 11 percent, this is no longer a seller's market where every listing draws multiple offers in a weekend. Buyers have time to inspect, negotiate repairs, and walk away if the numbers don't work. Sellers who are realistic about condition and pricing are closing; those who aren't are sitting.
The location and the amenities are priced into every listing in Villas Lakes. 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 Villas Lakes 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 (5.6). Basis: Long-Term Appreciation +183% since 2012; Recent Direction -11.0% year-over-year; Pricing Power 90.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Momentum knows Broward's villa and townhome inventory cold, and we will tell you when a Villas Lakes listing is overpriced for its condition or when it represents genuine value relative to the median. In a market where days-on-market stretch past three months and inventory varies wildly in quality, you need an agent who can evaluate comps with precision, identify deferred maintenance before you're under contract, and negotiate from a position of data-backed strength. We work the MLS daily, we know what closed and what didn't, and we will walk you away from a deal that doesn't pencil—even if it costs us a commission.
Villas Lakes 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 Villas Lakes 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 Villas Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas Lakes home worth?
Get a no-obligation home value based on real comparable sales in Villas Lakes, 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 Villas Lakes?
How long do homes in Villas Lakes take to sell?
Have Villas Lakes home prices gone up?
Who is the best real estate agent for Villas Lakes?
How do I find a top Pembroke Pines real estate agent who knows Villas Lakes?
Can Momentum Realty connect me with an agent for Villas Lakes?
Should you buy in Villas Lakes?
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 2001 (153 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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