Westview Condominium No S
Homes for Sale in Pembroke Pines, FL

Westview Condominium No S market snapshot (as of July 15, 2026): the median sale price is about $339K ($230 per sq ft over the trailing 12 months of closed sales), and a median 107 days on market for closed sales.

Westview Condominium No S is a low-amenity condo enclave in Pembroke Pines where the median sale of $339,000 reflects straightforward value: square footage, condition, and location convenience, with no resort-style perks to inflate the price or the fee.

Current MLS data show no shared amenities—no pool, no fitness center, no gated entry mentioned in active or recent listings. That absence is not a defect; it's a business model. Buyers here pay for their four walls and a Broward address, not for a lifestyle package. The median price per square foot of $230 slots Westview into the middle tier of west Broward condos, below newer or amenity-rich complexes and above older walk-ups with deferred capital needs.

The 107-day median time on market is honest friction. Four closings since mid-March is a narrow data set, but the pattern is consistent with a market where financing contingencies, inspection negotiations, and estoppel review all take their full course. Sellers succeed when they price the unit as-is, disclose everything, and resist the temptation to chase a comp from a different building with different reserves. Buyers succeed when they budget for what the building will need in the next levy cycle—roof, paving, elevator if applicable—and adjust their offer accordingly.

Location within Pembroke Pines offers access to Pines Boulevard retail, the Turnpike for commuters, and proximity to Miramar and western Broward employment. The condo itself does not manufacture value through shared facilities; it delivers value through relative affordability and low carrying cost if the HOA is well-reserved. Verify the reserve study and the last special-assessment history before you write an offer.

Momentum Realty knows the difference between a condo priced for its amenities and one priced for its lack of them. We pull HOA financials, compare reserve balances against the last engineering report, and tell you whether the current fee is sustainable or a special assessment is on the horizon. In a community with 107 days of market time, our agents negotiate from data—condition adjustments, days-on-market leverage, and realistic appraised value—so you don't overpay for a unit the lender will flag. We represent your interest, not the median, and we'll walk you away from a deal when the building's fundamentals don't support the ask.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.