Westview
Condos for Sale in Pembroke Pines, FL
All 859 homes for sale in Pembroke Pines, FL · median $310,000 · 454 condos for sale in Pembroke Pines · 106 homes for sale in 33024 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 1 closed sale in Westview Condominium No T in Pembroke Pines, FL, the most recent in July 2026. 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).
Part of WestView, Pembroke Pines, FL — see all WestView homes for sale (6 listings across 8 sections in the MLS).
Westview Condominium No T sits in Pembroke Pines with almost no recent transaction data—just two closings over the past two years. That thin volume makes it impossible to establish a reliable price trend or median; any figure we could cite would reflect individual unit conditions rather than market consensus. When you see this kind of dormancy, you're looking at a community where owners hold rather than flip, where turnover happens on personal timelines, not market cycles.
For a buyer, this means diligence becomes everything. You won't have three comparable sales from the past quarter to anchor your offer; you'll rely on condition, maintenance records, and association financials. For a seller, expect a longer runway—your buyer pool is narrow, and comps won't do the marketing work for you. If you need liquidity or a predictable close timeline, communities with regular velocity will serve you better.
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 Westview 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
Westview Condominium No T is a low-turnover enclave in Pembroke Pines where scarcity of recent sales makes pricing discovery more art than science. Buyers and sellers alike navigate a market that moves on individual circumstances rather than visible trends.
BeachesMLS sales records identify 11 homes in Westview Condominium No T that have changed hands since 2012, built between 1978 and 1985 (median 1979), with a median living area of about 1,472 sq ft and a typical 3-bedroom, 2.5-bath layout; 73% 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 Westview Condominium is best for.
Best for
- Buyers with flexible timelines who prefer negotiating one-on-one over competing in multiple-offer scenarios
- Investors or owner-occupants comfortable underwriting condo associations on financials and governance rather than market velocity
- Cash or well-qualified financed buyers who can move decisively when the rare listing appears
Probably not for
- Buyers who rely on tight comparable-sales grids to validate every offer decision
- Anyone purchasing with a firm move-out date from a lease or a simultaneous sale closing elsewhere
- Investors prioritizing liquidity and short hold periods with confidence they can exit on their own schedule
The market around Westview Condominium
Westview Condominium is too small for its own price trend, so here is the market around it.
In ZIP 33024, 301 homes are on the market and 23% are under contract — a steady corner of Pembroke Pines.
Across Broward County, 14,784 homes are active and 2,812 pending (16% under contract).
In ZIP 33024 (Pembroke Pines), 147 homes closed in the last 12 months at a median of $495K ($382/sq ft), with a median 38 days on market. Right now 36 active and 11 pending listings put supply at about 2.9 months — a balanced market. See the live ZIP 33024 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Westview Condominium specifically. Momentum Research analysis of MLS records.
The Westview Condominium buying strategy.
If we were buying in Westview Condominium 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 Westview Condominium.
What scarcity means for your transaction
With only two recorded closings in two years, Westview Condominium No T operates outside the rhythm of Broward's more active condo inventory. There's no monthly absorption rate to parse, no median-days-on-market to benchmark against. What you get instead is a community where each sale is its own event, shaped by the specific unit's floor plan, renovation state, and the seller's motivation rather than by competitive pressure from neighboring listings.
That illiquidity cuts both ways. A buyer gains negotiating leverage—there's no feeding frenzy, no weekend bidding wars—but loses the safety net of fresh comps. You'll want a sharp inspector and a close read of the association's reserve study and budget. A seller faces the mirror image: no comp pressure means you set your price with conviction, but you also wait for the one buyer who wants exactly what you have, in exactly this building, at exactly this moment. If your closing deadline is firm or your next purchase is already under contract, this is not the place to test the market.
The location and the amenities are priced into every listing in Westview Condominium. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the MLS offers almost no recent transaction texture, you need a broker who knows how to price and market without leaning on comps. Momentum's analysts pull county records, track association health, and comp across Pembroke Pines condo stock to build the valuation story your appraisal—and your negotiation—will require. We also know when to walk; if the HOA financials or deferred maintenance don't pencil, we'll tell you before you're in contract, not after.
Westview Condominium in 15 seconds.
Tools for a Westview Condominium 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 Westview Condominium sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westview Condominium, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Westview Condominium home worth?
Get a no-obligation home value based on real comparable sales in Westview Condominium, 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 Westview Condominium?
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 2026-11-06 |
| Historical depth | Closed-sale records back to 2026 (1 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 Westview Condominium No T
Development, infrastructure, retail, and school activity affecting Westview Condominium No T, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Beauty retailer Miss A lists a coming-soon store at Pembroke Lakes Mall
Dallas-based affordable beauty and lifestyle chain Miss A shows a Pembroke Lakes Mall location at 11401 Pines Blvd as coming soon on its store locator. The company has not announced an opening date or store size. A second new Florida store is planned in Wellington.
What it may mean for the marketA new value-priced beauty retailer would add to the in-mall retail mix at Pembroke Lakes, giving nearby shoppers another option close to home. The site is about 2 miles south of Westview Condominium No T.
Source: What Now Miami - October 2026Development
Sunbeam Properties self-funds $1B first phase of Miramar Cove, with foundation work underway
Sunbeam Properties is funding the first phase of Miramar Cove on 125 acres at 11125 Miramar Parkway with family capital rather than debt. Phase one is planned to include 2,874 apartments, about 400K SF of retail, dining and entertainment, 125K SF of office and a 185-key hotel around a 5.5-acre cove. Foundation work has started on the first two apartment buildings, with phase one targeted for completion by the end of 2028.
What it may mean for the marketThe project would add thousands of apartments plus retail, office and hotel space in southwest Broward, expanding local rental supply, dining and shopping options, and on-site employment near the Miami-Dade line. The site is about 5 miles south of Westview Condominium No T.
Source: Bisnow - 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 8 miles northeast of Westview Condominium No T.
Source: Bisnow - 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 5 miles northeast of Westview Condominium No T.
Source: Florida YIMBY - September 2026Infrastructure
Miramar commission approves agreements for Pembroke Road widening to U.S. 27
The Miramar City Commission approved easement, maintenance and construction agreements, including one with FDOT for the U.S. 27 intersection, for widening Pembroke Road from two to four lanes. The project is funded through the Broward County surtax. Design was about 90 percent complete and construction is expected to start in early 2027.
What it may mean for the marketA four-lane connection to U.S. 27 would add an east-west commuting route for western Miramar and Pembroke Pines. The site is about 7 miles southwest of Westview Condominium No T.
Source: Citizen Portal (Miramar City Commission meeting) - 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 north of Westview Condominium No T.
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.
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. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Westview Condominium No T fits the bigger picture — live prices, inventory, and Momentum Scores:
