Westview Sec 2 Part 1 Ame
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Westview Sec 2 Part 1 Ame is a small-volume residential section of Pembroke Pines where price is set almost entirely by condition and interior updates. The median of $545K reflects properties that have kept pace with modern buyer expectations; homes that have not typically sit. At $345 per square foot, you are paying Broward pricing for a location that lacks the master-planned amenities or marquee proximity that usually justify it.
The market here is slow—median days on market at 92, only three closings in the window, and a year-over-year price decline of 13.8 percent. That decline tells you sellers who priced aggressively last year did not find buyers; the transactions that closed were the ones that came to market. If you are buying, expect negotiation room. If you are selling, price and condition discipline will be the difference between a listing and a sale.
Westview Sec 2 Part 1 Ame right now
🔴 Off the recent peak. The trailing-12-month median ($545K) is down 13.8% from the prior 12 months ($632K). 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 (3 and 10 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
Westview Sec 2 Part 1 Ame market snapshot (as of July 15, 2026): the median sale price is about $545K ($345 per sq ft over the trailing 12 months of closed sales), and a median 92 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level Beaches MLS closed sales (3 closings in the current window).
A quiet residential enclave in Pembroke Pines with no community amenities and a median price of $545K, where recent turnover has been light and the year-over-year market has repriced by double digits.
Who Westview Sec 2 Part 1 Ame is best for.
Best for
- Buyers with a budget near the median who prioritize location over amenities and are comfortable with a slower-moving resale market.
- Investors or owner-occupants who can identify undervalued homes with deferred maintenance and have the capital and timeline to renovate.
- Buyers who need central Broward access and are willing to trade community features for a stand-alone single-family footprint.
Probably not for
- Buyers who expect resort-style amenities, a clubhouse, or any shared recreational infrastructure.
- Anyone who needs predictable resale velocity or wants to be in a high-turnover, high-visibility subdivision.
- Buyers on a tight timeline who cannot afford an extended negotiation period or homes that may need inspection-driven credits.
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 ($545K) IS the median in the snapshot above, and the move from 2025 ($632K) IS the -13.8% one-year change.
Windows contain 1 to 10 sales each (3 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 Westview Sec 2 Part 1 Ame buying strategy.
If we were buying in Westview Sec 2 Part 1 Ame 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 Sec 2 Part 1 Ame.
What the numbers mean right now
Three closings over the measurement window and 92 days on market tell you this is not a subdivision where properties move on momentum or name recognition. Buyers here are doing their homework, walking multiple times, and negotiating. The 13.8 percent year-over-year decline is material—it reflects a repricing after a period when sellers tested the high end of the market and found resistance.
At $345 per square foot, the value proposition depends entirely on what the individual home offers. There are no resort-style pools, no gated entry, no walkable retail or trail system to lean on. What you are buying is the house itself and its proximity to central Pembroke Pines services and commuting corridors. Condition, layout, and any recent capital investment become the entire pricing story.
The market heat score of 11 and the DOM figure both point to the same reality: this is a buyer's negotiation environment. Sellers who price at or slightly below recent comps and present a home that shows well will still find buyers, but the days of multiple offers or list-price certainty are not here. If you are a buyer with time and an eye for value, this is the kind of market where patience pays.
The location and the amenities are priced into every listing in Westview Sec 2 Part 1 Ame. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a slow-turn, condition-driven market like Westview, pricing and presentation discipline separate sold from stale. Momentum brings comparative sale analysis that reflects what actually closed—not what was listed—and candid counsel on whether a property will compete or sit. We know when to walk, when to negotiate, and when a home's price does not match its condition. You get a broker who will tell you the truth about a listing before you write the offer.
Westview Sec 2 Part 1 Ame 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 Westview Sec 2 Part 1 Ame 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 Sec 2 Part 1 Ame sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westview Sec 2 Part 1 Ame, 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 Sec 2 Part 1 Ame home worth?
Get a no-obligation home value based on real comparable sales in Westview Sec 2 Part 1 Ame, 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 Westview Sec 2 Part 1 Ame?
How long do homes in Westview Sec 2 Part 1 Ame take to sell?
Who is the best real estate agent for Westview Sec 2 Part 1 Ame?
How do I find a top Pembroke Pines real estate agent who knows Westview Sec 2 Part 1 Ame?
Can Momentum Realty connect me with an agent for Westview Sec 2 Part 1 Ame?
Should you buy in Westview Sec 2 Part 1 Ame?
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 2014 (68 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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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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