Westview Sec 3 Part 2
Homes for Sale in Pembroke Pines, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Westview Sec 3 Part 2 is a subsection of a larger Pembroke Pines development, and the current median of $570K reflects a mix of resale product in a market that turned sharply over the past twelve months. Price-per-foot at $433 tells you these are traditional single-family homes, not new construction or luxury-tier finishes. With only three closings in the window, the median is a snapshot of what traded—not a comprehensive range.
Six days on market signals decisive buyer activity when the right home appears, but the 6.6 percent year-over-year decline says negotiation latitude exists for patient buyers. Sellers need to price to condition and comparables; the days of automatic bidding wars are behind us here.
Westview Sec 3 Part 2 right now
🟡 Off the recent peak. The trailing-12-month median ($570K) is down 6.6% from the prior 12 months ($610K). With about 5 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 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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 3 Part 2 market snapshot (as of July 15, 2026): the median sale price is about $570K ($433 per sq ft over the trailing 12 months of closed sales), and a median 6 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level Beaches MLS closed sales (3 closings in the current window).
Westview Sec 3 Part 2 sits in the broader Westview tapestry of Pembroke Pines, a Broward suburban cluster built without resort amenities or master-planned infrastructure. Homes trade on location, layout, and maintenance rather than shared facilities.
Who Westview Sec 3 Part 2 is best for.
Best for
- Buyers with capital reserves to address deferred maintenance who value neighborhood location over amenity access
- Move-up purchasers selling a condo or townhome and seeking traditional single-family floor plans in established Pembroke Pines
- Investors comfortable with long hold periods and tenant turnover in a no-frills, condition-sensitive resale market
Probably not for
- Buyers stretching to the median who cannot budget another ten to twenty thousand for near-term capital improvements
- First-time purchasers expecting turnkey condition and included HOA facilities at this price point
- Flippers counting on quick equity rebound in a segment down year-over-year and sensitive to appraisal comps
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 ($570K) IS the median in the snapshot above, and the move from 2025 ($610K) IS the -6.6% one-year change.
Windows contain 0 to 7 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 3 Part 2 buying strategy.
If we were buying in Westview Sec 3 Part 2 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 3 Part 2.
What the data tells us
The subsection designation—Sec 3 Part 2—means you are buying into a slice of a larger platted neighborhood, often with subtle street-to-street variation in lot size, architecture vintage, or builder. MLS records show no community amenities, so value here is strictly in the home itself and Pembroke Pines' municipal services and schools.
Three closings over the measurement window is a thin sample, so treat the median as indicative rather than definitive. The combination of a sub-week DOM and a modest year-over-year price retreat suggests homes that show well and price competitively still move, but overreach is punished. The market-heat score of 56 reflects equilibrium—neither panic nor frenzy.
At $433 per square foot, you are in territory typical of well-kept but not extensively renovated inventory. Expect tile floors, laminate countertops, older appliances, and original baths unless the listing explicitly documents upgrades. Condition variance is wide in mature Pembroke Pines sections, so due diligence on roof, HVAC, and plumbing age is non-negotiable.
The location and the amenities are priced into every listing in Westview Sec 3 Part 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-inventory subsection like Westview Sec 3 Part 2, expertise in the broader Pembroke Pines comp universe is what separates a fair offer from an overpay. Momentum agents track condition-adjusted pricing across Westview's multiple sections, know which streets trade at premium and which lag, and will walk you away from a home that needs more capital than the neighborhood will return. We also coordinate inspections with contractors who understand South Florida's concrete-block and stucco realities, so you close with full transparency on deferred maintenance.
Westview Sec 3 Part 2 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 3 Part 2 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 3 Part 2 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 3 Part 2, 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 3 Part 2 home worth?
Get a no-obligation home value based on real comparable sales in Westview Sec 3 Part 2, 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 homes for sale in Westview Sec 3 Part 2 on the map →
Frequently Asked Questions
What is the median home price in Westview Sec 3 Part 2?
How long do homes in Westview Sec 3 Part 2 take to sell?
Who is the best real estate agent for Westview Sec 3 Part 2?
How do I find a top Pembroke Pines real estate agent who knows Westview Sec 3 Part 2?
Can Momentum Realty connect me with an agent for Westview Sec 3 Part 2?
Should you buy in Westview Sec 3 Part 2?
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 2012 (60 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.
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.