Westview Sec One Part Two
Homes for Sale in Pembroke Pines, FL

Westview Sec One Part Two market snapshot (as of July 15, 2026): the median sale price is about $529K ($337 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level Beaches MLS closed sales (3 closings in the current window).

A Pembroke Pines subdivision where recent pricing pressure has created buyer opportunity, but where the small sample size and lack of standout amenities mean every purchase decision turns on the individual property and your broker's ability to read the comparable sales.

This is a neighborhood where the home itself—square footage, layout, condition, yard—drives value more than the community name. MLS records show no HOA amenities, no pool or clubhouse, no gates. You are buying a house and a Pembroke Pines location, not a resort-style lifestyle or a brand that commands a premium.

The three closings over the measurement window make every comparable critical. One outdated interior or one fully renovated kitchen can swing the per-square-foot number by twenty or thirty dollars, and that matters when your offer is on the table. Buyers need an agent who pulls every recent sale, walks the block, and understands what condition really costs to replicate. Sellers need someone who can articulate why your updates justify a different price than the REO two streets over.

The median time on market—just over a month—tells you this is not a flip-and-relist market. Homes that show well and price to current comps will find a buyer, but you will field questions, schedule second showings, and likely negotiate. The year-over-year decline reflects broader Broward recalibration, not a Westview-specific problem, but it does mean appraisals will be conservative and lenders will scrutinize your contract price against recent closes.

In a subdivision with no amenity story and a three-sale sample, your edge is transaction intelligence—live comp analysis, honest pricing counsel, and the ability to structure an offer or a listing that reflects what actually closed, not what Zillow guesses. Momentum's analysts track every Broward close, and our agents will tell you when a property is overpriced or when your renovation budget does not pencil. We work for clients who want the truth before they write the check, and in Westview Sec One Part Two, that clarity is the difference between a smart buy and a year of regret.

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