Westview
Homes for Sale in Pembroke Pines, FL
All 859 homes for sale in Pembroke Pines, FL · median $310,000 · 106 homes for sale in 33024 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Westview Sec One Pt Two is a community in Pembroke Pines, Broward County, FL. 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).
Westview Sec One Pt Two is a named subdivision in Pembroke Pines with no communal amenities—no pool, no clubhouse, no HOA infrastructure in the current listings. What you're buying is the home itself and the Pembroke Pines location. Pricing reflects condition, lot, and how the individual property compares to the wider Broward resale market, not resort-style community features.
With only one recorded closing in the trailing month, there's not enough transaction volume to establish a meaningful price trend or days-on-market baseline. Buyers should treat this as a small, quiet pocket where each listing stands on its own merits, and sellers need to price against the broader Pembroke Pines comps rather than relying on recent subdivision sales.
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 WestviewHomes for Sale in Pembroke Pines, FL 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
A small Pembroke Pines subdivision with no shared amenities and sparse recent transaction activity—value here is driven entirely by the individual home and lot, not community features.
BeachesMLS sales records identify 740 homes in Westview that have changed hands since 2001, built between 1972 and 2001 (median 1979), with a median living area of about 1,535 sq ft and a typical 3-bedroom, 2-bath layout; 83% are single-family homes. 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 is best for.
Best for
- Buyers hunting value in Pembroke Pines who will judge each home on its bones, not its subdivision letterhead.
- Investors or occupants comfortable with sparse recent sales data and willing to lean on broker comp analysis.
- Households prioritizing home features and municipal services over gated entries or resort amenities.
Probably not for
- Buyers who need a clubhouse, pool, or organized social calendar as part of the purchase.
- Anyone expecting a robust set of in-subdivision comps to validate offer price or appraisal.
- Buyers who want the market momentum and price discovery that come from frequent neighborhood turnover.
The market around Westview
Westview is too small for its own price trend, so here is the market around it.
In ZIP 33024, 299 homes are on the market and 25% are under contract — a steady corner of Pembroke Pines.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33024 (Pembroke Pines), 671 homes closed in the last 12 months at a median of $490K ($355/sq ft), up 0.4% year over year, with a median 41 days on market. Right now 105 active and 38 pending listings put supply at about 1.9 months — a healthy market. See the live ZIP 33024 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Westview specifically. Momentum Research analysis of MLS records.
The Westview buying strategy.
If we were buying in Westview 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.
A named plat, not a community
Westview Sec One Pt Two functions as a recorded plat subdivision in Broward County rather than a master-planned community. There are no tennis courts, no gates, no resident events. Homes here trade on their own condition, updates, lot size, and proximity to Pembroke Pines schools, shopping, and major corridors.
The single closing in the past month means inventory is either tightly held or there simply aren't many homes in the section. Either way, buyers won't find a deep set of recent comps within the subdivision itself. Underwriting a purchase here requires looking at the broader Pembroke Pines market and adjusting for specific property attributes—roof age, floor plan, garage configuration—because the neighborhood name alone won't guide pricing.
For sellers, that thin transaction history cuts both ways: you're not fighting five competing listings in the same community, but you also lack the price-discovery momentum that frequent sales generate. Condition and marketing precision matter more than subdivision prestige.
The location and the amenities are priced into every listing in Westview. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Low-volume subdivisions demand broker judgment, not algorithm outputs. Momentum pulls comps across adjacent Pembroke Pines neighborhoods, adjusts for condition and feature differences, and tells you what the home is actually worth—not what a plat map says it should be. We'll walk the property, flag deferred maintenance or hidden value, and price it to move or negotiate it to close, whichever side of the table you're on.
Westview in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 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 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westview, 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 home worth?
Get a no-obligation home value based on real comparable sales in Westview, 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?
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 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (34 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 Sec One Pt Two
Development, infrastructure, retail, and school activity affecting Westview Sec One Pt Two, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Broward September sales fall 9.7% as active listings drop 14% and condo median slides to $235,000
Miami Realtors reported Broward total home sales of 1,825 in September 2026, down 9.7% from a year earlier. The single-family median rose 2.4% to $641,500 while the condo median fell 14.6% to $235,000. Active listings fell 14% to 13,933, leaving 4.2 months of supply for single-family homes and 10.2 for condos, with mortgage rates at 7.46%.
What it may mean for the marketSingle-family inventory remains comparatively tight while condo supply is deep, so buyers in Broward face very different conditions depending on property type. The site is about 8 miles northwest of Westview Sec One Pt Two.
Source: Miami Realtors - 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 5 miles northeast of Westview Sec One Pt Two.
Source: Bisnow - October 2026Builder Activity
Weston approves 132 'Sky Homes' at 357 Racquet Club Road
The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
What it may mean for the marketThe project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The project is about 4 miles west of Westview Sec One Pt Two, elsewhere in Broward County.
Source: Florida YIMBY - 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 4 miles southeast of Westview Sec One Pt Two.
Source: Florida YIMBY - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The site is about 10 miles east of Westview Sec One Pt Two.
Source: Nomad Lawyer - 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 4 miles north of Westview Sec One Pt Two.
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.
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Common questions about Westview
Where is Westview?
Westview is a community in Pembroke Pines, Broward County, Florida, ZIP 33024.
Are there homes for sale in Westview right now?
No active listings inside Westview at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Westview have an HOA or CDD?
No HOA is on record for Westview in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.