Windmill Lakes V
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 · 176 homes for sale in 33025 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of November 2026, Windmill Lakes V Condo in Pembroke Pines, FL has 1 home for sale. Windmill Lakes V Condo 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).
Part of Windmill Lakes, Pembroke Pines, FL — see all Windmill Lakes homes for sale (5 listings across 5 sections in the MLS).
Windmill Lakes V Condo sits in Pembroke Pines, a large planned-city market in western Broward where condo complexes tend to trade on maintenance, location within the development, and monthly fees. With only one closing captured in the trailing year, we have no reliable median price, no inventory rhythm, and no velocity read—this is a sub-community with very low recorded turnover in the MLS during the window.
That scarcity can mean two things: either owners hold because the product works, or the complex is small and resales rarely hit the open market. Either way, buyers here will be shopping on individual unit condition and comparing HOA financials across the broader Windmill Lakes umbrella. Expect your agent to pull comps from adjacent phases and verify reserve funding before you write an offer.
Figures in this note are as of July 16, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Windmill Lakes V Condo right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Beaches MLS records, as of September 20, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 7, 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
Windmill Lakes V Condo is a low-inventory segment of the larger Windmill Lakes development in Pembroke Pines; our feed captured just one closing in the past year, so market characterization relies on broader Broward condo fundamentals and neighborhood context rather than phase-specific stats.
BeachesMLS sales records identify 14 homes in Windmill Lakes V Condo that have changed hands since 2010, built between 1989 and 2003 (median 1989), with a median living area of about 985 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. 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 Windmill Lakes V Condo is best for.
Best for
- Condo buyers prioritizing western Broward location and willing to perform deep HOA due diligence in a low-turnover environment.
- Investors or second-home buyers who understand that resale liquidity will be episodic and pricing will lean on broader comp sets.
- Buyers already familiar with the Windmill Lakes master plan and seeking a unit in this specific phase for layout or location reasons.
Probably not for
- Buyers who need frequent comp refreshes, predictable inventory, or a data-rich market to guide their offer strategy.
- First-time condo buyers unfamiliar with reserve studies, insurance-premium volatility, or Florida's post-Surfside inspection regime.
- Sellers expecting a quick, competitive bidding environment—low turnover means fewer active buyers shopping this exact phase at any given time.
The market around Windmill Lakes V Condo
Windmill Lakes V Condo is too small for its own price trend, so here is the market around it.
In ZIP 33025, 390 homes are on the market and 16% are under contract — a slower corner of Pembroke Pines.
Across Broward County, 14,300 homes are active and 3,189 pending (18% under contract).
In ZIP 33025 (Pembroke Pines), 365 homes closed in the last 12 months at a median of $442K ($339/sq ft), down 2.1% year over year, with a median 53 days on market. Right now 88 active and 22 pending listings put supply at about 2.9 months — a balanced market. See the live ZIP 33025 housing market and the Broward County market.
ZIP and county figures describe the wider market, not Windmill Lakes V Condo specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Windmill Lakes V Condo
Live MLS inventory for Windmill Lakes V Condo. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Windmill Lakes V Condo listings as of 2026-11-05, priced high to low. 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. Tap any home to ask about it.
Schools
- Broward County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Pembroke Pines · Elementary
- Pines · Middle
- McArthur · High
Zoned schools reflect the assignments reported on recent Windmill Lakes V Condo listings and can change; always confirm with Broward County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Windmill Lakes V Condo address.
Shop the zone: Homes zoned for Mcarthur High School
The Windmill Lakes V Condo buying strategy.
If we were buying in Windmill Lakes V Condo 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Windmill Lakes V Condo.
What the single-closing year tells you
When a named condo phase records only one arms-length sale in twelve months, the usual market metrics—median price, days-on-market cadence, month-over-month inventory swings—lose meaning. You are not looking at a market; you are looking at episodic resale activity in what is likely a small building or a phase where most units are owner-occupied and turnover is private or off-MLS.
For buyers, this means comparison shopping will pull you into adjacent Windmill Lakes phases or nearby Pembroke Pines condo communities with similar age and build. You will need to scrutinize the HOA's reserve study, deferred maintenance log, and insurance premiums—Florida's condo-insurance and structural-inspection environment has reset underwriting across Broward, and a quiet resale history does not insulate you from special assessments if reserves are thin.
For sellers, the playbook is straightforward: price to condition and the most recent comps in the broader Windmill Lakes footprint, market the unit through all available channels (the complex may have minimal agent traffic), and recognize that a buyer's lender will require the HOA questionnaire and budget documents to be current and complete. Low inventory can work in your favor if a buyer wants this complex, but it also means fewer data points to justify your ask.
The location and the amenities are priced into every listing in Windmill Lakes V Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Momentum's Broward team knows how to comp a thin-data condo phase: we pull recorded sales across the full Windmill Lakes development, cross-reference HOA docs and insurance renewals, and walk you through reserve health before you make an offer. In a low-turnover segment, the difference between a smooth close and a financing collapse is often a single missing document or an undisclosed assessment—we get those answers early, and we will tell you when the numbers do not pencil.
Windmill Lakes V Condo in 15 seconds.
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HOA, CDD & Fees
- HOA dues reported around $521/month (about $6,252/yr) · median of 25 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $521 per month ($6,252 a year) — the median AssociationFee across 25 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Windmill Lakes V Condo 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 Windmill Lakes V Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Windmill Lakes V Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Windmill Lakes V Condo home worth?
Get a no-obligation home value based on real comparable sales in Windmill Lakes V Condo, 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 →
Housing distress & ownership in Windmill Lakes V Condo, Pembroke Pines
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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.
Every Home for Sale in Windmill Lakes V Condo Right Now (1)
All 1 active and pending Windmill Lakes V Condo listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8710 SW 3rd Street #104 · $234,900 · 2 bd / 2 ba · listed Aug 8, 2026 · listed by Reaction Realty Group, Inc.
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Recent Developments in Windmill Lakes V Condo
Development, infrastructure, retail, and school activity affecting Windmill Lakes V Condo, 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 12 miles northwest of Windmill Lakes V Condo.
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 3 miles northwest of Windmill Lakes V Condo.
Source: Bisnow - October 2026Infrastructure
Broward Transit plans study of $1 billion light rail linking airport, Port Everglades and convention center
Broward County Transit plans to procure a Project Development and Environment study and preliminary engineering for a light-rail line costing just over $1 billion. It would connect Fort Lauderdale-Hollywood International Airport, Port Everglades and the convention center as part of the $4.3 billion PREMO plan. No construction timeline has been published.
What it may mean for the marketIf built, the line would improve transit access between the airport, seaport and convention center. The site is about 6 miles east of Windmill Lakes V Condo.
Source: Hoodline - 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 3 miles southwest of Windmill Lakes V Condo.
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 5 miles southeast of Windmill Lakes V Condo.
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 7 miles northwest of Windmill Lakes V Condo.
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.
17% of homes for sale in ZIP 33025 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-07).
Frequently Asked Questions
Is Windmill Lakes V Condo a buyer's or seller's market right now?
Who is the best real estate agent for Windmill Lakes V Condo?
How do I find a top Pembroke Pines real estate agent who knows Windmill Lakes V Condo?
Can Momentum Realty connect me with an agent for Windmill Lakes V Condo?
Where is Windmill Lakes V, and what county is it in?
Should you buy in Windmill Lakes V Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: November 5, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2018 (18 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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