South Florida Condo Fee Index · updated daily · as of October 18, 2026 · Pembroke Pines, Broward County, Florida

Pembroke Pines condo fees: $684 monthly median in the retained sample after exclusions and trimming

As of October 18, 2026, the median monthly-equivalent fee for Pembroke Pines condominiums is $684 in the retained usable-fee sample after exclusions and percentile trimming: 475 retained of 485 active listings (485 valid fees before trimming). 25th and 75th percentiles: $486 and $738.

The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Retained samples after exclusions and trimming: Pembroke Pines $684; five counties $800 per month

Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=475, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=463; annual fee/price uses ListPrice ≥$20,000, n=475.

For buyers and sellers: Use the sample as a comparison, not a unit-specific budget. Ask for the association budget, current fees, coverage and special assessments; a listing does not verify them.

The story for media: "The median monthly fee in Pembroke Pines's retained usable-fee sample after exclusions and percentile trimming is $684, compared with $800 in the separately trimmed five-county sample, according to PBP Real Estate analysis of BeachesMLS as of October 18, 2026."

Median monthly fee$684n=475 retained after exclusions and trimming; p25 $486, p75 $738

Monthly fee / living area$0.60LivingArea ≥300; n=463; 10–29: caution

Annual fee / current ask3.82%ListPrice ≥$20,000; n=475; 10–29: caution

Fees of $1,000 or more0.2%n=475 retained after exclusions and trimming

Two usable association layers1.9%9 / 475; does not verify all charges

Recorded quarterly frequency12.8%n=475 retained after exclusions and trimming

For sellers

Pricing a home is a skill. Start with the current competition and recent closed sales.

49.3% of active condo listings in Pembroke Pines have a recorded asking price below their original list price. For fee comparisons, the retained usable-fee sample after exclusions and percentile trimming contains 475 listings.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your condo, with the reasoning, before it goes live.

No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.

49.3%Recorded below original

50.7%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.

485 condos for sale in Pembroke Pines. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

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Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying instead? Browse Pembroke Pines listings with the fee shown on every unit, or compare every South Florida city.

Fee medians can change when the listing mix changes; they do not track the same owners' charges. 10 of 485 valid-fee records were outside the city percentile boundaries, not verified errors.

Association fees are part of a buyer's carrying-cost comparison. In the dated retained sample for Pembroke Pines, compare the median, distribution, recorded construction-year and asking-price groups. Coverage fields and remark flags are prompts to request current association documents, not verified charges or explanations of why fees differ.

Key takeaways

Pembroke Pines median condo fee: $684/mo across 475 retained listings as of October 18, 2026, 14% below the South Florida median of $800/mo (42th highest of 69 tracked cities).
The middle half of Pembroke Pines fees runs $486 to $738 a month; 26.7% are under $500 and 0.2% are $1,000 or more.
Median year built across the retained sample: 1985.
26 of 471 listings (5.5%) mention a special assessment in public remarks; that is what agents wrote, not an association fact.
8 Pembroke Pines condominium developments have their own daily report page linked below.

How are recorded monthly fees distributed in Pembroke Pines's retained sample?

Monthly-equivalent fee distribution in the retained usable-fee condominium sample after exclusions and city p1/p99 trimming, Pembroke Pines, n=475. Median $684.

In the retained usable-fee sample after exclusions and trimming, 26.7% are below $500 monthly and 0.2% are $1,000 or more. 25th and 75th percentiles: $486 and $738. Separate medians for fee, area and asking price do not describe one “median unit.”

Pembroke Pines seller edition, October 2026

Keep these Pembroke Pines numbers. We update them every day.

One page built from the figures on this page: what sold, what is sitting, what cut price, and what that means if you plan to sell in the next year. Houses and condos kept separate. Emailed now, then a fresh edition at the start of each month.

How do Pembroke Pines condo fees vary by construction decade?

Retained usable-fee sample after city trimming, Pembroke Pines: monthly-equivalent fee by recorded YearBuilt decade. Groups below 10 are not interpreted; 10–29 require caution. Counts use records with usable fees and years.

The local construction-age comparison requires at least 10 listings in each group with usable fees and years. No regional figure is substituted. Ask for the association budget and applicable inspection and reserve documents; the age comparison does not determine legal obligations or what a fee covers.

How do Pembroke Pines condo fees change with asking price?

Asking price band	Listings	Median fee / month	Fee as share of price / year
Under $250K	354	$707	4.66%
$250K to $500K	121	$580	2.24%
$500K to $1M	0	too few	—
$1M and up	0	too few	—

The annual-fee/current-asking-price ratio compares recorded carrying costs within the retained sample. It does not prove that fees rise with price or describe a buyer's final payment. Groups below 10 are not interpreted; 10–29 require caution.

What coverage is recorded in Pembroke Pines? Shares use 455 retained listings with a coverage field

Within the retained sample after exclusions and trimming, each coverage share uses the 455 records with at least one coverage item, not all 475 retained records. Items can overlap; blank fields do not establish absence.

Two fees of $684 are not the same fee if one includes building insurance, water and a reserve contribution and the other does not. Compare coverage first, dollars second. Where the MLS record leaves the field blank the listing is simply not counted here.

What sits on top of the fee in Pembroke Pines? Special assessments, memberships and leases

These keyword flags use all 475 retained records after exclusions and trimming, including records without remarks. Land-lease flags also use the recorded land-lease field. We add no charges inferred from remarks. Neither positive nor blank flags independently verify an obligation or its absence.

5.5%Special assessment mentioned26 of 475 listings; listing remarks mention a special assessment in any form

0.6%Assessment described as pending or ongoing3 of 475 listings; remarks describe an assessment the buyer would carry (monthly balance, buyer assumes, through a future year)

4.2%Assessment described as paid or none20 of 475 listings; remarks say there is no assessment or the seller has paid it

0%Club or equity membership required0 of 475 listings; remarks describe a mandatory club, golf, social or equity membership

0%Capital contribution at closing0 of 475 listings; remarks mention a capital contribution or working-capital payment

7.4%Land or recreation lease35 of 475 listings; MLS land-lease field set, or remarks mention a land or recreation lease

2.3%Milestone or structural inspection mentioned11 of 475 listings; remarks mention a milestone inspection, SIRS, 40/50-year recertification or structural integrity work

1.3%Reserves described as funded6 of 475 listings; remarks describe reserves as funded, healthy or strong

Which Pembroke Pines developments are for sale, and what do they ask in fees?

8 Pembroke Pines development reports go deeper than this table: fee position, twelve months of closed sales, price cuts, unit mix and enclave or tower breakdowns, updated daily. Linked names below open them.

Displayed development groups within the retained city sample after exclusions and trimming, capped at 60. This is not a census of all communities. Names are normalized MLS text and may split or combine spelling variants. Fewer than 10 is anecdotal; 10–29 requires caution. Flags use retained records in each group. Main fee medians and retained counts remain shown; group fee-per-area, construction-year and asking-price medians are withheld (—) because their separate qualifying counts are unavailable, not because those values are proven wrong.

Developments with 10 or more condos for sale (15)

Development	Master community	For sale	Median fee / mo	Per sq ft	Built	Median asking	Assessment	Membership
Hollybrook Golf And Tennis Club	Hollybrook	57	$720	—	—	—	7	—
New Hampton at Century Village2 layers	Century Village	35	$697	—	—	—	0	—
Park Place No	—	33	$801	—	—	—	4	—
Kingsley at Century Village	Century Village	26	$560	—	—	—	0	—
Cambridge at Century Village2 layers	Century Village	21	$723	—	—	—	1	—
Hollybrook Golf Tennis Club	Hollybrook	21	$707	—	—	—	0	—
Suffolk at Century Village2 layers	Century Village	21	$453	—	—	—	2	—
Ivanhoe East at Century Village	Century Village	18	$586	—	—	—	0	—
Plymouth at Century Village2 layers	Century Village	18	$514	—	—	—	0	—
Buckingham at Century Village2 layers	Century Village	15	$464	—	—	—	0	—
Marquesa	—	14	$606	—	—	—	0	—
Ivanhoe West at Century Vi	Century Village	11	$575	—	—	—	1	—
Buckingham East at Century	Century Village	10	$512	—	—	—	1	—
Falmouth at Century Village2 layers	Century Village	10	$454	—	—	—	0	—
Hollybrook Golf	Hollybrook	10	$720	—	—	—	1	—

Smaller developments, 5 to 9 for sale (8, anecdotal)

Development	Master community	For sale	Median fee / mo	Per sq ft	Built	Median asking	Assessment	Membership
Hawthorne at Century Village 1	Century Village	7	not interpreted	—	—	—	0	—
Lancaster at Century Village2 layers	Century Village	7	not interpreted	—	—	—	1	—
Palms of Pembroke	—	7	not interpreted	—	—	—	0	—
Colony Point 2	—	5	not interpreted	—	—	—	0	—
Devonaire at Pembroke	Pembro	5	not interpreted	—	—	—	1	—
Fairway Greens Home	—	5	not interpreted	—	—	—	0	—
La Via	—	5	not interpreted	—	—	—	0	—
Park Place	—	5	not interpreted	—	—	—	0	—

Where the development figures come from

Recorded master-community groups in Pembroke Pines: Century Village: 206 retained records, median $548/mo; Hollybrook: 89 retained records, median $720/mo. Groups of 30–39 require caution; names do not independently verify association structure.

All 8 Pembroke Pines development reports

Available Pembroke Pines development reports compare fees, closed sales, recorded asking-price differences and unit mix. Refresh is scheduled daily; use each report's own date, qualifying counts and methodology.

Century Village · 209 on the market · median $545/mo · 286 sold in 12 months
Hollybrook · 92 on the market · median $720/mo · 61 sold in 12 months
Park Place · 43 on the market · median $801/mo · 32 sold in 12 months
Colony Point · 22 on the market · median $828/mo · 37 sold in 12 months
Westview · 15 on the market · median $700/mo · 22 sold in 12 months
Marquesa · 14 on the market · median $606/mo · 8 sold in 12 months
Palms of Pembroke · 7 on the market · median $390/mo · 11 sold in 12 months
Pembroke P · 2 on the market · 10 sold in 12 months

Are Pembroke Pines condo fees rising? Trend since tracking began

Median monthly-equivalent fee, Pembroke Pines, daily since 2026-09-06: $691 to $684.

More live Pembroke Pines data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days47.4%118 of 249 active Pembroke Pines houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 58 days, n=249 nonmissing.See Pembroke Pines price cuts →HOA fees: townhouses and villas$244/momedian fee in 82 retained Pembroke Pines townhouse and villa listings after condominium classification, exclusions and trimmingAs of October 18, 2026. p25–p75: $186–$345.See Pembroke Pines HOA fees →Rentals: annual and season$2,350/momedian asking rent across 365 Pembroke Pines lease listings11% are offered furnished; season runs November into late April or early MaySee Pembroke Pines rentals →Pembroke Pines market report734houses and condominiums for sale in Pembroke Pines right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Pembroke Pines market →

Pembroke Pines seller edition, October 2026

Keep these Pembroke Pines numbers. We update them every day.

For journalists: the Pembroke Pines condo fee numbers, ready to run

The English news kit offers headline options, a lede, a fact box, quotes, standalone charts and methodology. Use the download's own figures, statistical date and revision notice; it is not necessarily the same edition as this page. Current-kit refresh is scheduled daily. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.

Headline options today

Pembroke Pines condo monthly association fees have a median of $684 in the retained usable-fee sample of 475 listings, 15% below the five-county median
In Pembroke Pines's retained usable-fee sample (475 listings after exclusions and percentile trimming), 0.2% have monthly-equivalent fees of $1,000 or more and 26.7% are below $500
Pembroke Pines's retained usable-fee sample (n=475): reported monthly-equivalent association fees range from $486 to $738 at the 25th to 75th percentiles

Quotable

"The median monthly-equivalent association fee in Pembroke Pines's retained usable-fee sample (n=475), after exclusions and percentile trimming, is $684, compared with $800 in the separately trimmed five-county sample."

Download

Full press kit (zip, 1218 KB): PDF, plain text, three PNG charts, captions and alt text
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Plain text, paste-ready
Pembroke Pines condos, retained usable-fee sample (n=475): median $684/month, 15% below the five-county median of $800 (PNG)
50.1% of Pembroke Pines's retained usable-fee sample (475 listings) falls in the $500 to $750 monthly band (PNG)
Pembroke Pines condo fees by recorded decade built, retained usable-fee sample (n=475) (PNG)

Need a number or a licensed quote

Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.

What should a buyer or seller do with these numbers?

Buyers

Use $684 a month, or $0.60 per square foot, as the Pembroke Pines midpoint; ask why a unit sits far outside $486 to $738.
Ask for three documents before you fall in love: the current budget, the reserve study, and the latest milestone or structural report. 5.5% of Pembroke Pines listings bring up a special assessment on their own.
If the community has a master association, confirm both layers are in the quoted fee; 1.9% of Pembroke Pines listings show two.

Sellers

State the fee, its billing cycle and what it covers in the listing; buyers compare against this page and against 475 other Pembroke Pines listings.
If an assessment is paid or none is pending, say so plainly; 4.2% of your competition already does.
A fee above $738 is not a defect if the coverage justifies it; list the coverage.

Media writers

Angle: Pembroke Pines condo fees run 14% below the five-county median ($684 vs $800); 0.2% of listings ask $1,000 or more.
Attribute page figures to PBP Real Estate analysis of BeachesMLS listing data, as of October 18, 2026. For a download, use its own date, figures and revision; refresh is scheduled daily, not guaranteed.

Questions people actually ask about Pembroke Pines condo fees

What is the median fee in Pembroke Pines?

How are fee frequencies and association layers handled?

Within the retained sample after exclusions and percentile trimming, 12.8% have quarterly frequency. Quarterly fees are divided by three, semiannual by six and annual by twelve. Usable MLS fee layers are summed. 9 of 475 retained listings (1.9%) have a second layer. Unusable fee records are excluded rather than assigning a missing frequency.

What does the fee cover, and are assessment mentions verified?

Within the retained sample after exclusions and percentile trimming, 455 listings record at least one coverage item: Common areas: 70.8%; Trash: 64%; Water: 63.5%; Grounds: 61.8%; Cable TV: 58.7%; Structure maintenance: 56%. Coverage shares use that denominator. Assessment mentions are 26 of 475 retained listings (5.5%), classified by keywords; no charges inferred from remarks are added to the fee. A blank field does not verify absence. Ask the association for current budget, coverage and charges.

Which communities have the lowest and highest displayed medians?

Within the retained sample after exclusions and percentile trimming, among displayed groups with at least 30 listings, the lowest medians are New Hampton at Century Village ($697) and highest Park Place No ($801). All ties at reported precision are included. Groups of 30–39 are small samples. The table is not a census of all communities; names depend on recorded fields and normalization.

Which denominators and date apply?

How to cite this page

Free to reuse with attribution and a link to PBP Real Estate. Copy the line below; the URL is permanent and always shows the latest figures.

PBP Real Estate analysis of BeachesMLS listing data, "Pembroke Pines condo fees, South Florida Condo Fee Index," as of October 18, 2026, https://www.pbprealestate.com/condo-fees-pembroke-pines/

For a versioned edition, use its own figures, original statistical date and revision notice. Corrections are disclosed publicly and may produce a corrected reissue. The monthly snapshot may differ from this current page; do not attach today's figure to the monthly citation:

PBP Real Estate analysis of BeachesMLS listing data, "Pembroke Pines condo fees, South Florida Condo Fee Index, October 2026," https://www.pbprealestate.com/press/pembroke-pines/2026-10/

Method: South Florida Condo Fee Index. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.

How these figures are built

Snapshot 2026-10-18; retrieved 2026-10-18T10:02:49.950167+00:00; aggregate generated 2026-10-18T10:06:28+00:00; source 61349 rows, SHA-256 14078fdc9e36727f9c5cada343dfca8b449ce3b793e888f25471169fab8edd90. Statistical date, retrieval and publication are distinct. “Pembroke Pines” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings.Active segment counts by recorded county: Broward: 485.

Quarterly fees are divided by three, semiannual by six and annual by twelve; usable association layers are summed. Unusable fee records are excluded rather than guessing frequency. Current-price-band annual ratios use positive asking prices in the band, n shown; the overall annual ratio uses ListPrice ≥$20,000. These denominators are not interchangeable.

Fee statistics describe the retained usable-fee sample after exclusions and percentile trimming, not every property for sale. Monthly-equivalent fees below the 1st or above the 99th percentile are excluded within each geographic sample. City, county and five-county samples are trimmed separately; the region is not a median of city medians. Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. “Pembroke Pines” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.

Moving to Broward County

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