Last updated October 2, 2026

Short answer: Pembroke Pines is a large planned suburb in southwest Broward County - roughly 179,000 people by the latest US Census Bureau estimate - laid out along Pines Boulevard and built mostly from the 1980s onward. It is a city of association-governed communities and a big 55-plus market rather than one of historic neighborhoods, so what you are buying is as much the community and its documents as the house. If you own here and want to know what your property would sell for today, we prepare that by hand, not by algorithm.

How Pembroke Pines is laid out

The city reads east to west rather than in rings. Pines Boulevard is the spine, and roughly speaking the further west you go the newer the housing gets: the eastern end near University Drive and the Turnpike holds the older 1970s and 1980s sections, the middle around Flamingo Road is 1990s, and the western end out toward I-75 and US-27 is 2000s and later, ending at the conservation land. Because the city was built community by community rather than street by street, your comparable set is usually inside your own community rather than a half-mile radius, and two houses of the same age a mile apart can sit in completely different association structures.

The communities people ask about

Chapel Trail and Silver Lakes cover much of the western residential core, with lakes, larger family houses and their own association structures. Towngate, Pembroke Falls and Pembroke Isles are the recognizable master-planned communities of the 1990s and 2000s, each with amenity packages that show up in the dues. Century Village Pembroke Pines is the best-known 55-plus condominium community and behaves as its own market entirely, with rules and a buyer pool distinct from the rest of the city. If you are pricing in any of these, the recent sales inside the same community matter far more than the city median.

Parks, water and the western edge

C.B. Smith Park is the county park most residents use, with the water complex and the lake. Pembroke Pines borders the water conservation areas to the west, which is why the city stops where it does - there is no more land to build on in that direction, and it also means much of the western half sits in a landscape managed for water. Flood zone and elevation vary across the city and are worth checking at the address rather than assumed from the neighborhood, because insurance follows the specific parcel.

Getting around and everyday things

I-75 serves the western half and the Florida Turnpike the eastern, with Pines Boulevard, Sheridan Street and Miramar Parkway carrying east-west traffic. Fort Lauderdale-Hollywood International is roughly 20 minutes east depending on the hour, and Miami International is a similar distance south. Memorial Hospital Pembroke and Memorial Hospital West both sit in the city. Broward County Public Schools serves the whole city and boundaries move, so confirm the assignment for a specific address with the district rather than relying on a listing.

What owning property in Pembroke Pines involves

Two numbers decide what owning here actually costs, and neither is on the listing. Property tax is set on your own purchase, not the seller's assessed value, so the tax line you see on a listing usually reflects a homestead exemption and an assessment cap that belong to the current owner and do not transfer with the house. Insurance is the other one: wind coverage, and flood coverage where the property calls for it, quoted on the specific roof, year built and elevation rather than a county average. Get both quoted on the actual address before you commit to a price. If the property is in an association, add the dues, ask what has been voted, and read the budget and reserve position rather than the marketing sheet.

Choose the community before the house

Because Pembroke Pines was built out community by community from the 1980s onward, the community is the unit of comparison here. Two similar houses a mile apart can carry different dues, different rules on rentals and vehicles, different amenity packages and different reserve positions. Start by deciding whether you want the older eastern sections near University Drive and the Turnpike, the 1990s middle around Flamingo Road, or the newer western communities out toward I-75 and US-27 - and if you are 55 or over, whether an age-qualified community suits you at all. That single decision removes most of the listings from your search in a useful way.

Commuting and getting about

I-75 serves the west, the Florida Turnpike the east, and Pines Boulevard, Sheridan Street and Miramar Parkway carry the crosstown traffic. If your work is in Miami-Dade, test the southbound run at the hour you would actually drive it; the difference between mid-morning and rush hour on this side of the county is substantial. Fort Lauderdale-Hollywood International is roughly 20 minutes east, Miami International a similar distance south, and Tri-Rail is reachable at the Sheridan Street and Hollywood stations to the east.

Read the association documents like a contract

In a city this heavily association-governed, the documents are part of what you are buying. Ask for the current budget, the reserve position, the insurance summary, the rules on rentals, pets, vehicles and exterior changes, and any assessment that has already been voted. In condominium communities also ask what milestone inspection or structural integrity reserve study reports exist, because those findings can change the monthly cost a buyer underwrites. What applies to a particular community comes from that association, and from a Florida real-estate attorney if the wording matters.

The order we suggest doing things in

Shortlist two or three communities, then get insurance and tax quoted on real addresses inside them so the monthly cost is a fact rather than an estimate. Read the association documents before you write an offer. Drive the commute at the hour you would drive it. And if you are selling elsewhere to fund this, sequence the two sides deliberately rather than hoping they meet in the middle - carrying two homes is the most expensive way to relocate. Start with an opinion of value on what you are leaving; if it is outside our area we will refer you to someone we would use ourselves.

If you own here

What your property is worth depends on things a website cannot see: which street you are on, what the last owner did to the place, what your association holds in reserve, and which recent sales are genuinely comparable to yours. We work that out by hand from those sales rather than publishing an automated estimate, within one business day, with the sales it is based on attached. Ask for an opinion of value on your property.

Nearby and related

• Pembroke Pines market report
• If your Pembroke Pines listing expired
• What is my Pembroke Pines home worth?

This guide describes the town and how property here trades. It carries no market statistics on purpose, so nothing on it goes stale; the live figures sit on the market pages linked above, sourced from BeachesMLS. PBP Real Estate, LLC, 700 NW 7th Drive, Boca Raton, FL 33486, 561-395-8418. Equal Housing Opportunity.

Published by Gia Freer, Broker of Record, PBP Real Estate, LLC · Florida broker license BK689801 · brokerage license CQ1064615. Last updated October 2, 2026.