As of October 18, 2026 · Pembroke Pines MLS City sample · Broward County comparison
Pembroke Pines price cuts: 47.4% of active houses are recorded below original asking; condos 49.3%
As of October 18, 2026, 118 of 249 active single-family homes in Pembroke Pines (47.4%) and 239 of 485 condominiums (49.3%) have a recorded asking price below the original list price.
Conditions todayHouses: Between the comparison thresholds (47.4% recorded below original versus 46.3% median across 27 peer cities; 64.2% of 95 under contract not recorded below original)Condominiums: Between the comparison thresholds (49.3% recorded below original versus 46.8% median across 16 peer cities; 44.8% of 87 under contract not recorded below original)Houses current asking-price bands: highest below-original share 47.4% in $500K to $1M. Groups of 30–39 require caution.Peer group, houses (median asking $600K to $1M: Homestead, Royal Palm Beach, Hallandale Beach, Pompano Beach, Hollywood, Oakland Park, Dania Beach, North Miami Beach, Hialeah, Cutler Bay, Jensen Beach, Miramar, West Palm Beach, North Miami, Westlake, Stuart, Hobe Sound, The Acreage, Coral Springs, Palm City, Cooper City, Miami, Plantation, Loxahatchee, Wilton Manors, Miami Springs).Peer group, condominiums (median asking under $200K: Palm Springs, Lauderdale Lakes, Margate, Lake Worth Beach, Lauderhill, Sunrise, Deerfield Beach, Tamarac, North Lauderdale, Greenacres, Lighthouse Point, Miami Gardens, Oakland Park, Delray Beach, West Palm Beach).How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.
Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.
For buyers and sellers: 47.4% of active houses in Pembroke Pines are recorded below original asking; the median reduction among that group is $25K. Compare these asking prices with recent closed sales before choosing your price.
The story for media: "47.4% of active single-family homes in Pembroke Pines have a recorded asking price below original, compared with 44.5% in the separately calculated Broward County sample, which can include the city, according to PBP Real Estate analysis of BeachesMLS listing data as of October 18, 2026."
This week in Pembroke Pines: what moved in the last seven days
| Movement | Houses | Condominiums | Change vs the week before |
|---|---|---|---|
| Came on the market, last 7 days | 28 | 26 | +4 |
| Asking price cut, last 7 days | 14 | 20 | -21 |
| Active listings today | 249 | 485 | +5 |
Seven days ending October 18, 2026, counted from PBP's own daily snapshot of BeachesMLS listings permitted for internet display. Of the 54 listings that came on the market in the last seven days, 51 are first-time listings and 3 returned to the market after an earlier listing, because a listing counts on the date it became active. Houses and condominiums are counted separately and never blended. Change is measured against 2026-10-11: 24 came on the market, 35 cut, 244 active.
For buyers
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118 of 249 Pembroke Pines houses for sale are recorded below their original asking price as of October 18, 2026, and 239 of 485 condominiums. Tell us what you are looking for in Pembroke Pines and you will hear when a match lists, cuts its price, or comes back on the market.
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For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
47.4% of active single-family house listings in Pembroke Pines have a recorded asking price below their original list price; the median reduction among that group is $25,100.
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 home, with the reasoning, before it goes live.
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Selling? Pricing correctly is a skill. Gia Freer prices your home from this data before it goes live.
Ask Ava about this dataPrice my home correctlySeller 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. Of 249 active: 118 below original, 125 unchanged, 6 above original and 0 missing a usable price pair. DOM n=249; CDOM n=249. “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: 249. Condominiums: Of 485 active: 239 below original, 236 unchanged, 10 above original and 0 missing a usable price pair. DOM n=485; CDOM n=485. “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. Snapshot 2026-10-18; retrieved 2026-10-18T10:02:49.950167+00:00; aggregate generated 2026-10-18T10:03:12+00:00; source 61349 rows, SHA-256 14078fdc9e36727f9c5cada343dfca8b449ce3b793e888f25471169fab8edd90. Statistical date, retrieval and publication are distinct.
Seller Blink Rate™ and Buyer Hesitation Time™ are trademarks of PBP Real Estate, LLC. Buyer Hesitation Time means median counted cumulative days among listings with a listing contract date; it does not measure buyer behavior or reconstruct a property history.
Asking prices and counted days help you compare the current competition. They do not establish why a property has not sold or guarantee how quickly it will sell. Houses and condominiums are calculated separately.
Key takeaways
- 118 of 249 active single-family homes in Pembroke Pines (47.4%) have a recorded asking price below original as of October 18, 2026, versus 44.5% in the separately calculated Broward County sample.
- 239 of 485 condominiums (49.3%) are recorded below original, versus 44.7% for the county.
- Among the 118 reduced houses, the median reduction is $25K (3.5%).
- Median counted cumulative days on market for houses with a listing contract date: 58 days; 26.5% of houses with a counted CDOM are past 90 days.
How long have Pembroke Pines listings in each asking-price group been on the market?
- Not below original: CDOM ≤60 or missing
- Recorded below original
- Not below original: CDOM >90
- Other: not below original, CDOM 61–90
Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.
The chart partitions active listings by recorded price comparison and counted CDOM. The ≤60 group includes missing CDOM values under the calculation used for this snapshot. Not-below-original groups may contain missing prices or increases; they are not unchanged-price histories. Other is the remaining CDOM 61–90 group. These groups do not explain seller or buyer decisions.
Pembroke Pines houses: $500K to $1M leads the current asking-price bands at 47.4% below original
Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026. * Under $500K, $1M to $2M: fewer than 30 listings, read with care. Bands under 10 listings are gray and not read at all.
Longer bars mean a larger below-original share, not more reduction events or a larger dollar reduction. Days are median non-missing CDOM. Condominiums current-price bands: Under $250K: 52.1% of 361; $250K to $500K: 41.1% of 124; $500K to $1M: too few to read of 0; $1M and up: too few to read of 0.
Pembroke Pines: counted CDOM above 90 days, 26.5% of houses; 57.5% of condominiums, among non-missing CDOM
Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.
Pembroke Pines houses: median days on market counted by PBP 53 days; median counted cumulative days 58 days. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market. 2.8% of all active houses carry recorded prior time on market, so counted CDOM exceeds DOM; that does not establish a relisting event.
| Cumulative days on market | Houses | Share | Condominiums | Share |
|---|---|---|---|---|
| 30 days or less | 77 | 30.9% | 85 | 17.5% |
| 31 to 60 | 55 | 22.1% | 70 | 14.4% |
| 61 to 90 | 51 | 20.5% | 51 | 10.5% |
| 91 to 180 | 43 | 17.3% | 130 | 26.8% |
| More than 180 | 23 | 9.2% | 149 | 30.7% |
What did under-contract listings in Pembroke Pines ask compared with their original price?
Of 95 houses listings under contract in Pembroke Pines, 35.8% have a recorded asking price below original; 64.2% are not recorded as below original. The median reduction among the below-original group (34 listings) is 3.9%. This does not establish an unchanged price history or the agreed contract price.
Of 87 condominiums listings under contract in Pembroke Pines, 55.2% have a recorded asking price below original; 44.8% are not recorded as below original. The median reduction among the below-original group (48 listings) is 10.7%. This does not establish an unchanged price history or the agreed contract price.
Under contract means Pending or Active Under Contract. Counted cumulative days are not independently measured days to contract. Asking prices do not disclose agreed contract prices.
Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.
How has the Pembroke Pines below-original share moved since tracking began?
Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.
What should a Pembroke Pines seller or buyer do with these numbers?
Sellers
- Compare the current competition and recent closed sales, rather than treating an unchanged asking price as proof of market value.
- If a listing has not attracted an offer, review its price, presentation, exposure and showing feedback together.
- Ask your agent to review available listing records; these aggregate fields do not reconstruct a property's history.
- Price where the home will sell, not where a cut can take it later: in September 2026 the typical Broward County house sold 4.4% under its original asking price (2.3% under the final), and the 42% of sellers who had cut before a contract waited a median 84 days from listing to contract against 19 for those who never cut. Sale price versus original asking price, Broward County.
Buyers
- Ask for the listing contract date and available listing records; do not infer a portal's behavior from a day count.
- Counted days and asking prices do not establish what offer a seller will accept.
- Compare homes in the same current asking-price band, then review condition, fees and recent closed sales before making an offer.
Media writers
- Angle: 47.4% of active Pembroke Pines houses are recorded below original, compared with 44.5% in Broward County. This is a share comparison, not a measure of price-cut speed.
- Attribute page figures to PBP Real Estate analysis of BeachesMLS listing data, as of October 18, 2026. Use each download's own statistical date, figures and revision; refresh is scheduled daily.
More live Pembroke Pines data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
For journalists: the Pembroke Pines numbers, ready to run
The English news kit offers headline options, a lede, a fact box, quotes, standalone charts and methodology. Use its 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
- 47.4% of Pembroke Pines houses for sale are asking less than their original list price; 49.3% of condos
- Seller Blink Rate™ in Pembroke Pines: 47.4% of houses list below original asking, against 44.5% across Broward County
- Buying in Pembroke Pines? 118 of the 249 houses for sale are asking below their original price, by a median $25K
Quotable
"47.4 percent of single-family homes for sale in Pembroke Pines have a current asking price below their original list price; among those 118 reduced listings the median reduction is $25K."
Download
- Full press kit (zip, 1157 KB): PDF, plain text, three PNG charts, captions and alt text
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- Plain text, paste-ready
- Seller Blink Rate™: 47.4% of Pembroke Pines houses for sale are asking below their original price, against 44.5% across Broward County (PNG)
- 26.5% of Pembroke Pines houses for sale with a recorded cumulative-days value exceed 90 days; 57.5% of condos (PNG)
- $500K to $1M Pembroke Pines houses show the highest share asking below original: 47.4% of 215 (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 do people ask about Pembroke Pines price cuts?
What share of Pembroke Pines homes for sale have cut their price?
As of October 18, 2026, 47.4% of single-family homes for sale in Pembroke Pines (118 of 249) show an asking price below their original list price. For condominiums it is 49.3% (239 of 485). 69 houses and 86 condos cut in the last 30 days. Across Broward County the shares are 44.5% for houses and 44.7% for condominiums. Source: BeachesMLS, listings permitted for internet display.
How many homes were listed for sale in Pembroke Pines last week?
In the seven days ending October 18, 2026, 28 houses and 26 condominiums came on the market in Pembroke Pines. Of those 54 listings, 51 are first-time listings and 3 returned to the market after an earlier listing, because a listing is counted on the date it became active. Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display; houses and condominiums are counted separately.
How many Pembroke Pines sellers cut their asking price last week?
In the seven days ending October 18, 2026, 14 houses and 20 condominiums in Pembroke Pines recorded a reduction from their previous asking price. Over the last thirty days it was 69 houses and 86 condominiums. Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display.
Are there more homes for sale in Pembroke Pines this week than last week?
Pembroke Pines has 249 houses and 485 condominiums for sale as of October 18, 2026. Compared with 2026-10-11 that is a change of +5 houses and +7 condominiums.
How big is a typical price cut in Pembroke Pines?
Pembroke Pines houses: median reduction 3.5% among 118 active listings recorded below original; not a forecast or price history. Pembroke Pines condominiums: median reduction 7.1% among 239 active listings recorded below original; not a forecast or price history.
How are days on market counted?
Pembroke Pines houses: median days on market counted by PBP 53 days; median counted cumulative days 58 days. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market.
How do under-contract asking prices compare with original prices?
Of 95 houses listings under contract in Pembroke Pines, 35.8% have a recorded asking price below original; 64.2% are not recorded as below original. The median reduction among the below-original group (34 listings) is 3.9%. This does not establish an unchanged price history or the agreed contract price. Of 87 condominiums listings under contract in Pembroke Pines, 55.2% have a recorded asking price below original; 44.8% are not recorded as below original. The median reduction among the below-original group (48 listings) is 10.7%. This does not establish an unchanged price history or the agreed contract price.
Are Pembroke Pines sellers cutting more or less than similar-priced cities right now?
By PBP's disclosed rule, Pembroke Pines houses: Between the comparison thresholds; 47.4% recorded below original versus 46.3% median across 27 peer cities; 64.2% of 95 under contract not recorded below original. Condominiums: Between the comparison thresholds; 49.3% recorded below original versus 46.8% median across 16 peer cities; 44.8% of 87 under contract not recorded below original. Peer group: median asking $600K to $1M: Homestead, Royal Palm Beach, Hallandale Beach, Pompano Beach, Hollywood, Oakland Park, Dania Beach, North Miami Beach, Hialeah, Cutler Bay, Jensen Beach, Miramar, West Palm Beach, North Miami, Westlake, Stuart, Hobe Sound, The Acreage, Coral Springs, Palm City, Cooper City, Miami, Plantation, Loxahatchee, Wilton Manors, Miami Springs.
How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.
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 price cuts and days on market," as of October 18, 2026, https://www.pbprealestate.com/price-cuts-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 price cuts and days on market, October 2026," https://www.pbprealestate.com/press/pembroke-pines/2026-10/Method: Seller Blink Rate™ and recorded days. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.
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. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market. 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. Bands with 10–29 listings are qualified; fewer than 10 are not interpreted. A segment requires 30 active listings for percentages; 30–39 is a small sample. Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Equal Housing Opportunity.
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.
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.