Real Estate Investing in Pembroke Pines, Florida
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Pembroke Pines, FL? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (72/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(52/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
CLEAN
No major risk flags on the data we track.
What’s happening in Pembroke Pines, FL?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$578,074
Avg Monthly Rent
$3,270
ZIP Codes
4
Market Trends — Pembroke Pines, FL
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Pembroke Pines, FL. Updated on demand as visitors ask.
Growth & development in Pembroke Pines, FL Updated 145 days ago
Pembroke Pines is experiencing significant commercial and residential development, alongside major infrastructure upgrades and new business openings.
Opportunities
- A new advanced glass manufacturing plant by Miter Brands is scheduled to open in Pembroke Pines in 2026. — This will create high-paying jobs in the manufacturing sector. Plastics Today
- The City Center project continues to expand with new tenants like Hobby Lobby, Colada Cuban Cafe, Legacy Fit, McCallisters Deli, Chuy's Tex Mex, UFC Gym, Maple Street Biscuit Company, and Space Coast Credit Union. — These additions expand retail, dining, and fitness options for residents. Pembroke Pines Official Website
- The 16000 Pines Market redevelopment includes new commercial spaces for Publix, Crunch Fitness, Burlington, and Everglades Dental. — This provides more shopping, fitness, and healthcare choices. Pembroke Pines Official Website
- A 308-unit apartment complex, including 44 affordable units, is planned for the Shops at Pembroke Gardens. — This increases housing supply and provides affordable living options. Pembroke Pines News
- The Grand Palms golf course community is undergoing a $1 billion-plus makeover, including a new four-star hotel, 16 villas, and three 10-story condo buildings. — This brings upscale hospitality, residential options, and improved recreational facilities. Local 10 News
Concerns
- Miter Brands is closing manufacturing facilities in Medley and Hialeah, impacting over 400 workers. — These closures result in job losses for affected employees. Plastics Today
- The new apartment complex at Pembroke Gardens is expected to generate 120 extra bus trips during evening rush hour. — This could increase traffic congestion in the area. Pembroke Pines News
Bottom line: Pembroke Pines is experiencing substantial growth in commercial, residential, and infrastructure sectors, with a focus on mixed-use developments and traffic improvements.
Local news & events in Pembroke Pines, FL Updated 145 days ago
Pembroke Pines has seen a significant decrease in overall crime, but residents face concerns regarding water contamination and housing instability.
Opportunities
- Pembroke Pines experienced a 31% drop in property crimes and a 36% fall in violent crimes in 2025, reaching a five-year low. — This improves safety and security, expanding residents' freedom to enjoy their community. Miami Herald
- The city hosts numerous community events throughout the year, including Pines Day, Taste of Pines, and a Juneteenth Celebration. — These events provide diverse opportunities for social engagement and cultural enrichment for residents. Pembroke Pines Official Website
- Pembroke Pines offers various recreational and cultural arts activities, such as creative workshops, art complex events, and a Royal Court Pageant. — These programs expand access to creative outlets and community participation for all ages. Pembroke Pines Official Website
- A new 55+ community in Pembroke Pines is blending housing with healthcare options. — This expands housing choices and provides integrated health services for older residents. Miami Herald
Concerns
- PFAS 'forever chemicals' were detected in Pembroke Pines' drinking water at alarming levels in 2023, with potential health risks. — This imposes unconsented health risks and potential future costs for residents. Marin & Murphy Law Firm
- Hundreds of residents at the Heron Pond condominium complex were given a month to vacate their homes in July 2024 due to unsafe building conditions. — This restricts residents' housing choices and imposes significant unconsented relocation costs. CBS News Miami
- Residents and officials in Pembroke Pines urged Broward County in August 2023 to study lead emissions at North Perry Airport, which ranks fifth nationally. — This highlights a potential environmental health concern that could impose unconsented health risks. Local 10 News
- Beginning January 1, 2025, Pembroke Pines will enforce an ordinance prohibiting parking vehicles on non-paved landscape areas. — This creates new restrictions on property use for residents, potentially incurring costs for compliance. Pembroke Pines Official Website
- Pembroke Pines faces significant water hardness issues, causing damage to homes and appliances, and increasing household costs. — This imposes unconsented costs on residents through appliance damage and increased maintenance. Pembroke Pines Water Quality Report
Bottom line: While crime rates have fallen and community events are plentiful, Pembroke Pines residents face ongoing challenges with water quality, housing safety, and environmental concerns.
Schools in Pembroke Pines, FL Updated 145 days ago
Broward County Public Schools (BCPS) has maintained an 'A' rating for two consecutive years, but faces significant enrollment declines leading to school consolidations and job cuts.
Opportunities
- Broward County Public Schools earned an "A" rating from the Florida Department of Education for the 2023-2024 and 2024-2025 school years. — This signifies academic excellence and enhances the district's appeal for families and businesses. Local 10 News
- More than half of BCPS-operated schools are now A-rated, and the district has no D or F-rated schools for the second year in a row (2024-2025). — This indicates widespread improvement in school performance and quality across the district. WPLG Local10.com
- BCPS is integrating new artificial intelligence tools for the 2025-2026 school year to enhance efficiency and lesson planning. — These tools aim to improve teacher effectiveness and student learning capabilities. Local 10 News
- New health clinics are opening at Blanche Ely High School and William Dandy Middle School for the 2025-2026 school year. — These clinics provide essential healthcare services to students in areas that may be healthcare deserts. Local 10 News
- The SMART Program, an $800 million bond initiative, continues to fund facility upgrades, technology, and safety improvements across the district. — This ongoing investment enhances the learning environment and modernizes school infrastructure. Broward County Public Schools
Concerns
- Broward County Public Schools approved the consolidation of six schools in January 2026 due to significant and ongoing student enrollment losses. — This restricts school choice for some families and disrupts established school communities. K-12 Dive
- The district faces a projected loss of 20,000 students over the next two years, resulting in an estimated $80 million budget shortfall. — Declining enrollment leads to reduced state funding, necessitating difficult budget cuts and staff reductions. WLRN
- BCPS proposed cutting over 800 positions for the upcoming school year, including 300 currently filled roles, to address financial challenges. — These job cuts, affecting counselors and social workers, may reduce student support services and impact staff morale. WLRN
- Moody's Ratings downgraded Broward County School District's issuer and general obligation rating to Aa3 from Aa2 in June 2025. — This downgrade, citing lowered fund balances, could potentially increase borrowing costs for future district projects. Bond Buyer
- Beginning in the 2025-2026 school year, lunch will no longer be free for all students, requiring families to apply for free or reduced-price meals. — This change may create an additional financial burden for some families and could impact student access to nutritious meals. Local 10 News
Bottom line: While academic performance is strong, Broward County Public Schools is actively restructuring to manage significant enrollment declines and associated financial pressures.
Civic & policy in Pembroke Pines, FL Updated 145 days ago
Pembroke Pines is considering significant changes to its election processes and property taxes, while also implementing new accessibility initiatives and facing state-level development restrictions.
Opportunities
- The City Commission is advancing a charter amendment to move municipal elections from March to November to align with federal, state, and county races. — This could increase voter turnout and streamline the election process for residents. Citizen Portal
- Pembroke Pines has been designated an "Autism-Friendly" city, implementing initiatives like communication boards in parks, comfort K-9s, ADA-inclusive playgrounds, and sensory-friendly experiences. — These initiatives expand accessibility and create more inclusive opportunities for residents with autism and related disorders. Pembroke Pines City Commission
- The city is loosening density restrictions by reducing minimum multifamily unit sizes from 750 sq. ft. to 550 sq. ft. to align with affordable housing goals. — This change could lead to more diverse and potentially more affordable housing options for residents. GatherGov
- The City Commission approved a $2.9 million allocation to fund 61 new vehicles across city departments, including 54 for police. — This investment can improve public safety and the efficiency of city services. Citizen Portal AI
Concerns
- The Florida House approved a resolution (HJR 203) to gradually eliminate non-school property taxes, which could save Pembroke Pines homeowners up to $2,600 annually but result in a $53 million loss (44.6% reduction) for… — While saving homeowners money, this could lead to reduced city services and potential increases in other fees to offset lost revenue. Miami Herald
- A state preemption (SB 180) makes it unlawful for the city to pass Land Development Code regulations more stringent than those existing prior to the bill until October 2027. — This restricts the city's ability to enact local development controls and potentially address specific community needs or environmental concerns. GatherGov
- The City Commission unanimously approved a resolution prohibiting the issuance of ceremonial police-style badges to elected officials following prior misuse. — This decision addresses past misuse but restricts a ceremonial practice for elected officials. Pembroke Pines City Commission
- Broward County Public Schools notified approximately 300 employees of job cuts as part of a cost-cutting reorganization plan due to declining enrollment and loss of funding. — These job cuts could impact the quality and availability of educational support services for students in Pembroke Pines. Pembroke Pines News
Bottom line: Pembroke Pines is navigating state-level tax and development pressures while locally enhancing accessibility and considering election reforms.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Property managers serving Broward County
Manage rentals here? List your business →Maxima Property Management Inc.
Miami, FL
Maxima Property Management Inc. offers property management, real estate brokerage, second home management, and vacation rental management services in South Florida, including Pompano Beach, Fort Laude summary from their website
Short-term rentals
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State Street Property Management
Plantation, FL
State Street Property Management offers property management services for owners, tenants, and associations. summary from their website
HOA
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West Broward Community Management
Plantation, FL
West Broward Community Management provides customized community association management services in Plantation, FL, including accounting, inspections, and handling owner/tenant requests. summary from their website
HOA
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Avg Home Value
$578,074
Avg Monthly Rent
$3,270
1% Rule
✗ Below
Landlord Friendly (FL)
★★★★★
🎓 Colleges & Universities in Pembroke Pines
4 Colleges
984 Students
Neighborhoods in Pembroke Pines
Century Village
4 ZIP codes
Chapel Trail
4 ZIP codes
Cobblestone
4 ZIP codes
East Sunswept
4 ZIP codes
Encantada
4 ZIP codes
Estancia
4 ZIP codes
Grand Palms
4 ZIP codes
Hollybrook
4 ZIP codes
Keystone Lake
4 ZIP codes
Laguna Isles
4 ZIP codes
Pasadena Lakes
4 ZIP codes
Pasadena Lakes South
4 ZIP codes
Pembroke Falls
4 ZIP codes
Pembroke Isles
4 ZIP codes
Pembroke Lakes
4 ZIP codes
Pembroke Shores
4 ZIP codes
Pine Village
4 ZIP codes
Silver Lakes
4 ZIP codes
Spring Valley
4 ZIP codes
Tanglewood Lakes
4 ZIP codes
ZIP Codes in Pembroke Pines, FL
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View PlansFrequently Asked Questions About Pembroke Pines, FL
What type of investing works in Pembroke Pines, FL?
In Pembroke Pines, FL the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $578K prices and $3,270/mo rents suits that approach.
What is the tenant pool like in Pembroke Pines, FL?
Pembroke Pines, FL draws a steady base of working renters. Demand at the $3,270/mo rent level is reasonable for standard single-family and small multi rentals.
What is the typical vacancy rate in Pembroke Pines, FL?
Rental vacancy in Pembroke Pines, FL is elevated. Investors should budget normal turnover but not chronic empty units.
Is Pembroke Pines, FL a good market for FHA house hackers?
House hacking in Pembroke Pines, FL is a challenging. With home values around $578K and rents at $3,270/mo, owner-occupants can offset a meaningful share of PITI.
Is rental property easy to operate in Pembroke Pines, FL?
FL ranks as a landlord-friendly state for landlord-tenant law. Pembroke Pines generally follows the statewide framework, so landlords face reasonable operating rules.
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