Pembroke Pines 55+ Condominium Market Update – July 2026
Tom Dunphy Realtor (Fulton Grace Realty)
TomDunphySellsRealEstate.com
Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser, RD8755
APPRAIS Real Estate Services
Pembroke Pines 55+ Condominium Market Overview
If you're buying or selling a condominium in one of Pembroke Pines' 55+ communities, understanding current market conditions is essential. This update summarizes recent market activity through July 2026 using comparable sales and listing data to provide buyers and sellers with a clear picture of today's market.
Market Overview
The Pembroke Pines 55+ condominium market remains stable, although inventory continues to increase. Comparable settled sales increased over the current six-month period when compared to the prior seven to twelve months, indicating that buyer demand remains active. At the same time, active listings and months of housing supply have increased, providing buyers with additional choices and creating a more competitive environment for sellers.
Median comparable sale prices have remained relatively stable throughout the past year despite the increase in inventory. However, median list prices have continued to rise, suggesting that some sellers are pricing units above recent market-supported values. Typical exposure and marketing times remain three to six months, indicating that properly priced properties continue to attract buyers while overpriced listings may require additional time to sell. The market statistics support increased sales activity, rising inventory, and stable pricing.
Understanding the Numbers
Median Sale Price
The median comparable sale price has remained relatively stable during the past twelve months, ranging from approximately $157,000 to $165,000, with the current three-month median at approximately $159,000. This suggests that market values have generally stabilized despite increasing inventory.
Absorption Rate
The absorption rate increased from 37.0 sales per month during the prior seven to twelve months to 42.33 sales per month during the current three-month period. An increasing absorption rate indicates that buyers continue purchasing available inventory at a healthy pace.
Months of Housing Supply
Months of housing supply increased from 7.05 months to 8.65 months over the past year. While this indicates a slower market than earlier periods, the recent increase has been modest. Buyers currently have additional inventory to consider before making purchasing decisions.
Days on Market
Median marketing time for comparable sales increased from 92 days to 107 days, while current listings have a median marketing time of 128 days. Typical exposure and marketing times remain approximately three to six months, reflecting a market where buyers have additional negotiating opportunities.
Sale-to-List Price Ratio
Comparable sales continue selling at approximately 100% of list price, indicating that properties priced appropriately continue to achieve their asking prices.
What This Means for Buyers
Current market conditions provide buyers with more flexibility than many markets experienced over the past several years. The increase in available inventory allows buyers to compare multiple properties before making a decision, reducing pressure to purchase immediately.
Because properties are generally requiring three to six months to sell, buyers should focus on recent comparable sales rather than asking prices when determining an appropriate offer. While sellers continue to list properties at higher prices, recent closed sales indicate that market-supported values have remained relatively stable.
What This Means for Sellers
Although buyer activity remains healthy, competition among sellers has increased due to the growing number of available listings. Current median list prices have increased to approximately $180,000, while recent median sale prices remain closer to $159,000. This gap suggests that some sellers may be entering the market with pricing that exceeds recent comparable sales.
Sellers who price their property competitively based on current market evidence are more likely to attract qualified buyers and reduce marketing time. Properties priced substantially above recent comparable sales may remain on the market longer before achieving an acceptable contract.
Appraiser's Perspective
From an appraisal standpoint, the Pembroke Pines 55+ condominium market appears stable with increasing inventory. Comparable settled sales and absorption have increased, demonstrating continued buyer demand. However, active listings and months of housing supply have also increased, providing buyers with more choices and creating greater competition among sellers.
Despite the increase in inventory, median comparable sale prices have remained relatively stable throughout the past year. The data suggests that seller expectations, as reflected by rising list prices, are increasing faster than confirmed market values. Buyers continue to demonstrate sensitivity to condition, location, and pricing, while sellers who align their asking prices with recent comparable sales are positioned more competitively within the current market.
Overall, this remains a balanced market where properly priced properties continue to sell, but buyers have additional negotiating leverage because of the growing supply of available units.
Search Pembroke Pines 55+ Condominiums
If you're considering buying or selling a condominium in a Pembroke Pines 55+ community, staying informed about current market conditions can help you make more confident real estate decisions.
Browse available homes, review additional market reports, or contact Tom Dunphy for professional guidance backed by both real estate sales and residential appraisal experience.
Related Market Updates
- Pembroke Pines Detached Home Market Update
- Pembroke Pines Condominium Market Update
- Hollywood 55+ Condominium Market Update
- Hollywood Detached Home Market Update
- Broward County Real Estate Market Reports
Contact
Tom Dunphy Realtor
Fulton Grace Realty
Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser, RD8755
🌐 TomDunphySellsRealEstate.com
If you have questions about the Pembroke Pines market or would like a market update for another South Florida community, I'd be happy to help.
Disclaimer
The information contained in this report is based on MLS market data and analysis available as of July 31, 2026. Market conditions can change over time. This report is intended for informational purposes only and should not be considered an appraisal, legal advice, or financial advice. Buyers and sellers should consult qualified professionals regarding their specific real estate needs.