Pembroke Pines Detached Home Market Update
55+ Communities – July 2026
Tom Dunphy Realtor (Fulton Grace Realty)
TomDunphySellsRealEstate.com
Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser, RD8755
APPRAIS
Pembroke Pines 55+ Detached Home Market Overview
The Pembroke Pines detached-home market within 55+ communities is showing limited inventory, short marketing times, and active buyer demand.
Sales activity increased during the current six-month period compared with the prior seven to twelve months. Although the overall number of sales remains relatively stable, homes are currently selling more quickly, and the available housing supply remains limited.
These conditions place sellers in a favorable position, while buyers should be prepared to act quickly when an appropriately priced home becomes available.
This market update is based on MLS data through July 31, 2026.
Market Overview
The total number of settled sales increased over the current six months when compared with the prior seven to twelve months.
There were 27 settled sales during the prior seven-to-twelve-month period, followed by 16 sales during both the prior four-to-six-month period and the current three-month period. The absorption rate increased from 4.50 sales per month to 5.33 sales per month and has remained stable over the current six months.
Active inventory remains limited. There are currently 13 active comparable listings, compared with seven during the prior four-to-six-month period and 15 during the prior seven-to-twelve-month period. Although inventory increased recently, it remains below the level recorded earlier in the year.
Months of housing supply currently measures 2.44 months, indicating that available homes could be absorbed relatively quickly at the current sales pace. Median marketing time declined significantly to just 15 days, compared with 53 days and 61 days during the earlier reporting periods.
Overall, the market is stable with increasing tendencies and currently favors sellers.
Understanding the Numbers
Median Sale Price
The median comparable sale price increased to $684,500 during the current three-month period, compared with $582,500 during the prior four-to-six-month period and $625,000 during the prior seven-to-twelve-month period.
While this increase is notable, median prices can be influenced by the size, condition, location, quality, and features of the homes that sold during each period. Additional market data will be needed to determine whether this represents a sustained price trend or a change in the mix of properties sold.
Absorption Rate
The absorption rate measures the pace at which available homes are being purchased.
The current absorption rate is 5.33 sales per month, which is above the 4.50 sales-per-month rate recorded during the prior seven-to-twelve-month period. The rate has remained stable during the current six months, indicating consistent buyer activity.
Months of Housing Supply
Months of housing supply estimates how long it would take to sell the current inventory at the present sales pace.
The current supply is 2.44 months, reflecting a limited number of homes available for sale. This level of inventory generally gives sellers more leverage, particularly when a home is priced appropriately and compares well with competing listings.
Days on Market
Median marketing time declined to 15 days during the current three-month period.
This is a substantial change from 53 days during the prior four-to-six-month period and 61 days during the prior seven-to-twelve-month period. Homes that are appropriately priced and in competitive condition are attracting buyer interest quickly.
Sale-to-List Price Ratio
The median sale-to-list price ratio remained at 100% throughout all three reporting periods.
This indicates that, on a median basis, homes are selling at their list prices. Buyers should therefore avoid assuming that every seller will accept a significant discount, particularly when competing for a recently listed property.
What This Means for Buyers
Buyers searching for a detached home in a Pembroke Pines 55+ community should be prepared before beginning their search.
With only 2.44 months of housing supply and homes selling in a median of 15 days, desirable properties may not remain available for long. Buyers should obtain financing approval in advance, monitor new listings closely, and arrange showings promptly when a suitable home enters the market.
Offers should still be based on recent comparable sales, the condition of the property, and its individual features. However, the current market does not support automatically beginning with an offer significantly below the asking price.
A well-supported and competitive offer may be necessary when a home is newly listed, properly priced, and receiving interest from multiple buyers.
What This Means for Sellers
Current market conditions are favorable for sellers.
Limited inventory, a low housing supply, short marketing times, and a 100% median sale-to-list price ratio indicate that appropriately priced homes can attract buyers quickly.
That does not mean every home should be priced above the recent comparable sales. Property size, condition, updates, lot characteristics, location within the community, and competing listings should all be considered when establishing the initial asking price.
A seller may consider pricing near the range supported by current comparable listings and sales, then closely evaluating market response during the first two weeks. Since the current median marketing time is approximately 15 days, limited showing activity or buyer interest during that period may indicate that the pricing or presentation should be reconsidered.
Appraiser’s Perspective
From an appraiser’s perspective, the Pembroke Pines detached 55+ housing market remains stable but is exhibiting increasing tendencies.
Buyer demand remains active, the absorption rate has increased, and inventory remains limited. The current housing supply of 2.44 months is below what is generally associated with a balanced market, while the decline in median marketing time to 15 days indicates that buyers are acting quickly when competitively priced homes become available.
Median sale prices increased during the current three-month period. However, this change should be interpreted carefully because differences in home size, quality, condition, location, and features can affect the median price within a relatively small market segment.
The median list price of $694,998 is generally consistent with the current median sale price of $684,500, and the median sale-to-list price ratio remains at 100%. These indicators support the conclusion that current pricing remains closely aligned with completed sales.
Overall, the available market evidence supports a conclusion of stable conditions with increasing tendencies, with sellers currently holding an advantage due to limited inventory, short marketing times, and continued buyer demand.
Tom’s Perspective as a Realtor
As a Realtor, I would tell buyers that preparation and timing are important in this market.
Homes sold in a median of only 15 days during the current three-month period. That means buyers should monitor new listings carefully and be prepared to schedule a showing as soon as a suitable property becomes available.
Before submitting an offer, I would review the recent comparable sales, evaluate the home’s condition and features, and determine whether the asking price is supported by the market. If the property is properly priced and fits the buyer’s needs, the offer should be competitive enough to receive serious consideration from the seller.
For sellers, the current market provides a favorable opportunity. Homes are selling quickly, inventory is limited, and the median sale-to-list price ratio remains at 100%.
I would recommend establishing an asking price that is supported by recent comparable sales and current competing listings. I would then pay close attention to showings, buyer feedback, and activity during the first 15 days. If a properly marketed home does not generate meaningful interest during that period, the price, condition, or presentation may need to be reevaluated.
Every property is different. The final pricing strategy should reflect the home’s size, condition, updates, location, amenities, and the most recent comparable sales within competing 55+ communities.
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Related Market Updates
- Pembroke Pines Condominium Market Update — Non-55+ Communities
- Pembroke Pines Detached Home Market Update — Non-55+ Communities
- Pembroke Pines Condominium Market Update — 55+ Communities
- Hollywood Detached Home Market Update
- Hollywood Condominium Market Update
Contact
Thomas J. Dunphy III
Tom Dunphy Realtor — Fulton Grace Realty
Florida State-Certified Residential Real Estate Appraiser, RD8755
Whether you are considering buying or selling in a Pembroke Pines 55+ community, I can help you review the current listings, analyze recent comparable sales, and develop a strategy based on current market conditions.
Disclaimer
This market update is based on MLS data available through July 31, 2026, and is intended for general informational purposes only.
Market conditions may change, and individual property values vary based on location, size, condition, quality, updates, amenities, lot characteristics, and recent comparable sales. Median market statistics do not represent the value of every property within the market.
Buyers and sellers should consult with qualified real estate professionals regarding their individual circumstances. This analysis was prepared by Thomas J. Dunphy III, Florida State-Certified Residential Real Estate Appraiser, RD8755, using local MLS market data.