Pembroke Pines Condominium Market Update (Non-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 Condominium Market Overview
If you're buying or selling a condominium in Pembroke Pines (excluding 55+ communities), understanding current market conditions can help you make informed decisions. While buyer activity has increased over recent months, inventory has also grown, creating a market that remains balanced overall.
This market update is based on MLS data through July 31, 2026, and is designed to provide buyers, sellers, homeowners, and investors with a professional interpretation of current market conditions.
Market Overview
The Pembroke Pines condominium market continues to demonstrate stability despite several competing trends.
The total number of settled sales increased over the current six-month period when compared to the prior seven to twelve months, and the current month recorded the highest sales volume during the past year. The absorption rate has also increased to its highest level over the twelve-month analysis period, indicating healthy buyer demand.
At the same time, active listings have continued to increase. More inventory has entered the market, giving buyers additional choices. While the months of housing supply has declined from the prior four to six months, it remains higher than it was seven to twelve months ago.
Overall, the market presents mixed indicators. Increased buyer activity is being balanced by additional inventory, supporting the conclusion that the market remains stable.
Understanding the Numbers
Median Sale Price
The median comparable sale price has remained relatively stable throughout the past twelve months. While prices have experienced normal month-to-month fluctuations, there is no evidence of a significant upward or downward trend.
Absorption Rate
The absorption rate measures how quickly homes are selling. A higher absorption rate generally indicates stronger buyer demand. Pembroke Pines currently has the highest absorption rate recorded during the past year, reflecting increased market 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. Although housing supply has improved compared to the prior four to six months, it remains above the level recorded seven to twelve months ago due to the increase in available listings.
Days on Market
The median marketing time for sold condominiums is currently 87 days, remaining within the typical exposure period of less than ninety days. While properties are taking longer to sell than they were earlier this year, well-priced condominiums continue to attract buyers.
Sale-to-List Price Ratio
The median sale-to-list price ratio remains at 100%, indicating that sellers who price their properties appropriately are generally receiving their asking price.
What This Means for Buyers
Buyers have more inventory available today than they did earlier in the year, creating additional opportunities to compare properties before making a decision.
However, the increase in buyer activity means desirable condominiums are still selling within a reasonable period of time. If you find a property that fits your needs, it's important to review recent comparable sales and submit an offer supported by current market data rather than assuming every seller will accept a significant discount.
Working with an experienced Realtor who understands local market trends can help you determine an appropriate purchase price while remaining competitive.
What This Means for Sellers
The market remains favorable for sellers who price their properties appropriately.
Although inventory has increased, buyer demand remains healthy, and properly priced condominiums continue to attract interest. Buyers have more options than they did several months ago, making accurate pricing, presentation, and condition more important than ever.
Sellers who begin with realistic expectations and a pricing strategy supported by recent comparable sales are generally positioned for the best results.
Appraiser's Perspective
From an appraiser's perspective, the Pembroke Pines condominium market (excluding 55+ communities) remains stable, although several indicators should continue to be monitored.
The total number of settled sales has increased over the current six months, while the absorption rate has risen to its highest level during the past year. These trends indicate that buyer demand remains active.
At the same time, active listings have increased significantly, resulting in a higher level of available inventory than existed seven to twelve months ago. This additional supply offsets much of the increased buyer activity and helps explain why the market continues to perform in a balanced manner.
Median sale prices have remained relatively stable throughout the year, while list prices have gradually increased. Properties are still selling within a typical exposure period, although marketing times have lengthened from earlier this year.
Overall, the available market evidence supports the conclusion that the Pembroke Pines condominium market remains stable, with improving buyer demand being balanced by increasing inventory. Continued monitoring of inventory levels, marketing times, and future sales activity will help determine whether market conditions begin shifting toward either buyers or sellers.
Tom's Perspective as a Realtor
As both a Realtor and a Florida State-Certified Residential Real Estate Appraiser, I look beyond the statistics and focus on how buyers and sellers can use today's market to their advantage.
For buyers, Pembroke Pines continues to offer solid opportunities. While inventory has increased, well-priced condominiums are still selling in less than 90 days. If you find a property that checks the boxes you're looking for, I wouldn't recommend waiting too long. Review recent comparable sales, determine a fair market value, and submit an offer that reflects today's market rather than assuming a seller will automatically negotiate.
For sellers, pricing is more important than ever. Buyers have more choices than they did a year ago, and your condominium is competing against every other listing currently on the market. Properties that are priced correctly from the beginning, show well, and are marketed professionally continue to attract buyers and achieve successful sales.
Overall, I view the Pembroke Pines condominium market as balanced. Buyers benefit from increased inventory, while sellers continue to benefit from steady demand and stable pricing. Whether you're buying, selling, or simply trying to understand your property's current value, having both a Realtor and an experienced Florida State-Certified Residential Real Estate Appraiser on your side can help you make more informed decisions.
If you're considering buying or selling a condominium in Pembroke Pines and would like to discuss today's market, I'd be happy to help.
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Contact
Thomas J. Dunphy III
Tom Dunphy Realtor – Fulton Grace Realty
Florida State-Certified Residential Real Estate Appraiser (RD8755)
Whether you're buying your first home, selling your current property, relocating to South Florida, or simply looking for an experienced appraiser's perspective on today's market, I'm here to help.
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Disclaimer
This market update is based on MLS data available through July 31, 2026, and is intended for informational purposes only. Market conditions can change over time, and individual property values vary based on location, condition, size, upgrades, amenities, and recent comparable sales. Buyers and sellers should consult with qualified real estate professionals regarding their specific real estate needs. This analysis was prepared by Thomas J. Dunphy III, Florida State-Certified Residential Real Estate Appraiser (RD8755) using local MLS market data.