Pembroke Pines Detached Home Market Update (Non-HOPA 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 Detached Home Market Overview
The Pembroke Pines detached home market outside of 55+ communities continues to demonstrate strong buyer demand, limited inventory, and stable price growth.
Although more homes have entered the market over the past several months, buyers continue purchasing properties at a rapid pace, resulting in short marketing times and a housing supply that remains well below the level typically associated with a balanced market.
This market update is based on MLS data through July 31, 2026.
Market Overview
The Pembroke Pines detached home market remains healthy and competitive.
Sales activity increased during the current six-month period compared with the prior seven-to-twelve-month period. The current three-month period recorded 259 settled sales, while the absorption rate increased to 86.33 sales per month, the highest level recorded during the past year. These figures indicate continued buyer demand.
Inventory also increased. Active comparable listings rose to 220 homes, compared with 166 during the prior four-to-six-month period. While additional inventory provides buyers with more choices, the increased supply has largely been absorbed by the stronger pace of sales. Housing supply remains low at only 2.55 months, indicating that demand continues to outpace available inventory.
Median sale prices and median list prices have both trended upward over the past year, while marketing times have declined substantially.
Overall, the market remains stable with increasing tendencies and continues to favor sellers.
Understanding the Numbers
Median Sale Price
The median comparable sale price increased from $656,250 during the prior seven-to-twelve-month period to $700,000 during the current three-month period. While the increase reflects continued market strength, individual home values continue to depend on size, location, condition, upgrades, and other property characteristics.
Absorption Rate
The absorption rate measures how quickly available homes are selling.
The current absorption rate increased to 86.33 sales per month, compared with 69 sales per month during both earlier reporting periods. This increase demonstrates that buyer demand remains strong despite additional inventory entering the market.
Months of Housing Supply
Housing supply currently measures 2.55 months, remaining relatively stable throughout the year.
Although active listings increased, the pace of sales has increased as well, allowing the market to maintain a relatively low supply of available homes. This continues to favor sellers while still providing buyers with more inventory than earlier in the year.
Days on Market
Homes continue selling quickly.
The median marketing time declined to 28 days, compared with 39 days and 49 days during earlier reporting periods. This indicates that well-priced homes continue attracting buyers in a relatively short period of time.
Sale-to-List Price Ratio
The median sale-to-list price ratio remained at 100% throughout the reporting periods, demonstrating that buyers continue paying asking price for appropriately priced homes.
What This Means for Buyers
Buyers have slightly more inventory to choose from than they did several months ago, but this remains a competitive market.
With homes selling in a median of only 28 days, buyers should obtain financing approval before beginning their search, monitor new listings closely, and schedule showings as soon as desirable homes become available.
While buyers should always base their offers on recent comparable sales, they should also recognize that desirable homes may receive multiple offers. Waiting too long to make a decision could result in missing an opportunity.
What This Means for Sellers
Current market conditions continue to favor sellers.
Buyer demand remains strong, inventory is relatively limited, and homes that are priced appropriately continue selling quickly.
Pricing should always be based on recent comparable sales, the home's condition, location, size, updates, and competing listings. Sellers who begin with realistic pricing and present their homes well are positioned to benefit from today's favorable market conditions.
Appraiser's Perspective
From an appraiser's perspective, the Pembroke Pines detached home market (non-HOPA) remains stable while exhibiting increasing tendencies.
Buyer demand continues to strengthen, as reflected by the increased absorption rate and shorter marketing times. Although inventory has increased, the current housing supply remains low at approximately 2.55 months, indicating that available homes continue to be absorbed quickly.
Median sale prices and list prices have also trended upward over the past year, supporting stable to modest appreciation. While the increase in inventory is worth monitoring, the current pace of sales continues to offset much of that additional supply.
Overall, the available market evidence supports the conclusion that sellers continue to hold an advantage due to limited housing supply, increasing buyer demand, and relatively short marketing times. Continued monitoring of inventory levels will help determine whether the market remains balanced or begins shifting over the coming months.
Tom's Perspective as a Realtor
As a Realtor, I'd tell buyers that preparation is everything in today's market.
Yes, there are more homes available than there were a few months ago, but don't mistake that for a slow market. The best homes are still attracting attention quickly, and with a median marketing time of only 28 days, buyers need to be ready to act. I recommend getting pre-approved, watching new listings closely, and scheduling showings as soon as a home that fits your needs comes on the market.
When it's time to make an offer, I believe it should be competitive and supported by recent comparable sales. The goal isn't simply to make the lowest offer possible—it's to make an offer that gives you the best opportunity to secure the home you want.
For sellers, this remains an excellent market. Buyer demand is healthy, inventory is still relatively limited, and properly priced homes continue to sell quickly. My recommendation is always to price your home based on its condition, size, upgrades, location, and the most recent comparable sales—not simply because it's a seller's market.
A home that's priced correctly from day one will typically generate the strongest interest. If meaningful activity hasn't occurred within the first few weeks, we'll review the market together, evaluate buyer feedback, and determine whether any adjustments should be made.
Every home is unique, and a successful pricing strategy should reflect the property's individual characteristics rather than relying solely on market averages.
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Related Market Updates
- Pembroke Pines Detached Home Market Update – 55+ Communities
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- Pembroke Pines Condominium Market Update – 55+ Communities
- Hollywood Detached Home Market Update
- Miramar Detached Home Market Update
Contact
Thomas J. Dunphy III
Tom Dunphy Realtor – Fulton Grace Realty
Florida State-Certified Residential Real Estate Appraiser (RD8755)
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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 may change over time, and individual property values vary based on factors such as location, condition, size, upgrades, amenities, lot characteristics, and recent comparable sales. 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.