Pembroke Pines Detached Homes — No HOPA: August 2026 Market Update

The August 2026 market data for detached, non-HOPA homes in Pembroke Pines provides an updated look at sales activity, inventory, housing supply, pricing, and marketing times. The data through August 31, 2026, allows us to compare what occurred during the prior 7–12 months with activity during the current six-month period.

Appraiser’s Perspective (RD8755)

Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755

When I analyze a residential market, I don't rely on one statistic. I look at sales volume, absorption, available inventory, housing supply, pricing, and marketing times together to understand what buyers and sellers are actually doing.

There were 396 settled sales during the prior 7–12 months. During the current six months, there were 236 settled sales during months 4–6 and 235 during the most recent three months, for a total of 471. That represents an increase of 75 settled sales compared with the prior 7–12-month period.

The absorption rate was 66.00 sales per month during the prior 7–12 months, increased to 78.67 sales per month during months 4–6, and was 78.33 sales per month during the most recent three months. Absorption has therefore remained essentially stable during the current six months while remaining above the rate reported during the prior 7–12 months.

Inventory is something I would continue to watch. The number of active listings increased from 157 during the prior 7–12 months to 210 during the most recent three months. Months of housing supply moved from 2.4 months during the prior 7–12 months to 1.9 months during months 4–6 and most recently to 2.7 months. Although inventory has increased, 2.7 months of housing supply is not substantially different from the 2.4 months reported during the prior 7–12 months.

Pricing has remained stable overall while showing upward movement across the periods analyzed. The median comparable sale price increased from $656,250 to $669,500 and most recently to $700,000. Median comparable list prices moved from $650,000 to $692,000 and most recently to $698,000. The median sale price as a percentage of list price remained at 100% during all three periods.

Marketing times have also shortened. Median sales days on market declined from 49 days during the prior 7–12 months to 31 days during months 4–6 and 28 days during the most recent three months. Current listings show a median marketing time of approximately 56 days.

When all of these factors are considered together, I would characterize the Pembroke Pines detached, non-HOPA market as stable overall with increasing indicators. Sales volume has increased, absorption has remained consistent during the current six months, median pricing has moved upward across the periods analyzed, and closed properties are selling within relatively short marketing periods. At the same time, the increase in active inventory and housing supply should continue to be monitored.

Tom the Realtor’s Perspective

For a buyer, this is a market where we need to pay attention. With recently closed properties showing a median marketing time of only 28 days, when a property comes on the market that fits what you're looking for, we need to get out and see it quickly.

If you're interested after seeing it, that's when I go to work on the numbers. I'll research the competing sales, analyze the property's individual characteristics, and develop a supported value range so we can determine an appropriate offer based on the market data.

Moving quickly doesn't mean making an uninformed decision. It means being prepared to act when the right property appears while still doing the valuation work before determining what you're willing to pay.

For a seller, pricing is critical in this market. Recently closed properties had a median marketing time of approximately 28 days, compared with 49 days during the prior 7–12 months. If a property remains on the market substantially beyond the typical marketing period for competing homes, I want to understand why. Pricing, condition, location, presentation, or other property-specific characteristics may be contributing factors.

The increase in active listings is also important. Buyers have more properties to choose from than they did earlier in the analysis, so sellers need to understand how their home competes with the other properties currently available.

What This Means for Buyers and Sellers

For buyers, preparation matters. Properties are selling relatively quickly, so when the right home appears, we need to see it, evaluate it, and determine what the market data supports. My appraisal background allows me to approach that process from a valuation perspective before we determine an offer strategy.

For sellers, the current data reinforces the importance of pricing the property correctly from the beginning. More inventory means more competition. A property that is not attracting activity within the typical marketing period should be evaluated against its competing listings and recent sales.

Every property is different. Location, condition, living area, site characteristics, updates, amenities, and competing inventory can all affect value.

The market statistics tell us what is happening in Pembroke Pines. The property-specific analysis tells us what an individual home may be worth.

Appraiser Certification

Thomas J. Dunphy III
State-Certified Residential Real Estate Appraiser RD8755
APPRAIS

Real Estate Sales

Tom Dunphy Realtor (Fulton Grace Realty)
Licensed Florida Real Estate Sales Associate

THE APPRAISER’S EDGE. THE RELOCATOR’S INSIGHT.

Tom Dunphy Sells Real Estate. Just Does More.

Disclosure

This market update is provided for general informational purposes and is based on market data available through August 31, 2026. It is not an appraisal, broker price opinion, or opinion of value for any specific property. An individual property requires a separate analysis of its specific characteristics and applicable market data.