Pembroke Pines today
What this means
Twelve month change in Pembroke Pines: −0.6%, essentially flat, now 4.4% below the Jan 2025 peak.
Permits January to September 2026: 0 homes, 100% fewer than 2025.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Pembroke Pines | vs Broward County | vs Florida | |
|---|---|---|---|
| Population | 176,714 (2025 estimate) | ||
| Growth since 2020 | 3.2% | -0.3 pts | -5.7 pts |
| Median home value | $439,500 | 6% higher | 22% higher |
| Median gross rent | $2,046 | 7% higher | 23% higher |
| Median household income | $85,104 | 10% higher | 14% higher |
| Owner occupied homes | 69.6% | +6.0 pts | +2.0 pts |
| Residents 65 and older | 20% | +2.1 pts | -1.3 pts |
| Average commute (minutes) | 30 | 4% higher | 9% higher |
| Homes built 2010 or later | 7% | +0.1 pts | -7.2 pts |
| Median property tax paid | $3,959 | 2% higher | 45% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Pembroke Pines
Suburban city in southern Broward about 22 miles north of Miami, former dairy land incorporated in 1960.
As an incorporated city, Pembroke Pines sets its own zoning inside Broward County.
Known for: Pembroke Lakes Mall; C.B. Smith Park; North Perry Airport; Broward College and FIU campuses
Development pushed west after Hurricane Andrew; Interstate 75 crosses the west side.
Compared with Broward County as a whole, fewer homes are seasonal or vacation homes (1% vs 7.2%); more homes are owner occupied (69.6% vs 63.6%); less of the housing is in apartment and condo buildings (35.4% vs 41.4%) and household incomes are higher ($85,104 vs $77,633).
Cities with similar prices and rents: Hunters Creek ($450,100, $2,088), Alafaya ($425,500, $1,999), Minneola ($420,800, $2,073).
Growth and housing
Population went from 171,192 in 2020 to 176,714 in 2025 (3.2%), versus 3.5% for Broward County.
| 2025 building permits | Pembroke Pines |
|---|---|
| Single family | 31 |
| 5 or more units | 0 |
| Total units | 31 |
| Per 1,000 residents | 0.2 |
Median year built: 1992. Apartments and condos make up a large share: 35.4% of homes are in buildings of five or more units. Average household size is 2.66.
1.4% of residents moved in from another state in the past year (county 1.8%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $6,136 a year |
| Hurricanes tied to Broward County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Large buildings hold 23.6% of homes here; read the reserve study before buying a condo. Condo financing
Flood, storms and jobs
Pembroke Pines has its own flood program rating: CRS class 5, which takes 25% off federal flood premiums in high risk zones. Since 2000, flood insurance has paid $2,650,997 on 938 claims inside Pembroke Pines. For county flood claims, disaster history and jobs, see the Broward County guide (18.9% of homes there are in high risk zones).
Buying a home in Pembroke Pines
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $439,500 |
Homes cost 5.2 times median household income here (Broward County 5.3, Florida 4.8).
- Conventional: the most common loan in Broward County.
- FHA: the Pembroke Pines median of $439,500 fits under the $667,000 limit.
Investing in Pembroke Pines
Long term rentals
| Pembroke Pines | vs Broward County | |
|---|---|---|
| Renter occupied homes | 30.4% | -6.0 pts |
| Rental vacancy | 3% | -3.6 pts |
| Rent as share of renter income | 37.4% | -0.9 pts |
Short term rentals
Vacation home share is below the county (1% vs 7.2%), so nightly demand here is thinner.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Get the zoning and HOA answer in writing before you count on nightly income. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 46% |
| Buildings with 5+ units | 35.4% |
| Manufactured homes | 1.1% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.