Other Pembroke Pines community reports (7)

South Florida HOA Fee Index · community report · as of September 7, 2026 · Pembroke Pines, Broward County

Pembroke Pointe, Pembroke Pines: HOA fees, what sold, and what is for sale today

As of September 7, 2026, the typical Pembroke Pointe townhouse or villa listed for sale carries a homeowners association fee of $412 a month, 56% above the Pembroke Pines townhouse and villa median of $264. 10 units are for sale, 2 more are under contract, and 50% of them have already cut their asking price. Over the twelve months September 2025 to August 2026, 14 Pembroke Pointe townhouses and villas closed at a median $402,500, a median 8% under their original asking price.

Small sample: Pembroke Pointe has fewer than 20 townhouses and villas for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.

The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Median townhouse and villa HOA fee / month$412Pembroke Pines townhouses and villas $264; 10 listings state a fee

Townhouses and villas sold: median price, 12 months$403K14 closings September–August 2026; $308 per sq ft

Median townhouse and villa asking price$413K10 for sale; $327 per sq ft

Have cut their price50%median cut $15,000 (3.5%)

Months of supply8.610 for sale ÷ 1.2 sales a month

Built1985–1993older communities: ask how roofs and paving are funded

For buyers and sellers: Sellers here are asking a median $412,500 while the last twelve months of sales closed at a median $402,500, 92.5% of the original asking price. That gap, plus 10 competing homes and 8.6 months of supply at the current sales pace, is the pricing reality a Pembroke Pointe seller starts from; a buyer should budget $412/mo in fees on the typical home and ask what a quote well under $210 leaves out.

The story for media: "14 townhouses and villas in Pembroke Pointe, Pembroke Pines, sold between September 2025 and August 2026 at a median price of $402,500, or 92.5% of their original asking price, while 10 remain for sale with a median association fee of $412 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What townhouses and villas actually sold in Pembroke Pointe, month by month

14 townhouse and villa closings from September 2025 to August 2026, median $402,500; bars count sales, dots mark the monthly median where three or more closed

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

92.5%of original asking price, median townhouse or villa sale96.6% of the final asking price

$308townhouse and villa sold price per square footasking today $327

78days to sell, mediancumulative days on market of closed sales

0%cash salesas recorded in the MLS buyer-financing field

96.1%Pembroke Pines townhouses and villas, sold to original asking231 city closings, same window

Range $335,000 to $435,000. Sold figures cover listings permitted for internet display and closed between September 1, 2025 and August 31, 2026; they are counts and medians, never an opinion of any home's value.

Where the Pembroke Pointe fee sits among Pembroke Pines townhouses and villas

Pembroke Pointe median $412/mo against the Pembroke Pines middle half ($200 to $360) and median ($264); 80% of Pembroke Pines townhouse and villa listings ask less.

Shaded band = 25th to 75th percentile of Pembroke Pines HOA fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside Pembroke Pointe the middle half of fees runs $210 to $440 a month ($0.34 per square foot). Units that sold in the last twelve months carried a median fee of $440 at the time of listing.

What the Pembroke Pointe fee includes, as entered by listing brokers

Common areas 80%
Grounds 70%
Pool 50%
Recreation facilities 50%
Roof 50%
Trash 40%
Cable TV 40%
Security 30%
Building insurance 20%
Structure maintenance 20%

Share of the 10 Pembroke Pointe listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What townhouses and villas are for sale in Pembroke Pointe today

10 townhouses and villas by size, with the median asking price of each group

16.7%are under contract2 of 12 listings

$15,000median townhouse and villa price cut3.5% off the original asking price

75median days on marketcumulative, relistings included

$350K–$475Ktownhouse and villa asking price rangemedian $412,500

See every Pembroke Pointe listing with photos, fees and days on market, or get an email when a new Pembroke Pointe home lists.

0mention a special assessment0 of 10 listings (0%)

0state an age restriction (55+)0 of 10 listings (0%); confirm with the association

0mention a required membership0 of 10 listings (0%)

0mention a land or recreation lease0 of 10 listings (0%)

HOAHomeowners association (HOA), platted lotsper the tax legal description in 24 of 24 MLS records; 21 townhouse and 3 villa listings

Counts of the townhouse and villa listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.

Pembroke Pointe by neighborhood or section

Townhouses and villas by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three listings are shown as counts only. The development totals above include every row.

Sub-community	For sale	Under contract	Median fee / mo	Median asking	Cut price	Sold, 12 mo	Median sold	Built
Section T	4	1	$440	$407K	—	6	$390K	1986
Section 1	2	0	—	—	—	3	$350K	1985

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

45% of the townhouses and villas for sale in Pembroke Pines have already had to cut, a median $17,500, and buyers compare your fee against 10 other listings before they book a showing.

This page is built from every Pembroke Pines listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your townhouse or villa: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.

No website estimate, no automated number: a comparative market analysis done by hand, within one business day.

45%Have already cutmedian cut $17,500 (3.5%)

55%Still at their first priceevery seller starts here; the first price decides who stays

80 townhouses and villas for sale in Pembroke Pines, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

Which Pembroke Pointe section or street, and is it a townhouse or a villa?

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Pembroke Pointe? Email me when a new Pembroke Pointe home lists, or browse every home for sale.

Pembroke Pointe questions, answered from the data

What is the HOA fee in Pembroke Pointe, Pembroke Pines?

As of September 7, 2026, the median monthly-equivalent association fee across the 10 Pembroke Pointe townhouses and villas for sale that state a fee is $412; the middle half runs $210 to $440. That is 56% above the Pembroke Pines townhouse and villa median of $264. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

What did townhouses and villas in Pembroke Pointe sell for?

14 Pembroke Pointe townhouses and villas closed between September 1, 2025 and August 31, 2026 at a median $402,500 ($308 per square foot), ranging from $335,000 to $435,000. The median sale closed at 92.5% of the original asking price and 96.6% of the final asking price, after a median 78 cumulative days on market. 0% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 September 2026 closings have been reported so far and are not in the medians.

How many Pembroke Pointe townhouses and villas are for sale, and are prices being cut?

10 Pembroke Pointe townhouses and villas are listed for sale as of September 7, 2026, asking from $349,900 to $475,000 with a median of $412,500; 2 more are under contract. 50% of the active listings have reduced their price at least once, by a median $15,000 (3.5%). The median active townhouse or villa listing has been on the market 75 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 8.6 months of supply.

Which Pembroke Pointe neighborhoods or sections have the most for sale?

Pembroke Pointe listings in the MLS carry 2 sub-community names (neighborhoods, sections or phases). The largest today Section T (4 for sale, median fee $440, 6 sold at a median $390,000); Section 1 (2 for sale, 3 sold at a median $350,000). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.

Does Pembroke Pointe have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 10 Pembroke Pointe listings for sale, 0 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this Pembroke Pointe report built and how often is it updated?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract townhouse and villa listings in Pembroke Pines whose subdivision field names Pembroke Pointe or one of its neighborhoods, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Pembroke Pointe is a small sample today (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Other Pembroke Pines community reports (7)

More live Pembroke Pines data

As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.

Price cuts and true days on market43%of Pembroke Pines houses for sale have cut their priceMedian 33 cumulative days on market across 237 listingsSee Pembroke Pines price cuts →Condo association fees$691/momedian fee on the typical Pembroke Pines condominium for saleHalf of 471 listings fall between $494 and $750See Pembroke Pines condo fees →Rentals: annual and season$2,350/momedian asking rent across 352 Pembroke Pines lease listings13% are offered furnished; season runs November into late April or early MaySee Pembroke Pines rentals →Pembroke Pines market report701houses and condominiums for sale in Pembroke Pines right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Pembroke Pines market →

Method: listings whose MLS subdivision field maps to Pembroke Pointe after normalization (section and phase records merged; master community plus its neighborhoods), townhouses and villas whose tax legal description does not record a condominium (those that do are reported in the Condo Fee Index), Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated September 7, 2026.