Last updated September 3, 2026
Pembroke Pines Guide for Residents
Short answer: Pembroke Pines is a large planned suburb in southwest Broward County - roughly 179,000 people by the latest US Census Bureau estimate - laid out along Pines Boulevard and built mostly from the 1980s onward. It is a city of association-governed communities and a big 55-plus market rather than one of historic neighborhoods, so what you are buying is as much the community and its documents as the house. If you own here and want to know what your property would sell for today, we prepare that by hand, not by algorithm.
How Pembroke Pines is laid out
The city reads east to west rather than in rings. Pines Boulevard is the spine, and roughly speaking the further west you go the newer the housing gets: the eastern end near University Drive and the Turnpike holds the older 1970s and 1980s sections, the middle around Flamingo Road is 1990s, and the western end out toward I-75 and US-27 is 2000s and later, ending at the conservation land. Because the city was built community by community rather than street by street, your comparable set is usually inside your own community rather than a half-mile radius, and two houses of the same age a mile apart can sit in completely different association structures.
The communities people ask about
Chapel Trail and Silver Lakes cover much of the western residential core, with lakes, larger family houses and their own association structures. Towngate, Pembroke Falls and Pembroke Isles are the recognisable master-planned communities of the 1990s and 2000s, each with amenity packages that show up in the dues. Century Village Pembroke Pines is the best-known 55-plus condominium community and behaves as its own market entirely, with rules and a buyer pool distinct from the rest of the city. If you are pricing in any of these, the recent sales inside the same community matter far more than the city median.
Parks, water and the western edge
C.B. Smith Park is the county park most residents use, with the water complex and the lake. Pembroke Pines borders the water conservation areas to the west, which is why the city stops where it does - there is no more land to build on in that direction, and it also means much of the western half sits in a landscape managed for water. Flood zone and elevation vary across the city and are worth checking at the address rather than assumed from the neighborhood, because insurance follows the specific parcel.
Getting around and everyday things
I-75 serves the western half and the Florida Turnpike the eastern, with Pines Boulevard, Sheridan Street and Miramar Parkway carrying east-west traffic. Fort Lauderdale-Hollywood International is roughly 20 minutes east depending on the hour, and Miami International is a similar distance south. Memorial Hospital Pembroke and Memorial Hospital West both sit in the city. Broward County Public Schools serves the whole city and boundaries move, so confirm the assignment for a specific address with the district rather than relying on a listing.
What owning property in Pembroke Pines involves
Two numbers decide what owning here actually costs, and neither is on the listing. Property tax is set on your own purchase, not the seller's assessed value, so the tax line you see on a listing usually reflects a homestead exemption and an assessment cap that belong to the current owner and do not transfer with the house. Insurance is the other one: wind coverage, and flood coverage where the property calls for it, quoted on the specific roof, year built and elevation rather than a county average. Get both quoted on the actual address before you commit to a price. If the property is in an association, add the dues, ask what has been voted, and read the budget and reserve position rather than the marketing sheet.
If you own here
What your property is worth depends on things a website cannot see: which street you are on, what the last owner did to the place, what your association holds in reserve, and which recent sales are genuinely comparable to yours. We work that out by hand from those sales rather than publishing an automated estimate, usually the same day, with the sales it is based on attached. Ask for an opinion of value on your property.
Nearby and related
- Pembroke Pines market report
- Relocating to Pembroke Pines
- If your Pembroke Pines listing expired
- What is my Pembroke Pines home worth?
This guide describes the town and how property here trades. It carries no market statistics on purpose, so nothing on it goes stale; the live figures sit on the market pages linked above, sourced from BeachesMLS. PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486, 561-395-8418. Equal Housing Opportunity.
Living in and owning property in Pembroke Pines: questions and answers
Where is Pembroke Pines, Florida?
In southwest Broward County, running east to west along Pines Boulevard from around Hollywood and Miramar out to US-27 and the edge of the Everglades conservation area. I-75 crosses the western half and the Florida Turnpike the eastern.
How big is Pembroke Pines?
It is one of Broward County's largest cities, with a population of roughly 179,000 by the most recent US Census Bureau estimate. It grew west in stages, and a 1980 annexation from Flamingo Road out to US-27 roughly doubled its area.
What kinds of homes are in Pembroke Pines?
Predominantly single-family houses and townhouses inside master-planned, association-governed communities, most of them built from the 1980s onward, plus a substantial 55-plus condominium market. Very little of the city is unplanned older stock, which is why condition varies far less here than in the coastal cities.
Is Pembroke Pines mostly gated communities?
A large share of it is association-governed, gated or not, so the community documents are part of the purchase. Rules on rentals, pets, vehicles and exterior changes differ community by community and are worth reading before you fall for a house.
I inherited a property in Pembroke Pines. What are my options?
Sell it, hold and rent it if the community rules allow, or transfer it to a family member. Which is open to you depends on how it was titled and whether it must pass through probate, where a personal representative generally needs court authority before closing. Have a Florida attorney confirm the process for your situation - we are a brokerage, not your lawyer.