PBP REAL ESTATE - JOURNALIST PACKAGE - PEMBROKE PINES PRICE CUTS AND RECORDED DAYS ON MARKET
Data as of October 21, 2026 (BeachesMLS pull 2026-10-21T07:12:30.177467+00:00). Current edition. A later snapshot may differ; this file describes only the date above.

HEADLINE OPTIONS
1. 48.2% of Pembroke Pines houses for sale are asking less than their original list price; 49.6% of condos
2. Seller Blink Rate™ in Pembroke Pines: 48.2% of houses list below original asking, against 44.5% across Broward County
3. Buying in Pembroke Pines? 121 of the 251 houses for sale are asking below their original price, by a median $25K

LEDE
PEMBROKE PINES, Fla., October 21, 2026 - 48.2% of the 251 single-family homes listed for sale in Pembroke Pines (121 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 21, 2026. Among those 121 reduced listings, the median reduction is 3.4% (about $25K). Among the city's 484 condominium listings, 49.6% are asking below their original price, by a median 7.1%.

NUT GRAF
For active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket value is 56 days and the median recorded DaysOnMarket value is 54 days, each calculated from non-missing values in that field (251 and 251 listings). 2.8% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Of the 94 Pembroke Pines houses under contract (Pending or Active Under Contract), 32 (34%) have a recorded asking price below their original list price; the median reduction among that group is 4.2%. The remainder are not recorded as below their original list price, which is not a price history. These asking-price fields do not disclose the agreed contract price. Across Broward County the shares asking below original are 44.5% for houses and 44.9% for condominiums; Pembroke Pines houses are 3.7 points above the county share.

FACT BOX (exact figures)
- Active single-family listings, Pembroke Pines: 251 [October 21, 2026]
- Share asking below original list price, houses: 48.2% (121 of 251) [October 21, 2026]
- Price pairs recorded / missing; unchanged / above original, houses: 251 / 0; 124 / 6 [October 21, 2026]
- Median reduction among the 121 reduced houses: 3.4% (about $25K) [October 21, 2026]
- Active condominium listings, Pembroke Pines: 484 [October 21, 2026]
- Share asking below original list price, condominiums: 49.6% (240 of 484) [October 21, 2026]
- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 56 / 54 days (from 251 / 251 recorded values) [October 21, 2026]
- Houses with recorded CumulativeDaysOnMarket over 90 days: 27.9% (70 of 251 with a recorded value) [October 21, 2026]
- Houses under contract asking below original list price: 34% (32 of 94) [October 21, 2026]
- Broward County share asking below original, houses / condominiums: 44.5% / 44.9% [October 21, 2026]
- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds; Condominiums: Between the comparison thresholds [October 21, 2026]
- Peer group, houses (median asking $600K to $1M; peer share 45.8%): Homestead, Royal Palm Beach, Hallandale Beach, Hollywood, Pompano Beach, North Miami Beach, Dania Beach, Oakland Park, Hialeah, Jensen Beach, Cutler Bay, Miramar, West Palm Beach, North Miami, Westlake, Stuart, Hobe Sound, The Acreage, Coral Springs, Palm City, Cooper City, Miami, Plantation, Loxahatchee, Wilton Manors [October 21, 2026]

QUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)
- "48.2 percent of single-family homes for sale in Pembroke Pines have a current asking price below their original list price; among those 121 reduced listings the median reduction is $25K."
- "Among active Pembroke Pines houses, the median recorded CumulativeDaysOnMarket value is 56 days and the median recorded DaysOnMarket value is 54 days. These are MLS-recorded fields, not an independently reconstructed listing history."
- "At the snapshot, 34 percent of the 94 Pembroke Pines houses under contract had a recorded asking price below their original list price; the median reduction among that group was 4.2 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices."

CHARTS (standalone PNG; title, as-of date, edition and source baked in)
- pembroke-pines-seller-blink-rate-b7f8f3679cd0b-2026-10-21.png
  Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Pembroke Pines versus Broward County, houses and condominiums, October 21, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate.
  Alt text: Horizontal bar chart. Pembroke Pines houses 48.2%, Broward County houses 44.5%; Pembroke Pines condominiums 49.6%, Broward County condominiums 44.9%. Share of active listings asking below their original list price, October 21, 2026.
- pembroke-pines-true-days-on-market-b7f8f3679cd0b-2026-10-21.png
  Caption: Active Pembroke Pines houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, October 21, 2026. Shares use listings with a recorded value in that field; 27.9% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate.
  Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 31.5%, 31-60 days 19.5%, 61-90 days 21.1%, 91-180 days 18.3%, 181+ days 9.6%. Condominiums: 0-30 days 17.6%, 31-60 days 14%, 61-90 days 10.1%, 91-180 days 26.2%, 181+ days 32%.
- pembroke-pines-price-cuts-by-band-b7f8f3679cd0b-2026-10-21.png
  Caption: Share of active Pembroke Pines houses asking below their original list price, by current asking-price band, October 21, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate.
  Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 61.1% (11 of 18); $500K to $1M 49.3% (105 of 213); $1M to $2M 25% (5 of 20); $2M to $5M 0 listed, count only; $5M and up 0 listed, count only.

METHODOLOGY
Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Pembroke Pines, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-10-21 07:12:30 UTC (data as of October 21, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (124 unchanged, 6 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Sample sizes: 251 houses, 484 condominiums, 94 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Broward County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of October 21, 2026 (BeachesMLS pull 2026-10-21T07:12:30.177467+00:00). Current edition. A later snapshot may differ; this file describes only the date above. Cite this dated file for its figures. The monthly archive at https://www.pbprealestate.com/press/pembroke-pines/2026-10/ contains a separately dated edition; cite that page only for the figures shown in that edition. Later current data is at https://www.pbprealestate.com/price-cuts-pembroke-pines/. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.

CONTACT
Questions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Drive, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.