Pembroke Pines

A large inland single-family market with one of the lower Broward millage rates and extensive homeowners association coverage

Pembroke Pines occupies a broad stretch of southwest Broward County, extending west from Hollywood and Miramar toward the Everglades conservation boundary. It covers roughly 34 square miles and developed largely from the 1970s onward, with substantial growth through the 1990s and 2000s.

It is an inland market. There is no coastal exposure, no barrier island, and comparatively little high-rise inventory.

What is actually here

The inventory is predominantly single-family and townhouse within planned communities, with some low-rise and mid-rise condominium. Most of the stock postdates 1975, and a large share was built from the 1990s onward.

Homeowners associations cover a substantial portion of residential property, and community-level rules and assessments are a defining feature of ownership.

2025 adopted millage

Includes 0.2862 debt service.

The 2025 adopted total millage is 18.8931, which is low relative to other Broward cities in this guide. Hollywood, immediately east, totals 20.8985 or 22.0571 depending on hospital district. Coral Springs totals 20.2856.

The municipal levy is 5.9552 including debt service. The city falls in the South Broward Hospital District, which levies 0.0805 against the North Broward district's 1.2391, and that difference accounts for much of the gap with northern Broward cities.

Millage code 2613. Source: Broward County Property Appraiser, 2025 adopted rates. Figures exclude non-ad valorem assessments, which are billed separately. Rates for the current tax year are adopted each September.

What determines the cost of ownership here

Condominium milestone and reserve requirements apply to a smaller share of this inventory than in coastal cities, both because the stock is newer and because much of it is single-family or low-rise. Where they do apply, the inland location means the 30-year threshold rather than the 25-year coastal threshold generally governs, though that determination is building-specific.

The more relevant issues here are association-level and property-level. Homeowners association documents govern architectural changes, parking, landscaping, and in many communities rental restrictions. Capital contribution and transfer fees at closing are common and are not always disclosed early.

At the property level, roof age and wind mitigation drive insurability and premium, and the 1970s and 1980s stock is at the point where original systems have been replaced once and may be due again.

What I would check in Pembroke Pines

• 01The full HOA document set, including architectural restrictions and rental rules
• 02Capital contribution or transfer fees due at closing
• 03Rental caps, minimum lease terms, and any waiting period before a unit can be leased
• 04Any special assessment voted, pending, or under discussion
• 05Roof age, wind mitigation report, and an actual insurance quote
• 06Permit history and any open permits, particularly for additions and enclosures
• 07Flood zone determination, which varies across the city despite the inland location
• 08Non-ad valorem assessments, which are separate from the millage figure

Pembroke Pines questions

Run the numbers on a specific Pembroke Pines address.

Millage code, assessed value, association assessments, and insurance exposure vary parcel to parcel. I will pull the actual figures for the property you are considering.

Selling in Pembroke Pines? Pricing, net sheet, and marketing are covered under seller marketing.