Pembroke Pines, Florida
Pembroke Pines
West Broward's established, well-run suburb — parks, planned neighborhoods and everyday convenience.
- Six ZIP codes, 33024–33029
- C.B. Smith Park & Pembroke Lakes Mall
- I-75 and Turnpike access
- Memorial Hospital West
By Ana Lopez, REALTOR® · Updated August 31, 2026
Quick answer
Pembroke Pines is a city of roughly 170,000 people in southwest Broward County, laid out mostly in planned subdivisions built from the 1970s through the early 2000s. Buyers come for wide streets, an unusually deep park system, a range of home styles from 1970s ranches east of Flamingo Road to lake-lined gated communities out west, and a central location between Miami and Fort Lauderdale. Ana Lopez lives and works here, and it is the market she knows best.
What living in Pembroke Pines is like
The city runs east to west along Pines Boulevard, and the feel changes as you go. East of University Drive you find the original 1960s–70s neighborhoods with larger lots, mature trees and no HOA. Between University and Flamingo Road are the 1980s–90s subdivisions — Pembroke Lakes, Pines Village, Walnut Creek — many with modest HOAs and community pools. West of Flamingo Road is where the master-planned era lives: Chapel Trail, Silver Lakes, Pembroke Falls, Grand Palms and Pembroke Isles, most of them gated, most built around lakes. Daily life is genuinely suburban: errands at Pembroke Lakes Mall or The Shops at Pembroke Gardens, weekends at C.B. Smith Park, and a long list of youth sports leagues.
Homes, HOAs and what to budget for
Inventory is mostly single-family homes, with a meaningful share of townhomes and, in the east and around Century Village, condos. Older eastern neighborhoods often have no association at all; western gated communities typically charge a monthly master-association fee that covers gate staffing, common landscaping and amenities, with some sub-associations layered on top. Several western communities also sit inside Community Development Districts (CDDs) whose assessments appear on the tax bill — always ask for the current CDD balance and annual assessment before you fall in love with a house. Roof age and impact protection drive insurance quotes here more than almost anything else, so Ana pulls permit history early.
Schools and commute
Pembroke Pines is served by Broward County Public Schools plus a large city-run charter system (Pembroke Pines Charter Elementary, Middle and High) that admits by lottery with residency preference — a major draw for many families. School zoning is by address and changes over time, so confirm current assignments for any specific home. For commuting, I-75 runs along the west side of the city, the Turnpike sits to the east, and Pines Boulevard and Sheridan Street carry cross-town traffic. Typical drives: 30–40 minutes to downtown Fort Lauderdale or Miami International Airport outside of peak hours.
Who tends to choose Pembroke Pines
Buyers who want a planned, well-maintained suburb without paying Weston prices; sellers moving up from a starter home in Miramar or Hollywood; medical professionals working at Memorial Hospital West; and anyone who wants a lake view and a gate but still needs to be 15 minutes from the Turnpike. Investors gravitate to townhomes and the condo stock near Pines Boulevard.
Thinking about Pembroke Pines?
Ana can walk you through current inventory, pricing trends and the trade-offs between neighboring communities.
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See all homes in Pembroke PinesFrequently asked questions
Do most homes in Pembroke Pines have an HOA?
West of Flamingo Road, almost all do — typically a master association plus, in some communities, a sub-association. East of University Drive many neighborhoods have no HOA. Ana confirms the exact fees and what they cover on every home you consider.
What is a CDD fee and does Pembroke Pines have them?
A Community Development District is a special taxing district that financed a community's roads, lakes and amenities; its annual assessment appears on the property tax bill. Several western Pembroke Pines communities have CDDs, and the remaining balance varies by lot.
How are the Pembroke Pines charter schools different from zoned schools?
They are run by the City, not the school district, and admission is by lottery with a residency preference rather than by address. Zoned Broward County public schools are still assigned by address. Verify current status for any specific home.
Is Pembroke Pines in a flood zone?
Parts of the city are in FEMA Special Flood Hazard Areas and parts are not; it varies block by block. Ana checks the current flood zone and elevation certificate for every property because it directly affects insurance cost.
By Ana Lopez, REALTOR® · Updated August 31, 2026