Pembroke Pines, Florida
Master-planned communities, family-friendly living in western Broward
Pembroke Pines, FL: Quick Facts (Updated August 2026)
What is the median home price in Pembroke Pines?
The median home price in Pembroke Pines is $500,000 as of August 2026. Well-maintained single-family homes in master-planned communities like Pembroke Lakes and SilverLakes make up the bulk of the market.
How far is Pembroke Pines from the beach?
About 20 to 25 minutes from Hollywood and Fort Lauderdale beaches. The western Broward location means longer beach drives but more space and lower home prices.
What are property taxes in Pembroke Pines?
~1.3%. Broward County rates apply, and the Pembroke Pines Charter School system provides property tax-funded education options.
Is Pembroke Pines a good place to live?
Pembroke Pines is a large city in Broward County with approximately 175,000 residents, one of the largest cities in Broward County, known for its master-planned communities, the Pembroke Pines Charter School system, and strong city services. It is consistently ranked among the best places to live in Florida, with well-maintained neighborhoods and a family-first approach.
What is the cost of living in Pembroke Pines?
The cost of living in Pembroke Pines is moderate for South Florida, with good value for the amenities the city provides.
Data sources: Local county property appraiser records, Florida Realtors market data, U.S. Census Bureau estimates, and FEMA flood map data. Figures are approximate and subject to change.
Pembroke Pines is one of the largest cities in Broward County. Known for its master-planned communities and abundant shopping destinations (including Pembroke Lakes Mall and Pines City Center), Pembroke Pines attracts NJ relocators who want a community-oriented environment. The city is adjacent to Hollywood and Miramar, offering easy access to both Fort Lauderdale and Miami. For Bergen County relocators looking for established neighborhoods and a strong sense of community, Pembroke Pines is a common choice.
Want to listen? Here's the summary:
Pembroke Pines is one of the largest cities in Broward County and is consistently ranked among the best places to live in Florida. Known for its master-planned communities and abundant shopping destinations including Pembroke Lakes Mall and Pines City Center, Pembroke Pines offers NJ relocators a family-friendly suburban lifestyle. The median home price is around $500,000, with a range from $300,000 to $800,000-plus. Property tax rates average approximately 1.3%, well below Bergen County's 2.3% average. Fort Lauderdale-Hollywood International Airport (FLL) is about 20-25 minutes east with direct flights to Newark, and Miami International Airport (MIA) is about 30-35 minutes south. The western location helps keep wind insurance premiums lower than beach-adjacent communities, typically $2,500 to $5,000 annually. Pembroke Pines is best for families seeking master-planned communities with resort-style living, and professionals who need access to both Fort Lauderdale and Miami.
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Key Numbers for Pembroke Pines
Property Taxes
~1.3%
vs. Bergen County ~2.3%
Median Home Price
$500K
$300K to $800K+
State Income Tax
0%
vs. NJ up to 10.75%
Best For
Families who prioritize community amenities and a family-friendly environment, NJ relocators seeking master-planned communities with resort-style living, Those who want a well-managed city with strong city services, Professionals who need access to both Fort Lauderdale and Miami, Buyers who value shopping, dining, and entertainment within a short drive
Life in Pembroke Pines
Pembroke Pines is a city built around community. The master-planned neighborhoods like Pembroke Lakes, SilverLakes, and Chapel Trail offer resort-style amenities including community pools, tennis courts, playgrounds, and clubhouses. The city's extensive parks system includes the popular Pembroke Pines Park, C.B. Smith Park, and the Pembroke Pines Sports Complex.
Shopping is a major draw here. Pembroke Lakes Mall offers a full range of retail, while Pines City Center provides a mix of shops, restaurants, and entertainment including a movie theater and bowling alley. The dining scene spans everything from casual chains to local Latin American and Caribbean restaurants reflecting the city's diverse population.
The city is well-managed and maintains a high quality of life. Pembroke Pines has its own police, fire, and utility services, and consistently receives high marks for city services and responsiveness.
Property Tax Comparison: Bergen County vs. Pembroke Pines
Pembroke Pines is in Broward County, with property tax rates that are moderate for South Florida. The city's strong property values and efficient services mean tax dollars go far. The Save Our Homes cap protects homesteaded properties from rapid assessment increases.
Bergen County, NJ
~2.3%
On a $600,000 home: ~$13,800/year
Pembroke Pines, FL
~1.3%
On a $600,000 home: approximately $7,800/year. Bergen County equivalent: ~$13,800/year.
Florida homeowners enjoy no state income tax and property taxes roughly half of Bergen County's rates.
This is educational information only. Consult a licensed CPA or tax attorney for advice specific to your situation.
Schools & Education
Pembroke Pines operates its own Pembroke Pines Charter School system. Broward County public schools also serve the area, including West Broward High School and Flanagan High School.
- Pembroke Pines Charter School system serves the city
- West Broward High School and Flanagan High School serve the area
- Multiple charter and private school options available
- Broward County school choice system gives options beyond neighborhood schools
- Proximity to Broward College and other higher education institutions
Getting Back to New Jersey
Fort Lauderdale-Hollywood International Airport (FLL) is approximately 20-25 minutes east. Miami International Airport (MIA) is about 30-35 minutes south. Both offer extensive direct flights to Newark, LaGuardia, and JFK. The location between FLL and MIA gives Pembroke Pines residents excellent airport access. Driving to Bergen County is approximately 10-11 hours.
Insurance Considerations
Insurance costs in Pembroke Pines are in the moderate range for Broward County. The western location, further from the coast, helps keep wind premiums lower than beach-adjacent communities. Expect $2,500 to $5,000+ annually depending on home age, construction type, and flood zone.
Insurance rates and availability vary by carrier, location, and property type. Consult your carrier or a licensed Florida insurance agent for current rates and coverage options.
Is Pembroke Pines Right for You?
This town is an excellent match if you're looking for:
Your Pembroke Pines Relocation Playbook
Moving from New Jersey to Pembroke Pines is one of the most rewarding decisions you will make, and having a clear plan makes all the difference. Whether you are buying or renting, the process follows a predictable path. Start with research and budgeting, then move into property selection, financing, and the final transition. The full NJ to FL Relocation Checklist walks you through every step from 12 months out to after the move.
The Southbound Advisory Council Approach
Scott Selleck's Southbound Advisory Council is designed specifically for NJ-to-FL relocators. From your first conversation, you receive a structured timeline, vetted agent referrals in your destination market, and ongoing support through every phase of the move.
Renting in Pembroke Pines
Southwest Broward's family-friendly city with area schools and newer communities.
Rental Market Snapshot
What Renters Are Paying
Average rent across all unit types: approximately $2,600/mo. Pembroke Pines offers newer construction and well-maintained communities.
What You Get for That Rent
Pembroke Pines is one of the most well-planned cities in Broward County. The rental market includes newer apartment communities, townhome rentals, and single-family homes in master-planned developments. The city is known for its parks, schools, and community amenities. Most communities include pools, fitness centers, and recreational facilities.
Florida Renter Protections: What You Need to Know
Security Deposits
Florida does not cap security deposits. Landlords can charge any amount, though one to two months' rent is standard. Landlords must hold deposits in a separate non-interest-bearing account or post a surety bond. After move-out, they have 15 days to return the deposit with no deductions, or 30 days to send written notice of any claimed damages.
Lease Terms and Notice
Florida is a default-eviction state. Landlords can terminate a month-to-month tenancy with 15 days' written notice. For nonpayment of rent, landlords can issue a 3-day notice to pay or vacate. There is no statewide just-cause eviction requirement, though local ordinances may add protections.
HOA Rental Restrictions
Many Pembroke Pines communities are governed by HOAs that restrict rentals. Common restrictions include minimum lease terms of 6 to 12 months, caps on the percentage of units that can be rented, and tenant approval requirements. Always verify HOA rules before signing a lease.
Source: Florida Statutes Chapter 83, Landlord and Tenant
Where Community Comes First
Pembroke Pines is one of the most livable cities in Broward County for renters who want newer construction and family-friendly amenities. The city is consistently ranked among the best places to live in Florida, with area schools, extensive parks, and a well-planned layout that makes daily life easy.
The dining and shopping options have grown significantly in recent years. Pembroke Lakes Mall, The Shops at Pines, and the growing restaurant scene along Pines Boulevard give you everything you need without leaving the city. C.B. Smith Park and the Pembroke Pines Aquatic Center offer outdoor recreation for all ages.
For NJ relocators, Pembroke Pines offers something rare in South Florida: a sense of community that feels established and stable. The newer construction means modern amenities, and the city's planning ensures that parks, schools, and services are always close by. If you want a family-friendly community with everything you need, Pembroke Pines delivers.
Scott Selleck knows Pembroke Pines well. He can help you find the right community and neighborhood.
Commute Options for Renters
Tri-Rail
Route: Pembroke Pines to Miami and West Palm Beach
Time: 60-80 minutes to downtown Miami
Monthly pass: approximately $100
Broward County Bus
Route: Various routes through Pembroke Pines
Time: 20-40 minutes to connecting hubs
Monthly pass: approximately $65
Driving
Route: I-75 or US-27
Time: 25-35 minutes to Fort Lauderdale, 45-60 minutes to Miami
Parking: Most communities include assigned parking
What It Actually Costs to Rent in Pembroke Pines
Monthly Rent
Median $2,600/mo for a typical 1-2 bedroom
Security Deposit
No state cap. Standard is 1-2 months' rent
Utilities
Electric $120-$200/mo, water $30-$60/mo, internet $60-$90/mo
Renters Insurance
Commonly required. $15-$30/mo
HOA Fees
Some communities charge $50-$200/mo
Pet Costs
Monthly pet rent $25-$50. Most communities are pet-friendly
All figures are estimates based on current Pembroke Pines market data as of August 2026.
The Selleck Difference
Scott Selleck brings 32+ years of Bergen County real estate experience and dual licensure in both New Jersey (9236275) and Florida (SL3588731). He and The Selleck Group at Keller Williams City Views Realty specialize in guiding long-term NJ homeowners through the full transition: pricing and preparing your NJ home, connecting you with vetted agents in your Florida destination market, and keeping the entire process organized from the first conversation to closing day.
Scott's focus is education-first. Every resource on this site is designed to make a complex, emotional move feel clear and manageable. When you work with him, you are not just getting a transaction - you are getting a partner who has guided hundreds of relocators through this exact journey.
Questions About Pembroke Pines?
Pembroke Pines consistently ranks among the best places to live in Florida for good reason. Well-maintained communities and a family-first approach. Let me help you find the right neighborhood for your family.
Frequently Asked Questions About Pembroke Pines
Is Pembroke Pines a good place to live?
Yes. Pembroke Pines is consistently ranked among the best places to live in Florida with well-maintained communities and strong city services.
What is the median home price in Pembroke Pines?
The median home price is around $500K, with well-maintained single-family homes in master-planned communities making up the bulk of the market.
How far is Pembroke Pines from Fort Lauderdale and Miami?
Fort Lauderdale is about 20 to 25 minutes east. Miami is about 30 to 35 minutes south. The central western Broward location offers great access to both cities.
What is the commute to the beach?
Pembroke Pines is about 20 to 25 minutes west of the Atlantic coast. You trade immediate beach access for more space and lower home prices.
What shopping is available in Pembroke Pines?
Pembroke Lakes Mall offers a full range of retail, while Pines City Center provides shops, restaurants, and entertainment including a movie theater and bowling alley.
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