Invest In Apartment Buildings In Pembroke Pines, FL

What Drives Renter Demand In Pembroke Pines

Pembroke Pines is adding renters much faster than residents. The city has 19,719 renter households, up 18.5% in five years, while population grew only 1.8% to 173,194 (U.S. Census ACS 2020–2024). About 30.4% of households rent, a bit below Florida's 32.4%. Median household income is $85,104, up 23.8%, but rent grew faster. Median gross rent in Pembroke Pines is $2,046 a month, up 35.0% from $1,515 in the 2015–2019 survey, and 65.7% of renters spend 30% or more of their income on housing.

The city is a large suburb in southwest Broward County, and many residents commute along the Florida Turnpike, I-75 and US 27 to jobs in Miami-Dade and Fort Lauderdale. Local employers still matter. The Greater Fort Lauderdale Alliance's April 2025 list of major employers in the city includes Memorial Healthcare System, Broward College, the Broward County school board, the City of Pembroke Pines, AutoNation, Publix, Ryder and Waste Pro. Memorial runs Memorial Hospital West here and opened a new cancer center, and Baptist Health and HCA had won approval to build in the city, according to an April 2025 interview with assistant city manager Michael Stamm. Stamm also said the industrial tax base had tripled in 10 years, mostly in the western part of the city.

For apartment owners, the draw is a stable, family-heavy suburb with good schools and steady jobs. The Census counts employed residents up 4.2% and unemployment at 4.1%. The risk is affordability. With almost two of every three renters cost-burdened, there's little room to push rents on older stock without losing tenants to Miramar or Davie.

New Supply And The Rent Cycle In Pembroke Pines

Pembroke Pines has 23,830 homes in buildings with five or more units, 35.4% of its housing, and that count rose 17.4% in five years (U.S. Census ACS 2020–2024). Much of the growth came from Pines City Center, a mixed-use district at Pines Boulevard and Palm Avenue. The city's project list shows three apartment phases there: Pines Garden with 387 units (Terra Group closed $56.8 million in construction financing in 2018), Town with 365 units and City Center on 7th with 700. Builders such as Lennar and D.R. Horton have filled other sites with townhomes priced at $600,000 to $750,000 in 2025.

More apartments are coming in smaller pieces. In May 2025 the owner of the Shops at Pembroke Gardens asked the city to rezone its 40.89-acre site on Pines Boulevard near I-75 to allow about 308 apartments. City staff said in 2025 they expected a couple thousand more units over the next few years, and that the population could top out near 175,000 because the city has little open land left.

The Census rental vacancy rate is 3%. That figure includes rented houses and condos, which keeps it lower than what large managed communities report. Listings in October 2026 show some softness at that level: The Avant at Pembroke Pines and Pines West each advertised a month free, and Ventura Pointe offered two weeks. The HUD fiscal 2027 two-bedroom fair market rent for the Fort Lauderdale area is $2,321, above the city's $2,046 median. For apartment syndications in Pembroke Pines, that points to established communities with room between their rents and the area benchmark, as long as a buyer prices in concessions at the newer properties nearby.

Pembroke Pines Areas We Watch

The city runs about 34 square miles west from University Drive to US 27, and the stock gets newer as you go west.

How Pembroke Pines Ranks For Apartment Investors

We track 106 Florida cities. Pembroke Pines places 22nd for median gross rent, 70th for renter share and 74th for five-year rent growth. That puts its rents near the top of the group, so tenants here are already paying more than in most nearby markets. Compared with the 2015–2019 survey, Pembroke Pines now has about 3,122 more residents, 3,078 more renter households and 3,532 more homes in buildings with 5 or more units. Growth in renter households and new apartment homes has been roughly in balance.

Pembroke Pines Compared With Broward County

Pembroke Pines's median gross rent of $2,046 is above the Florida median of $1,669, and its renter share is 30.4% compared with 32.4% statewide.

Can Tenants Afford Pembroke Pines Rents?

The median rent in Pembroke Pines works out to $24,552 a year, about 28.8% of the median household income of $85,104. Under the common 30% guideline, a household needs about $81,800 a year to cover that rent comfortably. That's a heavier load than the Florida average of 26.9%. Renters usually earn less than the all-household median, so the real burden for tenants is higher than this simple ratio shows.

Since the 2015–2019 survey, the median rent rose $531 a month ($6,372 a year), while median household income rose $16,361 a year. Rent has outpaced income, so we are careful about how much further a business plan pushes rents on renewal. HUD's FY2027 Fair Market Rent for a two-bedroom unit, $2,321, is 13.4% above the median gross rent for all unit sizes. That gap matters for buildings that accept Housing Choice Vouchers, since local housing authorities base voucher payment standards on it.

Quick Facts: Pembroke Pines Rental Market

If you only read one part of this page, read this list. Every figure is from the Census Bureau's ACS 5-year estimates.

• Pembroke Pines, FL has 173,194 residents, up 1.8% from the 2015–2019 survey (U.S. Census ACS 2020–2024).
• Median household income in Pembroke Pines, FL is $85,104, up 23.8% over five years (U.S. Census ACS 2020–2024).
• Median gross rent in Pembroke Pines, FL is $2,046 a month, up 35% over five years (U.S. Census ACS 2020–2024).
• 30.4% of households in Pembroke Pines, FL rent, about 19,719 renter households (U.S. Census ACS 2020–2024).
• 35.4% of homes in Pembroke Pines, FL are in buildings with 5 or more units (U.S. Census ACS 2020–2024).
• The rental vacancy rate in Pembroke Pines, FL is 3%, and 65.7% of renters spend 30% or more of income on rent (U.S. Census ACS 2020–2024).
• The median home in Pembroke Pines, FL was built in 1992 (U.S. Census ACS 2020–2024).

What We Look For In A Pembroke Pines Apartment Building

Our buy box in Pembroke Pines is the same one we use nationwide: 5+ unit apartment buildings, stabilized or in need of work, priced on today's rents. Then we test the property against the local data on this page and a full inspection of its major systems.

Florida has no state income tax on wages, and property taxes are often one of the largest expenses for apartment owners. We underwrite the tax bill after purchase, not the seller's current bill, since a sale often resets the assessment. Florida has no statewide rent control law, though local rules on notices, fees and deposits still apply. Insurance quotes in Florida reflect hurricane and flood exposure, so we get a quote before we make an offer.

Given how fast rents rose here, we assume much slower rent growth going forward and make sure the deal still works if rents stay flat for a while.

Evaluating Apartment Syndications In Pembroke Pines

The data on this page turns into a short checklist for evaluating an apartment syndication in Pembroke Pines.

• What vacancy does the plan assume? Rental vacancy in Pembroke Pines is 3%. A plan that assumes much lower vacancy than the market should explain why.
• What rent growth is underwritten? Rents here rose 35% over five years. Ask whether the plan assumes that pace continues, and what happens to the deal if rents stay flat.
• How was the property tax bill estimated? A sale often triggers a reassessment, so the bill after purchase can be well above what the seller pays today.
• How big is the repair reserve? The median home in Pembroke Pines was built in 1992, and even newer buildings need money set aside for roofs, HVAC and appliances.
• How will the building compete with new supply? Homes in 5+ unit buildings in Pembroke Pines rose 17.4% over five years, so newer properties are part of the competition.
• How and when does capital come back? Ask what the plan is for a refinance or sale, and what happens if that takes longer than expected.

How Passive Investing In A Pembroke Pines Apartment Syndication Works

Here's the short version. The general partner, in this case Skyline, finds an apartment building in Pembroke Pines, buys it with a loan and investor capital, and runs it. Limited partners supply part of that capital and hold an ownership share, without landlord duties or personal liability for the loan.

Expect your money to be tied up for years, with no easy way to sell your share early, and remember that any investment can lose money. Most deals are open only to accredited investors under Rule 506(b) or 506(c). See investing with Skyline Capital for how we work with limited partners.

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