Sell Your Commercial Property In Pembroke Pines, FL

Who rents in Pembroke Pines

Pembroke Pines had an estimated 173,194 residents in the 2020–2024 American Community Survey, in 64,875 occupied homes. Owners held 45,156 and renters 19,719, a renter share of 30.4%, below Broward County's 36.4%. Median household income was $85,104, about $7,500 above the county's $77,633.

The city's housing is almost fully occupied. The ACS counts 67,235 units and 64,875 occupied as primary homes, leaving only 2,360 units, about 3.5%, vacant, for sale, for rent or seasonal. Countywide, about 12.9% of units fall in those categories. Seasonal turnover is not a large factor here; Pembroke Pines is a year-round suburb, and its location between Broward and Miami-Dade job centers keeps demand steady.

Health care is the main local employer named for the city. Memorial Hospital West, on North Flamingo Road, describes itself as the leader in Broward County births and runs one of the county's busiest adult emergency departments. It is part of Memorial Healthcare System, which calls itself one of the largest public health systems in the nation.

Rents and affordability

Median gross rent in Pembroke Pines was $2,046 over 2020–2024, $139 above the county's $1,907. Higher incomes have not fully offset that: 62.6% of renter households pay at least 30% of income for housing, slightly above the county's 61.9%, and 29.1%, about 5,700 households, pay half or more.

HUD's fair market rents for the Fort Lauderdale HMFA cover all of Broward. The city's median rent is above the one-bedroom FMR and below the two-bedroom FMR:

Source: HUD FY2026 FMR schedule. FY2027 figures took effect October 1, 2026. Because the median rent sits between the one- and two-bedroom FMRs, unit mix matters: two-bedroom units usually leave room under the voucher standard, while one-bedrooms often do not.

The apartment stock

According to ACS table B25024, 23,830 of the city's housing units, 35.4%, are in buildings of five or more units. Larger complexes lead: 9,429 units are in buildings of 50 or more, 6,433 in 20–49 unit buildings, 4,132 in 10–19 unit buildings and 3,836 in 5–9 unit buildings. Detached houses are 46.0% of the stock and attached single-family homes, such as townhouses, another 13.9%. Two-to-four unit buildings are rare, at 3.5%.

Pembroke Pines was built mostly in one wave. Per table B25034, the median year built is 1992. The 1990s alone produced 24,268 units, 36.1% of the stock, and the 1980s another 13,987, or 20.8%. Only 23.5% of units predate 1980, against 50.0% countywide, and very little has been added lately: 450 units since 2020. Buildings from the 1980s and 1990s are now 25 to 45 years old, the age at which roofs, HVAC systems and plumbing come up for replacement. Owners in Pembroke Lakes, Chapel Trail and Silver Lakes should expect buyers to ask about each.

Property taxes in Broward County

The Broward County Property Appraiser assesses each parcel at just value as of January 1. Buildings of 10 or more units fall under s. 193.1555, which caps annual increases in assessed value at 10% for non-school levies; 2–9 unit buildings get the same cap under s. 193.1554. School levies apply to full just value, and both caps reset after a sale, so a buyer's tax bill is based on the purchase price.

The Property Appraiser's millage table lists Pembroke Pines at 18.8931 mills for 2025, down from 18.9201 in 2024 and 19.0972 in 2023. Cooper City was 18.7829. At the Pembroke Pines rate, a $3 million building would owe about $56,700 a year on a reset assessment. Appeals go to the Value Adjustment Board within 25 days of the TRIM notice under s. 194.011, and deeds carry documentary stamp tax of 70 cents per $100 under s. 201.02.

Landlord rules

Pembroke Pines cannot cap rents: s. 166.043 and s. 125.0103 bar local rent controls, and s. 83.425 preempts local tenancy rules. Deposits are uncapped but must be returned within 15 days or claimed in writing within 30 under s. 83.49. Nonpayment notices give three days, excluding weekends and legal holidays, under s. 83.56, and month-to-month tenancies end on 30 days' notice under s. 83.57. Leases of six months or less are taxable as transient rentals, per the Department of Revenue, while longer written leases are exempt.

What this means if you own a building here

Pembroke Pines sellers offer near-full occupancy and rents above the Broward median, in buildings of a similar age. Buyers will weigh those strengths against cost-burdened tenants, the reset tax bill and the capital needs of 1980s and 1990s construction. Our apartment building value calculator and 1031 exchange calculator help frame a sale. Skyline Capital Investments buys 5+ unit buildings in Pembroke Pines and Cooper City, listed or off-market; our seller page explains how we underwrite.