Pembroke Pines, FL: A Local Guide to Neighborhoods, Development and Flood Zones
Quick answer: Pembroke Pines is the second-largest city in Broward County by population, with about 177,000 residents on about 33 square miles of land. Housing is a mix of single-family homes, townhomes, condos and apartments: about 46% of housing units are single-family detached homes, about 70% of occupied homes are owner-occupied, and the median home was built in 1992. The city was incorporated in 1960, doubled in size with a 1980 annexation that reached US 27, and grew quickly in the 1990s. Current City projects include City Center, south of Pines Boulevard and west of Palm Avenue, and the Pines Market redevelopment. The City says properties are susceptible to flooding, particularly in low-lying neighborhoods, so check each address.
General information only. Locations below come from City of Pembroke Pines history, project, transportation and park pages and are approximate. Confirm details for any specific property.
Pembroke Pines at a glance
- Size and population: 32.68 square miles of land (2020 Census) and an estimated 176,714 residents as of July 1, 2025, second in Broward County only to Fort Lauderdale (188,677). (U.S. Census Bureau)
- Housing: about 67,200 housing units. About 46% are single-family detached homes, about 14% are single-family attached homes such as townhomes, and about 24% are in buildings with 20 or more units. About 70% of occupied homes are owner-occupied, the median home was built in 1992, and the median value of owner-occupied homes was $439,500 (2020-2024). (Census ACS 2020-2024)
- Prices: Redfin reports a median sale price of about $490,000 for all Pembroke Pines home types over the three months ending August 2026, down 3.9% from a year earlier, with homes selling in about 73 days on average. (Redfin) Across Broward County in August 2026, the median single-family price was $650,000 and the median condo price was $257,500. (MIAMI REALTORS®) These are estimates; prices change monthly and vary by street.
- Property taxes: for the 2025 tax year, the combined millage rate for Pembroke Pines (code 2613) was 18.8931, compared with 18.5714 for Fort Lauderdale code 0311. (Broward County Property Appraiser)
A short history
In 1943, dairy farmer Henry D. Perry sold 640 acres to the U.S. Navy for a flight-training field between Hollywood Boulevard and Pembroke Road; it is known today as North Perry Airport, and Broward County acquired it in 1950. Florida's Turnpike was built along what is now the city's eastern edge in 1957. Pembroke Pines was incorporated in 1960, with 425 votes cast in a resident's carport. The new city covered less than a square mile between Hollywood Boulevard, Pembroke Road, SW 72nd Avenue and the Turnpike. Its name comes from Pembroke Road, which was named for land owned by Sir Edward Reed, a Member of Britain's Parliament for the County of Pembroke, and from the pine trees that grew near that road.
In the 1970s, westward growth was blocked by North Perry Airport and South Florida State Hospital until 320 acres north of Pines Boulevard and east of Davie Road Extension were annexed. In 1980 the City annexed land from Flamingo Road to US 27, which doubled its size. The city then grew quickly in the early to mid 1990s, partly after Hurricane Andrew in 1992. (City of Pembroke Pines)
Neighborhoods by area
Pembroke Pines runs from Florida's Turnpike on the east to US 27 on the west. East-west roads include Hollywood Boulevard, Pines Boulevard, Sheridan Street and Pembroke Road. North-south roads include University Drive, Palm Avenue, Flamingo Road, SW 145th Avenue and Dykes Road, and I-75 runs parallel to SW 145th Avenue. (City of Pembroke Pines transportation projects; Major Current Projects)
The original city and University Drive
- The 1960 city sat between Hollywood Boulevard (north), Pembroke Road (south), SW 72nd Avenue (west) and the Turnpike (east). North Perry Airport lies between Hollywood Boulevard and Pembroke Road.
- Pembroke Commons is a shopping center, not a neighborhood, at 600 N. University Drive, just north of Pines Boulevard. (Kimco Realty)
City Center
- Pembroke Pines City Center is a master-planned mixed-use area bounded by Pines Boulevard on the north, Palm Avenue on the east and the Washington Street right-of-way on the south, east of Hiatus Road. It is next to the Charles F. Dodge City Center facility. (City of Pembroke Pines)
- City Center has three residential communities: Pines Garden (387 units), Town (365 units) and City Center on 7th apartments (700 units). (City of Pembroke Pines)
Along Pines Boulevard, out to US 27
- The 1980 annexation, from Flamingo Road to US 27, doubled the size of the city. Pines Boulevard reaches US 27 at the western end.
- Merrick Square, south of Pines Boulevard and east of 172nd Avenue, is a 211-unit townhome community approved by the City for a former school board annex parcel of about 26 acres.
- Sunset Pines, south of Pines Boulevard and east of Dykes Road, is a 165-unit townhome community on 13.75 acres. It sits on the southern part of a former postal distribution center site. (City of Pembroke Pines)
- Chapel Trail Park Nature Preserve, at 19800 Sheridan Street, is a 450-acre City park. It has a 1,650-foot boardwalk, an observation pavilion and canoe rentals on Saturdays. (City of Pembroke Pines)
The City does not publish an official list of neighborhoods with boundaries. Subdivision and association names, rules and boundaries change, so confirm them for any property.
Development: what is changing
- City Center: a lifestyle center of about 300,000 square feet along Pines Boulevard, with tenants such as Publix, Hobby Lobby and Cooper's Hawk. The City says the final phase will be built on the site of the former City Hall, including an approved assisted living and memory care facility and planned medical office space. (City of Pembroke Pines)
- Pines Market: the Terra Group is redeveloping a former postal distribution center of about 350,000 square feet, south of Pines Boulevard and east of Dykes Road. The City says the north part is being developed as a shopping and restaurant center with a grocery store, gym and post office.
- Memorial Hospital West: the hospital district has proposed a 120,000-square-foot Memorial Cancer Institute on former retail parcels north of Pines Boulevard, east of Flamingo Road and south of 4th Street.
- SW 145th Avenue offices: the Pembroke Pointe office building and The Edison are south of Pines Boulevard on the west side of SW 145th Avenue, parallel to I-75. (City of Pembroke Pines)
- Pembroke Road extension: under a joint agreement with the City of Miramar, Pembroke Road would be widened from 2 to 4 lanes between 160th and 196th Avenues, and a new road would be built from 196th Avenue west to US 27. The City's August 2024 project list showed it in design, with an estimated 2023-2028 timeline. The same list includes the Flamingo Road Greenway from Pembroke Road to Pines Boulevard and a City Center Mobility Hub with a multi-use path along Washington Street. (City of Pembroke Pines)
Not every City project entry is dated. Check current status with the City.
Flood zones and insurance
- The City says properties in Pembroke Pines are susceptible to flooding, particularly in low-lying neighborhoods, and that all areas are susceptible to flooding to varying degrees. (City of Pembroke Pines)
- Updated FEMA flood maps for Broward County took effect on July 31, 2024. Look up the exact address on FEMA's map center or the Broward FEMA flood map. See our flood zone and insurance guide.
- Pembroke Pines has a Class 5 rating in FEMA's Community Rating System. That means property owners may qualify for up to a 25% discount on NFIP flood insurance premiums. Confirm the discount is on any quote you get. (City of Pembroke Pines)
What buyers and investors should check
- Confirm the city. Many Pembroke Pines homes have mailing addresses that use nearby city names. Check the city on the Broward County Property Appraiser record, because taxes, permits and rules follow the city, not the ZIP code.
- Check the flood zone and get insurance quotes before you make an offer, even if the property is outside a high-risk zone.
- For condos and HOA homes, read the association documents, budget, reserves and any inspection reports. Ask for the association's rules, fees and any special assessments in writing. See our condo and HOA buyer's guide.
- Look up permit history for past roof, window, addition and other major work on the City's permit search page.
- Check nearby projects on the City's Major Current Projects page.
Search homes in Pembroke Pines
See current listings, updated daily from the MLS: search Pembroke Pines homes for sale. Comparing nearby areas? Read our Fort Lauderdale neighborhoods guide. We also have local guides to Weston and Sunrise.
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Sources were checked October 9, 2026. Market figures are estimates from the named sources and change monthly. This page does not describe residents or schools; we encourage you to research the factors that matter to you.
