Pembroke Pines, FL: A Local Guide to Neighborhoods, Development and Flood Zones
Quick answer: Pembroke Pines is the largest city in western Broward County by population, with about 168,000 residents spread across roughly 36 square miles. It is primarily a residential suburb with a mix of single-family homes, townhomes, condos and apartments. About 60% of homes are owner-occupied, and the median home was built in 1994. Most of Pembroke Pines was developed starting in the 1980s and continues to evolve. The city is working on new development projects along Pines Boulevard and other corridors. Flood zones are present but less extensive than in some coastal areas; check each address. The city has numerous HOAs and active neighborhood associations.
General information only. Neighborhood locations below come from the City of Pembroke Pines' official sources and are approximate. Confirm details for any specific property.
Pembroke Pines at a glance
- Size and population: 35.77 square miles of land (2020 Census) and an estimated 168,325 residents as of July 1, 2025. (U.S. Census Bureau)
- Housing: about 66,100 housing units. About 54% are single-family detached homes, about 60% of occupied homes are owner-occupied, and the median home was built in 1994. (Census ACS 2020-2024)
- Prices: Redfin reports a median sale price of about $485,000 for all Pembroke Pines home types over the three months ending August 2026, up 4.2% from a year earlier, with homes selling in about 87 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®) Prices change monthly and vary by neighborhood.
- Neighborhoods: the City recognizes numerous neighborhoods and subdivisions, many with active homeowner and condominium associations. (City of Pembroke Pines)
- Property taxes: for the 2025 tax year, the combined millage rate for Pembroke Pines (code 1713) was 18.9814, compared with 18.5714 for Fort Lauderdale code 0311. (Broward County Property Appraiser)
A short history
Pembroke Pines was incorporated as a city in 1960, drawing its name from the pine trees in the area and the Pembroke estate. The early population was sparse, but starting in the 1980s, large-scale residential development transformed the area into a major suburban community. Most neighborhoods were built between 1980 and 2005 as planned subdivisions and master-planned communities. Since the 2000s, infill development and redevelopment projects have continued, with the city pursuing mixed-use and commercial revitalization initiatives. (City of Pembroke Pines)
Neighborhoods by area
Pembroke Pines is organized around major corridors including Pines Boulevard (east-west), Flamingo Road (north-south), Pembroke Road, and Indian Trace. The city is divided into eastern, central and western sections, each with distinct neighborhoods and subdivisions.
Eastern Pembroke Pines
- Pembroke Commons is one of the older residential areas in the eastern section, featuring primarily single-family homes and established neighborhoods.
- Pembroke Lake and neighborhoods around the central lakes include townhomes and condos, many with HOA oversight.
- The area near Pembroke Pines Charter High School and along Indian Trace contains several family-oriented subdivisions.
Central Pembroke Pines
- Pembroke Isles is a large master-planned community featuring single-family homes, townhomes and condos, with extensive HOA and community amenities.
- Flamingo Park and nearby neighborhoods are centered on Flamingo Road, with a mix of single-family and multi-family residences.
- Pembroke Falls, a newer mixed-use community, includes residential, commercial and entertainment venues, with ongoing development.
- The Grove at Pembroke Pines and similar newer developments offer townhomes and condos in planned community settings.
Western Pembroke Pines
- Village Walk and similar communities in the western section feature townhomes and condos targeted at active adults and families.
- Areas along Pines Boulevard West and near the western boundary include both established and newer subdivisions.
- Pembroke Ranch and similar areas contain primarily single-family homes with varying levels of HOA involvement.
- The westernmost section near I-75 includes commercial, industrial and mixed-use development alongside residential pockets.
Neighborhood locations and names come from the City of Pembroke Pines planning department and local real estate resources. Association details and exact boundaries are subject to change.
Development and growth
- Pembroke Falls: a major mixed-use development in central Pembroke Pines that combines residential, retail and entertainment. Phase development is ongoing, with restaurants, shops, and community spaces opening in waves. (City of Pembroke Pines)
- Pines Boulevard Corridor: the City is pursuing revitalization of Pines Boulevard as a mixed-use corridor with new retail, office and residential projects. Several projects are in planning or early construction phases.
- Downtown Hub: Pembroke Pines is developing a civic center and downtown area near Flamingo Road and Pines Boulevard, with plans for increased walkability and mixed-use density.
- Residential growth: while much of Pembroke Pines is built out, infill development and townhome/condo projects continue on vacant parcels and redevelopment sites, especially in western neighborhoods.
Flood zones and insurance
- Pembroke Pines is located in western Broward County and is generally at lower flood risk than coastal areas, but flood zones do exist, particularly in low-lying areas and near drainage corridors. The City lists flood-prone areas on its stormwater management pages.
- New FEMA flood maps took effect in Broward County on July 31, 2024. Look up the exact address on FEMA's map center or Broward County's flood map page. See our flood zone and insurance guide.
- Even if a property is outside a designated flood zone, flood insurance is available and can be valuable protection. Broward County has a Community Rating System discount; confirm it is applied to any quote you receive.
What buyers and investors should check
- Confirm the city. Many Pembroke Pines homes have mailing addresses using 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 you're outside a designated hazard area.
- For condos and HOA homes, read the association documents, budget, reserves and any inspection reports. The City maintains a registry of associations. See our condo and HOA buyer's guide.
- Verify neighborhood rules and fees. Many Pembroke Pines neighborhoods have strict HOA covenants and significant monthly assessments. Get a detailed HOA packet before making an offer.
- Look up permit history for past roof, window, addition and other major work on the City's building and development 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.
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Sources were checked October 3, 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.
