Florida · Miami-Fort Lauderdale-West Palm Beach, FL metro area

Buying a home in Pembroke Pines, Florida

In Pembroke Pines, the median value of owner-occupied homes is $439,500, Broward County's effective property tax rate is 0.94%, a purchase mortgage carried a median $10,865 in total loan costs in 2025, and median gross rent is $2,046 a month.

Data as of : Census ACS 2020-2024, Census Vintage 2024, HMDA 2025, HUD FY 2027. Sources

Pembroke Pines home costs, fact by fact

About Pembroke Pines

Part of the Miami-Fort Lauderdale-West Palm Beach, FL metro area, ranked 6th in the country, Pembroke Pines in Florida has 179,326 residents. HUD's Fair Market Rent for a two-bedroom in Broward County is $2,321, and median gross rent is $2,046 a month.

Reading the Pembroke Pines figures

Pembroke Pines, valued at $439,500, is above Florida's $396,700 and above Tampa's $420,400, but below Davie's $462,900. Coral Springs reaches $545,400 and Miami $518,100. Hollywood falls to $410,600 on one side, while Plantation climbs to $483,500 on the other. Within that group Pembroke Pines reads as a city of owners, not of renters: 69.6% of households own, just ahead of Miramar's 68.8%, and well above Fort Lauderdale's 54.1% or Miami's 30.8%.

Rent of $2,046 is close to Davie's $2,066 and above Miami's $1,758, though Miramar charges more at $2,117. Broward County's HUD benchmark, $2,321, is higher than that city median, which means a landlord working from the benchmark would ask more than local renters report paying.

Broward owners face a median tax bill of $3,890 at an effective rate of 0.94%, and the median home in the county is valued at $414,600. That rate is the part of the cost picture a buyer should price in early. Loan costs also run high: the 13,372 loans of 2025 centered on $10,865, and the central range of borrowers paid from $6,727 up to $16,817.

Calculate for Florida

If you buy

Florida state transfer tax

Documentary stamp tax on deeds: $0.70 per $100 of consideration, or fraction of $100 (Miami-Dade: $0.60 per $100). Change the price: the amount is recalculated instantly.

Price$396,700
State transfer tax$2,776.90
Share of the price0.7% of the price
Who paysSet by the purchase contract

Default price: the Florida median value of owner-occupied homes, $396,700 (Census ACS 2025). Rule: Divide the consideration by $100, round up to the next whole unit, multiply by $0.70. Consideration includes any mortgage balance on the property, whether or not assumed. Miami-Dade uses $0.60. Who pays: The law makes all parties liable regardless of which agrees to pay; the purchase contract allocates the cost. Not included: county and city transfer taxes, the tax on the mortgage, recording fees, title insurance and lender charges. Florida transfer tax guide · all 50 states.

If you sell

Capital gain and the federal tax on it

Same federal rule in every state: Section 121 of the Internal Revenue Code excludes up to $250,000 of gain on a main home ($500,000 for a married couple filing jointly).

Capital gain$350,000
Section 121 exclusion$250,000 (limit $250,000)
Taxable gain$100,000
Type of gainLong-term (owned over 1 year), 15% chosen
Federal tax on the gain$15,000

Section 121 excludes $250,000; the rest is taxable.

Gain = sale price minus your adjusted basis (purchase price, buying costs and improvements); selling expenses reduce it (IRS Publication 523). Long-term rates for sales in 2026, by taxable income including the gain (IRS Rev. Proc. 2025-32, section 4.03): 0% up to $49,450 single or $98,900 married filing jointly, 15% up to $545,500 single or $613,700 jointly, 20% above. Not included: Florida state income tax on the gain (not computed), the net investment income tax, depreciation recapture on a rental or home office, and the reduced exclusion for an early sale. Agent commissions are negotiated and never set by law. Capital gains on a home sale.

Questions about buying a home in Pembroke Pines

How much is property tax in Pembroke Pines?

Homeowners in Broward County pay a median $3,890 a year in property tax, 0.94% of the county median home value of $414,600 (Census ACS 2020-2024). Your bill depends on your assessed value and local rates.

What are closing costs on a mortgage in Pembroke Pines?

Home-purchase mortgages in Broward County carried median total loan costs of $10,865 in 2025; half of the 13,372 loans fell between $6,727 and $16,817 (HMDA). Total loan costs are the lender and settlement-service charges of the Closing Disclosure; transfer taxes and prepaid items come on top.

Is there a transfer tax when you buy a home in Pembroke Pines?

Florida's transfer tax is the documentary stamp tax on deeds, 70 cents per $100 of price in every county except Miami-Dade, where it is 60 cents per $100. A mortgage adds 35 cents per $100 and a 0.2% intangible tax.

Is it cheaper to rent or buy in Pembroke Pines?

It depends on your mortgage rate, down payment and how long you stay. As a benchmark, the median value of owner-occupied homes in Pembroke Pines ($439,500) equals 17.9 years of the median gross rent ($2,046 a month), both from Census ACS 2020-2024.

What natural hazards affect home insurance in Pembroke Pines?

Across Florida, the main hazards for home insurance are hurricane wind, flood and storm surge, and the insurer of last resort is Citizens Property Insurance Corporation. A Florida homeowners policy must offer hurricane deductibles of 2%, 5% and 10% of the dwelling limit (s. 627.701), and Citizens requires flood coverage on all its homeowners policies with wind coverage by January 1, 2027.

Run your own numbers: rent vs buy calculator · closing costs calculator.

Florida rules that apply in Pembroke Pines

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Sources

Florida · All states · Federal guides