Towngate

It's a solid fit for families who want space, water views and gated privacy inside Pembroke Pines. Communities like Pembroke Shores sit near well-rated schools, and six of the current listings are on the water. The overall feel is quiet and residential rather than urban.

It's a mid-to-upper Broward market. The median list price is $775,000, though homes have actually sold at a median of $627,500 over the past year, so closing prices run below list expectations. Rentals here carry a median of about $4,500 a month.

Active listings run from $560,000 to $885,000, with a median list of $775,000 and an average price around $323 per square foot. The typical home is about 2,764 square feet, so you're generally buying larger single-family layouts rather than compact ones. Actual sold prices have centered on $627,500.

There are 13 active listings and homes are taking a median of 72 days to sell, which is a measured pace that favors prepared buyers. Sellers are getting about 98% of asking on average, so well-priced offers are still doing well. You can track new listings across Pembroke Pines homes for sale as they hit the market.

The median property tax here is about $8,816 a year, in line with the area's home values. HOA figures aren't consistently reported across Towngate's communities, so confirm dues per subdivision before you write an offer. Gated sections like those in Park Place will typically carry their own association costs.