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Ask The WizardPembroke Park is Broward's smallest-scale value play at the county's busiest crossroads: a tiny town of modest homes and condo rows tucked between Hollywood and Miramar, minutes from the Turnpike, I-95, and the airport, with median prices in the $260,000 to $290,000 range. It suits investors, first-time buyers on a strict budget, warehouse and aviation workers, and anyone who wants south-county access at entry pricing.
In this guide
The short answer, with the numbers
Yes, for value-and-access buyers, with eyes open on the numbers. Pembroke Park is one of Florida's smallest municipalities, a few square miles of homes, condos, and industrial corridors between Hollywood and Miramar, and the market reflects its scale: Redfin's most recent read put the median sale price near $263,000, down about 27 percent year over year on a tiny sales base, with price per square foot around $276, while Homes.com's 12-month median ran near $290,000.
The lifestyle is practical to the point of being invisible to the brochures: quiet residential blocks tucked against the warehouses and corridors that employ the region, T.Y. Park and the Hollywood beaches minutes away, and a location that puts the Turnpike, I-95, FLL, and the county's industrial belt at the door.
The honest trade-offs: inventory is tiny and volatile, typically one to fifteen homes at a time, the school zone is mid-tier, and the commercial character is industrial, not scenic. If you want south-county access at the county's lowest entry prices, Pembroke Park is the sleeper, and Michael will tell you exactly what that means street by street.
Broward County · Small town, big crossroads
Median home sale price
~$263K
Redfin, most recent monthly read (down 27.1% YoY)
12-month median sale price
~$290K
Homes.com, trailing 12 months
Price per square foot
~$276-$312
Redfin / Homes.com, 2026
Cost-of-living index
~93 (AreaVibes)
AreaVibes, 2026 (U.S. average = 100); City-Data reads ~113
Every figure on this page carries its source and its as-of date, because a good advisor labels the data before he uses it. Jump to the Pembroke Park Market Data Snapshot for the full grid.
The character of the town
Pembroke Park is the small-town heart of a big-industrial south Broward: a few square miles of modest residential blocks, condo rows, and the warehouses and corridors that anchor the regional economy, tucked between Hollywood and Miramar.
The town has a working identity with real pride: homeowners who bought in decades ago and stayed, industrial employees who walk to work, and a location that makes the Turnpike, I-95, the airport, and the Port a ten-minute conversation.
It is not scenic and never claims to be. What it delivers is honest: the county's entry-level prices within reach of the south-county job base, a small-town government that knows its residents, and the beaches, parks, and malls of Hollywood and Miramar minutes away.
The money line, sourced
The honest numbers: the index, the home values, the income range, and the one tax break that changes the math for relocators.
The index, honestly
AreaVibes scores Pembroke Park near 93, below the U.S. average, reflecting the county's lowest housing costs; City-Data's composite reads closer to 113. The methodologies disagree, and the housing line is the honest variable.
AreaVibes / City-Data, 2024-2026
Home values
Redfin's most recent read put the median near $263,000 with price per square foot around $276, and Homes.com's 12-month median ran near $290,000. The tiny sales base makes every median a moving target.
Redfin / Homes.com, 2026
No state income tax
Florida levies no state income tax at all, a permanent line that matters most at the entry end of the market, for first-time buyers and investors from high-tax states.
State law, applies in Pembroke Park
The bottom line
Pembroke Park trades scenery for access and price: the county's entry-door numbers, an industrial-adjacent reality, and a tiny market that rewards patience. Insurance is the real Florida line, and Michael prices it in.
AreaVibes / Redfin, 2026
| Category | Pembroke Park | Context |
|---|---|---|
| Cost of living vs. U.S. average | ~7% below (AreaVibes ~93) | City-Data reads ~113; methodologies diverge |
| Median home sale price | ~$263K | Redfin, most recent read; down 27.1% YoY on a tiny base |
| 12-month median sale price | ~$290K | Homes.com, trailing 12 months |
| State income tax | None | Florida state law, applies in Pembroke Park |
| Property insurance | Florida reality | Premiums carry the state's risk; condominium policies add a second line |
The current picture, in numbers
Here is the honest, current picture, labeled by source and date. Pembroke Park is a very small market, so the medians swing with each sale: Redfin's most recent read put the median near $263,000, down about 27 percent year over year on a tiny base, with price per square foot around $276, while Homes.com's 12-month median ran near $290,000 with roughly 216 days on market and typical inventory of one to fifteen homes.
Three honest frames before the numbers: single-quarter medians in a town this small are statistics that lie, this snapshot is static and dated rather than live, and the tax line that never moves, Florida has no state income tax. For a town this small, the only current number that matters is what is actually listed this week, so Michael pulls live inventory for every serious buyer.
Median home sale price
~$263K
down 27.1% YoY on a tiny base
Redfin · most recent read
12-month median sale price
~$290K
typical inventory 1-15 homes
Homes.com · trailing 12 months
Price per square foot
~$276-$312
spread by listing and source
Redfin / Homes.com · 2026
Median days on market
~166-216
slow, condition-dependent
Movoto / Homes.com · 2025-2026
Typical inventory
1-15 homes
one of Florida's smallest markets
Rocket Homes / Homes.com · 2024-2026
Cost-of-living index
~93-113
varies by methodology
AreaVibes / City-Data
Redfin · Homes.com · Movoto · 2026
| Measure | Figure | Note |
|---|---|---|
| Median sale price | ~$263K | Redfin, most recent read |
| 12-month median | ~$290K | Homes.com, trailing 12 months |
| Median days on market | ~166-216 | Movoto / Homes.com |
| Median $/sq ft | ~$276-$312 | Redfin / Homes.com |
| Typical inventory | 1-15 listings | a genuinely tiny market |
Broward market brief · 2024-2026
| Measure | Figure | Note |
|---|---|---|
| County all-homes median | $449K-$455K | 2024-2025, countywide |
| County single-family median | $610K-$640K | 2024-2025 |
| Pembroke Park vs. county | Roughly 60% of the county all-homes median | among the lowest entry points in the county |
Read it honestly: Pembroke Park is the smallest market in Broward and the honest version of a value play: medians near $263,000 to $290,000, one to fifteen listings at any time, and sales that swing quarter to quarter because each one moves the average. The right strategy is patient and broker-led: watch the couple of listings that actually fit, and move when the right one appears. For the freshest look at what is for sale today, contact Michael for the current Pembroke Park numbers rather than trusting a medians page.
The honest trade-offs, local read
The genuine upsides and the honest trade-offs locals actually talk about, every one grounded in the sourced numbers on this page. Pembroke Park is a wonderful place to live, and it is not the right fit for everyone. That is exactly the conversation worth having before you move.
Among the most affordable markets in Broward, below the county median, with honest entry-level inventory.
On the south county's commercial spine: Hollywood, Miramar, I-95, the Turnpike, and the airports are all within 10 to 25 minutes.
Warehouses, retail, and industry anchor the town's tax base and employer base, providing jobs and services nearby.
One of Florida's smallest municipalities: a few square miles with direct, uncomplicated local government.
Rental demand from workers in the surrounding commercial corridors keeps investment interest steady.
A working-class, no-frills community where homes are affordable and everything needed is minutes away.
Homes are older and modest, and many need updates; the small housing stock is not the town's headline.
Warehouses and commercial traffic are the context: noise, trucks, and a workaday environment shape daily life.
There is no real downtown or cultural life; residents use Hollywood and Miramar for virtually everything.
Everything is a drive, and the commercial corridors carry heavy traffic.
Broward's results vary by school; family planning is common.
Whether Pembroke Park fits comes down to your street, your budget, and your season of life. Talk it through on a free 15-minute strategy call, or call Michael directly.
Where to look first
5 pockets buyers ask Michael about most, each with the honest read attached. The spread between them is the single most important thing to understand about Pembroke Park, and the reason the right neighborhood matters more than the town name.
The modest single-family streets at the town's heart
The town's small core of single-family streets, modest in scale and settled in character, with the county's entry prices and a genuine small-town feel a stone's throw from the industrial belts.
Fits best: First-time buyers and long-hold homeowners
Garden condos along the south-county corridors
The condo and co-op product carries much of the town's sales volume: HOA-covered, rental-friendly, and priced near the county's lowest entry points, with the association books as the entire diligence story.
Fits best: Investors and budget-conscious downsizers
The retail and business spine along the town's edge
State Road 7 at the town's line carries retail, services, and the everyday economy, with the residential streets behind it keeping the town quiet while the corridor works.
Fits best: Business owners and convenience-first households
The warehouse belt that anchors the south-county economy
The town's working identity: distribution and industrial uses minutes from I-95, the Turnpike, the airport, and Port Everglades, with a commute measured in minutes for the thousands who work the corridor.
Fits best: Warehouse, aviation, and logistics workers
Streets within reach of T.Y. Park's green acres
The eastern blocks sit minutes from Topeekeegee Yugnee Park's lakes, trails, and picnic grounds, the green dividend that makes the town's practical character livable.
Fits best: Families who want the county park at the door
Pembroke Park is a town of practical micro-blocks: the residential core, the condo rows, the SR 7 frontage, the industrial belt, and the park-side streets each serve a different household. Tell Michael your budget, your work location, and your patience, and he will match you to the pocket, not just the town name.
Find Your Pembroke Park NeighborhoodThe district report, with rankings
Pembroke Park is served by Broward County Public Schools, with nearly the whole town zoned to Lake Forest Elementary inside the town, then McNicol Middle in Hollywood and Hallandale High in Hallandale Beach. Lake Forest Elementary carries a U.S. News Florida elementary ranking, and a small portion of the town zones to Watkins Elementary in Hollywood. Ratings shift, so Michael confirms the current numbers and the address-specific assignment before you make an offer.
| School | Rating / rank | Source |
|---|---|---|
| Lake Forest Elementary School | U.S. News ranked Florida elementary · in-town campus | U.S. News, 2026 |
| McNicol Middle School | Zoned middle · Hollywood | Broward district, 2026 |
| Hallandale High School | Zoned high · Hallandale Beach | Broward district, 2026 |
PK-5 · In-town campus
6-8 · Hollywood
9-12 · Hallandale Beach
Rankings and attendance zones come from GreatSchools, US News, Niche, and PublicSchoolReview, all as of 2026 or the most recent published cycle, and they change. The School District of Broward County zones by address, so Michael always confirms the exact assigned schools for a specific address before you make an offer.
The drive math, by the numbers
Pembroke Park's position is the point: the town sits at the junction of I-95, the Turnpike, SR 7, and the airport-adjacent industrial belt. Fort Lauderdale-Hollywood International Airport (FLL) is about 10 minutes, Port Everglades and downtown Fort Lauderdale about 15 to 20, and Miami about 30 in normal traffic.
The local economy is the industrial and logistics corridor itself: warehouses, distribution, aviation support, and the retail spine of SR 7, with Hollywood's and Miramar's job bases at the town line.
The honest line: corridor traffic stacks up at shift changes and rush hour, and the industrial character is part of the daily view, but for workers in the belt the commute is as short as Broward gets.
To Fort Lauderdale-Hollywood Airport (FLL)
~10 min
Driving, I-95 / Griffin Road
To downtown Fort Lauderdale
~15-20 min
Driving, I-95 north
To downtown Miami
~30 min
Driving, I-95 / Turnpike, traffic dependent
Match the town to your life
The buyer types Pembroke Park fits especially well, each with the sourced reason attached. This is the audience range Michael works with every week as The Life Transition Specialist: buyers, sellers, retirees, families, and investors from the Treasure Coast to South Florida.
Medians near $263,000 to $290,000 with FHA-friendly ceiling are the county's genuine entry door, and the location keeps commutes short.
Low entry prices, rental demand from the corridor's workforce, and a tiny competitive field make the town one of the county's quietest cash-flow markets.
FLL, the industrial belt, and the Port are all inside a 20-minute circle, and much of the work of the corridor is at the town's own line.
Single-level condos let downsizers free equity while staying close to family and shopping, at prices that keep the move genuinely freeing.
The settled residential core has real community character, and the town's small scale means a small-town government and neighbors who stay.
A tiny market rewards patience and a broker who watches the handful of listings: the right home appears on the couple-of-months calendar, not the hourly one.
For out-of-state movers
Moving to Pembroke Park from outside Florida is a life transition, and the people who plan it as one land better. Here is the practical short list, every point grounded in the sourced numbers on this page and in how Michael guides relocators from the Treasure Coast to South Florida.
Florida taxes no wage or retirement income at the state level, a permanent line for anyone moving from a high-tax state.
A town this small moves one sale at a time, so portal medians swing wildly. Michael pulls the live list for every serious buyer instead of trusting the averages page.
The condo and co-op rows carry dues, assessments, and reserve questions that set the real monthly cost. Michael reviews them before the offer, not after.
The in-town elementary and the Hollywood and Hallandale middle and high assignments are the honest cluster. Michael confirms the address zone and current ratings.
Older stock is the value and the variable: systems, roofs, and kitchens carry the honest negotiation, and the low entry price leaves room for the work.
Michael treats every relocation as a life transition, and a 15-minute strategy call sorts your timeline, budget, and school or investment plan before you ever tour.
New to Florida entirely? Start with the Moving to Florida Checklist, the Florida Tax Guide, and the Relocation Guide Hub.
Michael "Wiz" Wisniewski · The Wizard of Real Estate
Pembroke Park is the town I send investors and budget buyers to when they ask where the county's real entry price still lives. It is tiny, it is practical, and it does not pretend to be scenic, but the access is unbeatable and the price is honest. I tell people exactly what the streets are like, and the ones who buy here stay.
Michael "Wiz" Wisniewski · The Wizard of Real Estate · Talk Soon
Local favorites
Straight answers, no fine print
The questions buyers ask Michael most about moving to Pembroke Park, answered directly with the sourced numbers on this page.
Yes, for value-and-access buyers, and the honest answer is that it is a tiny, practical town rather than a scenic one: modest homes and condos at some of the county's lowest prices, minutes from the airport, the Port, and the beaches. The trade-offs are the industrial character, a mid-tier school zone, and a very small inventory.
Among the least expensive municipalities in Broward. Redfin's most recent read put the median near $263,000 with price per square foot around $276, and Homes.com's 12-month median ran near $290,000, roughly 60 percent of the county all-homes median. AreaVibes scores the cost of living near 93, below the national average, and Florida has no state income tax.
About 10 minutes to the Hollywood Broadwalk and its oceanfront promenade. The town sits at the county's south crossroads, with the beaches, the airport, and the industrial belt all inside a short circle.
It works for budget-conscious retirees in the single-level condo rows, with T.Y. Park's trails, the beaches minutes away, and Hollywood and Miramar medical services close, plus Florida's no state income tax. Michael, a Certified Senior Transition Specialist, helps retirees and their families plan the move itself.
Nearly the whole town zones to Lake Forest Elementary inside the town limits, then McNicol Middle in Hollywood and Hallandale High. Lake Forest carries a U.S. News Florida elementary ranking, and ratings shift, so Michael confirms the current numbers and the address assignment.
Tiny and volatile by design: typical inventory of one to fifteen homes, medians near $263,000 to $290,000, and quarter-to-quarter swings that reflect the small sales base. The right strategy is patience plus a broker watching the live list, which is exactly how Michael works the town.
It suits budget-first families who want the county park, the beaches, and the access at a real price, with an in-town elementary as the anchor. The middle and high assignments run through Hollywood and Hallandale, so families weigh the zone the way Michael does, honestly and early.
Have a question this page did not answer? Ask it directly: (561) 441-8420 or michael@thecompleterealestateteam.com.
Keep exploring
The Broadwalk city at the town's south line
Read itThe family city with the big lake parks west
Read itThe racetrack-and-beach community nearby
Read itThe vintage waterfront city to the north
Read itComparing Pembroke Park against its neighbors is the fastest way to see where it fits. Read the honest Pembroke Park pros and cons, then the guides above.
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Michael "Wiz" Wisniewski, The Life Transition Specialist, is a Certified Real Estate Planning Advisor and Certified A.I. Real Estate Advisor at The Complete Real Estate Team, powered by Dalton Wade Real Estate, Florida DRE #3301665. Bring your questions about Pembroke Park, your timeline, schools, and budget: he will tell you honestly whether this corner of the Gold Coast fits your plan, and which neighborhood pocket your money should live in.
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