Published October 25, 2026 in Market Update

One part of Pembroke Pines is moving much faster than the rest

By Elizabeth Costa

Real estate, Pembroke Pines

Realtor.com reported that 20.8% of listings nationally had price cuts in September 2026, the highest share since October 2022. That number matters. But it can hide what is happening street by street. In Pembroke Pines, one ZIP code tells a very different story from the rest.

ZIP 33028 is the tightest part of Pembroke Pines right now

The Real Estate Data Aggregator counted 74 homes sold in ZIP 33028 in the three months ending August 31, 2026. That was up 32.1% from the same months in 2025. At the same time, inventory fell 32.2% year over year, down to just 59 homes for sale. With 75 pending sales sitting in the pipeline, buyers there outnumber available homes.

For context, the Real Estate Data Aggregator put the rest of Pembroke Pines at 3.9 to 7.1 months of supply across other ZIP codes in the same period. ZIP 33025 sat at 7.1 months. ZIP 33027 sat at 5.8 months. ZIP 33028 at 2.4 months is a different market entirely.

What tight supply means for sellers in 33028

The Real Estate Data Aggregator shows sellers in ZIP 33028 averaged 98% of their list price in the three months ending August 31, 2026. That was up 0.6 points from a year before. The median sale price was $729,500, up 4.2% year over year. Pricing by what you see in slower parts of Pembroke Pines would likely leave money on the table.

What tight supply means for buyers in 33028

The Real Estate Data Aggregator counted 21.3% of homes in ZIP 33028 going under contract within two weeks of listing in the three months ending August 31, 2026. More than 1 in 5 homes moved that fast. With 75 pending sales against only 59 homes for sale, buyers should expect less room to negotiate on price or terms.

Mortgage rates add another layer. Realtor.com reported rates climbed above 7% for the first time since January 2025. Miami Realtors reported the average rate reached 7.46% as of mid-October 2026. In a ZIP with almost no inventory, rate pressure and competition hit at the same time.

The broader Pembroke Pines picture

Across all eight ZIP codes the Real Estate Data Aggregator tracks for Pembroke Pines, 1,054 homes sold in the three months ending August 31, 2026, up 8.8% from the same period in 2025. Inventory across the whole market fell 22.2% year over year to 1,634 homes. So the wider market is tightening too. But 33028 is tightening faster than any other part.

Not every part of Pembroke Pines is moving the same way

ZIP 33025 had 7.1 months of supply in the same period. The Real Estate Data Aggregator shows its median sale price fell 12.2% year over year to $360,000, and days on market stretched to 91, up 10 days from 2025. ZIP 33027 showed a median price down 15.8% to $389,500, with 92 median days on market. Sellers in those ZIPs are working harder to find a buyer.