PBP Real Estate

Pembroke Pines, September 28, 2026: 107 of 234 active single-family homes (45.7%) now carry a recorded asking price below their original list price. A week earlier it was 98 of 235 (41.7%).

The number of houses for sale barely moved, 235 to 234, so the 4.0-point rise is what sellers did. In the last seven days, 20 houses cut their asking price and 17 came on the market. The median recorded reduction is 3.5%, about $25,000, on a median asking price of $699,900. The median active house has been on the market 49 days, counted by PBP from the listing contract date in the MLS; 28.6% are past 90 days.

If you own a house in Pembroke Pines, this is what the homes you compete with have already done. See it before you choose your price: https://www.pbprealestate.com/price-cuts-pembroke-pines/

Seller Blink Rate(TM) is a PBP Real Estate measure, recounted daily from BeachesMLS data, houses and condominiums separately. PBP Real Estate, South Florida brokerage and housing-data publisher. CQ1064615. Gia Freer, BK689801.

Own a rental in Broward County? Here is what it earns next to a Treasury bond.

Houses, last 12 months: 220 homes that both sold and leased on the same parcel. Median rent $3,900 a month on a $590,000 sale. Gross yield 7.9%, net estimate 5.0%.
Condos/townhouses: 378 pairs, $2,200 a month on $238,000. Gross 10.9%, net estimate 5.7%.
10-year Treasury this week: 4.96%.

The quarterly chart since 2024, houses and condos separate, is in the link.

Full report: https://www.pbprealestate.com/market-report-broward/ -h
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: BeachesMLS closed sales and leases, same parcel within 365 days, as of 2026-09-24; FRED DGS10. Net estimate after actual HOA, estimated tax and insurance; no vacancy or management taken out. Market description, not investment, tax or legal advice. PBP Real Estate, LLC, 561-395-8418. Information deemed reliable but not guaranteed.

Own a rental in Miami-Dade County? Here is what it earns next to a Treasury bond.

Houses, last 12 months: 208 homes that both sold and leased on the same parcel. Median rent $4,200 a month on a $772,500 sale. Gross yield 6.6%, net estimate 3.8%.
Condos/townhouses: 613 pairs, $2,750 a month on $369,500. Gross 9.0%, net estimate 4.5%.
10-year Treasury this week: 4.96%.

The quarterly chart since 2024, houses and condos separate, is in the link.

Full report: https://www.pbprealestate.com/market-report-miami-dade/ -h
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: BeachesMLS closed sales and leases, same parcel within 365 days, as of 2026-09-24; FRED DGS10. Net estimate after actual HOA, estimated tax and insurance; no vacancy or management taken out. Market description, not investment, tax or legal advice. PBP Real Estate, LLC, 561-395-8418. Information deemed reliable but not guaranteed.

Own a rental in Palm Beach County? Here is what it earns next to a Treasury bond.

Houses, last 12 months: 180 homes that both sold and leased on the same parcel. Median rent $4,200 a month on a $670,000 sale. Gross yield 7.8%, net estimate 4.8%.
Condos/townhouses: 331 pairs, $2,500 a month on $298,000. Gross 10.2%, net estimate 5.5%.
10-year Treasury this week: 4.96%.

The quarterly chart since 2024, houses and condos separate, is in the link.

Full report: https://www.pbprealestate.com/market-report/ -h
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: BeachesMLS closed sales and leases, same parcel within 365 days, as of 2026-09-24; FRED DGS10. Net estimate after actual HOA, estimated tax and insurance; no vacancy or management taken out. Market description, not investment, tax or legal advice. PBP Real Estate, LLC, 561-395-8418. Information deemed reliable but not guaranteed.

Selling or buying in Miami-Dade County? The price is half the number. The rate is the other half.

Houses, August 2026: median $680,000 at 6.67% = $3,499 a month (20% down, principal and interest). Since January 2019 the price is up 94%; the payment is up 148%.
Condos/townhouses: median $408,000 = $2,099 a month. Price up 77%, payment up 126%.
At this week's 7.03%: $3,630 a month on the median house.

The monthly chart since 2019, houses and condos separate, is in the link.

Full report: https://www.pbprealestate.com/market-report-miami-dade/ -h
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: Florida Realtors median sale price; Freddie Mac PMMS via FRED, monthly average; as of 2026-09-24. No tax, insurance or HOA. Market description, not a forecast, loan quote or financial advice. PBP Real Estate, LLC, 561-395-8418. Information deemed reliable but not guaranteed.

Selling or buying in Broward County? The price is half the number. The rate is the other half.

Houses, August 2026: median $650,000 at 6.67% = $3,344 a month (20% down, principal and interest). Since January 2019 the price is up 83%; the payment is up 133%.
Condos/townhouses: median $257,500 = $1,325 a month. Price up 61%, payment up 105%.
At this week's 7.03%: $3,470 a month on the median house.

The monthly chart since 2019, houses and condos separate, is in the link.

Full report: https://www.pbprealestate.com/market-report-broward/ -h
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: Florida Realtors median sale price; Freddie Mac PMMS via FRED, monthly average; as of 2026-09-24. No tax, insurance or HOA. Market description, not a forecast, loan quote or financial advice. PBP Real Estate, LLC, 561-395-8418. Information deemed reliable but not guaranteed.

HousingWire wrote about something we built inside our brokerage.

Our agents practice the hardest homeowner conversations with an AI prospect that pushes back the way South Florida sellers do, then get a scorecard on what to say differently before they ever sit at a real kitchen table.

Gia put it this way in the article: "Nobody gets better at a listing presentation by watching a video. You get better by saying it out loud to someone who pushes back, then hearing what you actually said."

The coaching still comes from a broker. The tool makes sure the rehearsal happened.

Read the story: https://www.housingwire.com/articles/ai-agent-training-tool-built-by-brokerage/

PBP Real Estate, Boca Raton. Questions about selling in South Florida: 561-395-8418.

Selling or buying in Palm Beach County? The price is half the number. The rate is the other half.

Houses, August 2026: median $650,000 at 6.67% = $3,344 a month (20% down, principal and interest). Since January 2019 the price is up 91%; the payment is up 144%.
Condos/townhouses: median $300,000 = $1,544 a month. Price up 71%, payment up 118%.
At this week's 7.03%: $3,470 a month on the median house.

The monthly chart since 2019, houses and condos separate, is in the link.

Full report: https://www.pbprealestate.com/market-report/ -h
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: Florida Realtors median sale price; Freddie Mac PMMS via FRED, monthly average; as of 2026-09-24. No tax, insurance or HOA. Market description, not a forecast, loan quote or financial advice. PBP Real Estate, LLC, 561-395-8418. Information deemed reliable but not guaranteed.