55+ Communities in Pembroke Pines

Century Village Pembroke Pines and the big condo communities

Century Village Pembroke Pines is a large age-restricted condominium community with many separate condo associations, a central clubhouse and its own activity schedule. Buyers there purchase a unit in one specific association, so fees, reserves, rules and building condition vary from one building to the next even inside the same village.

Communities of this kind usually have two layers of cost: the monthly fee to your own condo association and a share of the recreation or master association that runs the shared amenities. Ask for both budgets, and ask what each fee includes (cable, water, insurance on the building, and so on).

The legal test for age restriction comes from the Housing for Older Persons Act: at least 80% of occupied units with one resident 55 or older, plus published age rules and verification. Large Broward condo villages often add their own rules on guests, buyer approval and whether a younger spouse can live in the unit.

Condo prices and what has pushed them down

Zillow's data shows the typical Pembroke Pines condo fell 6.4% over the past year. A 1-bedroom is about $134,396 and a 2-bedroom about $234,109. Census data says 29.7% of homes in the city are in buildings of 10 or more units.

The decline is mostly about costs. Older South Florida condos are funding structural reserves under the post-2022 laws, paying more for building insurance and, in some cases, levying special assessments. For any unit you consider:

• Ask whether the building has three or more habitable stories and where it stands on the milestone inspection
• Get the Structural Integrity Reserve Study and the current reserve balance; owners can't waive those reserves for budgets adopted on or after December 31, 2024
• Ask for every special assessment passed or under discussion
• Check the master insurance policy and its hurricane deductible
• Read the last 12 months of board minutes

Resale condo buyers have 7 days, excluding weekends and legal holidays, after receiving the association documents to cancel. Older garden buildings of one or two stories aren't subject to milestone inspections, but their roofs and plumbing still need funding.

Financing a 55+ condo in Broward

Lenders review condo buildings as well as buyers. A building with low reserves, pending litigation, a large special assessment or a high share of delinquent owners may be non-warrantable, which limits conventional financing. Many buyers in Pembroke Pines 55+ villages pay cash for that reason. If you need a mortgage, have your lender review the building early, before you spend money on inspections.

Cash buyers still need the building review for their own protection. The same problems that scare a lender (thin reserves, a lawsuit against the developer or contractor, many owners behind on fees) are the ones that lead to future assessments. Ask the association for its delinquency rate and any open litigation, and have the condo questionnaire filled out even if no lender asks for it. Many associations charge a fee for this; it is money well spent before you commit.

Single-family 55+ in western Pembroke Pines

For retirees who want a house, the typical Pembroke Pines 3-bedroom is about $546,375 and a 4-bedroom about $719,570. Gated active-adult neighborhoods in the western part of the city sell newer single-family homes with clubhouses, and their prices usually run near those bedroom figures, depending on age and lot.

On a house, ask for the roof age, a wind mitigation report and the FEMA flood zone. Much of western Broward is low and laced with canals and lakes, so get flood and homeowner's insurance quotes during your inspection window. Hurricane deductibles are set as a share of dwelling coverage and apply once each calendar year.

Pembroke Pines against nearby Broward cities

The typical Pembroke Pines home overall is about $486,731, down 1.5% in a year and up 27.6% over five years. Nearby, Tamarac is about $291,266 and Lauderhill about $211,924, both with large older 55+ condo areas. Sunrise is about $360,778. Miramar ($519,502) and Weston ($718,627) are higher.

Census data shows 20.0% of Pembroke Pines residents are 65 or older and only 1.0% of homes are seasonal, so this is a year-round city with a median age of 44.3. Retirees here tend to be full-time residents close to family.

Closing costs and homestead in Broward County

In Broward County, the buyer customarily pays for the owner's title insurance policy, which is a state-set rate, and the seller usually pays the deed doc stamps of $0.70 per $100. If you finance, add the note stamps ($0.35 per $100) and the 0.2% intangible tax on the loan. Check the contract, since customs can be negotiated.

As a full-time resident, you can claim homestead worth up to $51,411 off assessed value in 2026, with assessment growth capped at 3% or inflation. On a condo, that exemption can cut the tax bill by a larger share than on a house. When I build a Pembroke Pines shortlist, I compare condos on fee plus taxes plus assessments, since those three often matter more than a $10,000 difference in price.