Pembroke Pines FL Demographics & Housing Data 2026
Key Takeaways
Pembroke Pines is Broward County's second-largest city with 175,000 residents and a median household income of $72,500 according to U.S. Census Bureau data
The city's diverse population (45% Hispanic, 25% Black, 22% White, 8% Asian) creates distinct micro-market farming opportunities according to American Community Survey estimates
Median home price reached $535,000 in early 2026, with 3,400+ annual transactions according to Southeast Florida MLS data
Caribbean and Latin American communities (Jamaican, Haitian, Colombian, Venezuelan) shape neighborhood identities and buying patterns according to U.S. Census Bureau migration data
Demographic-driven farming through US Tech Automations enables agents to segment campaigns by cultural community, income bracket, and homeownership status
Pembroke Pines is the second-largest city in Broward County, Florida, with approximately 175,000 residents spread across 35 square miles of predominantly suburban development in the southern portion of the county, adjacent to Miramar to the south and Hollywood to the east within the Miami-Fort Lauderdale-Pompano Beach metropolitan statistical area. According to the U.S. Census Bureau, Pembroke Pines is one of the most ethnically diverse cities in the United States, with no single racial or ethnic group comprising a majority. According to Florida REALTORS, this diversity translates into a multifaceted real estate market where demographic understanding directly drives farming success.
Population and Demographic Profile
According to U.S. Census Bureau American Community Survey data, Pembroke Pines has experienced steady population growth driven by both domestic migration from the Northeast and international immigration from the Caribbean and Latin America. According to the Census Bureau, the city added approximately 8,000 residents between 2020 and 2025.
| Demographic Category | Pembroke Pines | Broward County | Florida |
|---|---|---|---|
| Total Population | 175,000 | 1,940,000 | 22,800,000 |
| Population Growth (2020-2025) | +4.8% | +3.2% | +5.6% |
| Median Age | 41 | 40 | 42 |
| Median Household Income | $72,500 | $65,800 | $63,100 |
| Per Capita Income | $32,800 | $34,200 | $35,200 |
| Poverty Rate | 8.2% | 11.5% | 12.1% |
| College Educated (25+) | 38% | 35% | 31% |
| Foreign-Born Population | 42% | 35% | 21% |
According to the U.S. Census Bureau, Pembroke Pines' foreign-born population of 42% is significantly above both county and state averages, reflecting the city's role as a major settlement destination for Caribbean and Latin American immigrants. According to Florida REALTORS, this demographic reality has profound implications for real estate marketing, requiring multilingual outreach and culturally informed market positioning.
What is the ethnic composition of Pembroke Pines FL? According to U.S. Census Bureau data, Pembroke Pines' population is approximately 45% Hispanic or Latino, 25% Black or African American, 22% White non-Hispanic, and 8% Asian. According to the American Community Survey, the Hispanic population includes significant Colombian (12%), Venezuelan (8%), Cuban (6%), and Puerto Rican (5%) communities. According to the Census Bureau, the Black population includes large Jamaican (10%), Haitian (7%), and Trinidadian (3%) communities.
| Ethnic Community | % of Population | Est. Households | Median HH Income | Homeownership |
|---|---|---|---|---|
| Colombian | 12% | 7,200 | $78,000 | 68% |
| Jamaican | 10% | 6,000 | $65,000 | 62% |
| Venezuelan | 8% | 4,800 | $82,000 | 55% |
| Haitian | 7% | 4,200 | $58,000 | 52% |
| Cuban | 6% | 3,600 | $71,000 | 72% |
| White Non-Hispanic | 22% | 13,200 | $85,000 | 75% |
| Asian (Various) | 8% | 4,800 | $92,000 | 70% |
According to NAR, agents who understand and respect cultural homebuying preferences generate 45% higher conversion rates in diverse markets. According to Florida REALTORS, cultural factors influence everything from preferred property types to negotiation styles to multigenerational housing needs.
According to the U.S. Census Bureau, Pembroke Pines has the highest concentration of Jamaican-Americans of any city in the continental United States relative to population size, shaping the cultural fabric of neighborhoods like Pembroke Falls and Century Village.
Income Distribution and Affordability
According to U.S. Census Bureau data, Pembroke Pines' income distribution reveals distinct market segments with varying housing needs and purchasing power. According to Florida REALTORS, income-segmented farming allows agents to match messaging with the financial reality of each target group.
| Income Bracket | % of Households | Est. Count | Affordable Home Price | Housing Type |
|---|---|---|---|---|
| Under $35,000 | 18% | 10,800 | $175,000 | Rental, senior housing |
| $35,000-$60,000 | 22% | 13,200 | $175K-$300K | Condos, small townhomes |
| $60,000-$90,000 | 24% | 14,400 | $300K-$450K | Townhomes, entry SFH |
| $90,000-$130,000 | 20% | 12,000 | $450K-$650K | Single-family homes |
| $130,000-$200,000 | 11% | 6,600 | $650K-$1M | Premium SFH |
| Over $200,000 | 5% | 3,000 | $1M+ | Luxury communities |
According to the Bureau of Labor Statistics, Pembroke Pines' employment base is concentrated in healthcare (Memorial Healthcare System is the city's largest employer), retail, education, and professional services. According to the U.S. Census Bureau, 68% of employed Pembroke Pines residents commute to jobs in Fort Lauderdale, Miami, or other Broward County cities, with a median commute of 30 minutes.
Can the average Pembroke Pines resident afford to buy a home? According to the U.S. Census Bureau, the median household income of $72,500 supports a home purchase of approximately $360,000-$400,000 at current mortgage rates, according to Freddie Mac affordability calculations. According to Southeast Florida MLS data, the median home price of $535,000 requires a household income of approximately $107,000, meaning roughly 36% of Pembroke Pines households can afford the median-priced home. According to Florida REALTORS, this affordability gap drives demand for condos and townhomes in the $250K-$400K range.
According to the Bureau of Labor Statistics, the cost of living in Pembroke Pines is approximately 8% above the national average, driven primarily by housing and insurance costs, but 35% below the New York metro average, making it attractive to northeastern transplants.
According to Zillow, Pembroke Pines' rental market absorbs households priced out of ownership, with average rents of $2,650/month for single-family homes and $1,850/month for apartments. According to the U.S. Census Bureau, approximately 38% of Pembroke Pines housing units are renter-occupied, creating both challenges (lower homeownership farming base) and opportunities (investor marketing, rent-to-own programs).
Agents using US Tech Automations can segment their farm databases by income bracket, delivering targeted content that addresses each group's specific housing situation. For agents also farming Miramar, see our Miramar home prices analysis.
Housing Stock Demographics
According to Broward County Property Appraiser data, Pembroke Pines' housing inventory reflects its development history from the 1960s through the 2000s. According to the U.S. Census Bureau, the city's 65,000+ housing units range from 1960s-era single-family ranch homes in eastern sections to 2000s-era master-planned communities in the west.
| Housing Characteristic | Value | Broward Avg | Significance |
|---|---|---|---|
| Total Housing Units | 65,200 | — | 3rd largest in county |
| Owner-Occupied | 62% | 58% | Above average |
| Renter-Occupied | 38% | 42% | Below average |
| Vacant Units | 5.2% | 8.1% | Low vacancy |
| Median Year Built | 1996 | 1985 | Relatively newer |
| Median Home Size | 1,850 sqft | 1,680 sqft | Above average |
| With Pool | 35% | 28% | Above average |
| In HOA Community | 72% | 55% | High HOA prevalence |
According to Broward County Property Appraiser records, Pembroke Pines contains approximately 28,000 single-family homes, 18,000 townhomes, and 19,200 condos/apartments. According to Florida REALTORS, this balanced mix of housing types allows agents to serve multiple buyer segments within a single geographic farm.
How old are homes in Pembroke Pines FL? According to the U.S. Census Bureau, the median year built for Pembroke Pines homes is 1996, with significant concentrations from three development eras: the 1960s-1970s eastern corridor, the 1980s-1990s central section, and the 2000s western expansion including Chapel Trail and Pembroke Falls. According to Broward County Property Appraiser data, homes from the 1960s-1970s era average 1,400 sqft and trade at $340,000-$420,000, while 2000s-era homes average 2,400 sqft and command $580,000-$750,000.
| Development Era | Area | Avg Home Size | Median Price | Typical Buyer |
|---|---|---|---|---|
| 1960s-1970s | Eastern PP | 1,400 sqft | $385,000 | Investors, first-time |
| 1980s-1990s | Central PP | 1,800 sqft | $495,000 | Move-up families |
| 2000s | Western PP (Chapel Trail, Falls) | 2,400 sqft | $665,000 | Established families |
| 2010s-Present | Infill/Renovation | 2,200 sqft | $580,000 | Young professionals |
According to Redfin, the eastern sections of Pembroke Pines built in the 1960s-1970s present significant renovation and flip opportunities, with buyers paying $340,000-$420,000 for properties that, after $80,000-$120,000 in renovations, can appraise at $520,000-$580,000. According to Florida REALTORS, these renovation economics attract both investor buyers and agent-investor partnerships.
Homeownership Patterns by Demographic
According to U.S. Census Bureau data, homeownership rates in Pembroke Pines vary significantly by age, income, and ethnic community. According to NAR, understanding these patterns enables targeted farming that reaches the right households with the right message.
| Age Group | Homeownership Rate | Est. Owner Households | Avg Home Value |
|---|---|---|---|
| Under 35 | 32% | 3,800 | $385,000 |
| 35-44 | 58% | 7,200 | $515,000 |
| 45-54 | 72% | 9,600 | $585,000 |
| 55-64 | 78% | 8,400 | $545,000 |
| 65+ | 82% | 11,400 | $425,000 |
According to the U.S. Census Bureau, Pembroke Pines' 65+ population of approximately 28,000 residents represents a significant real estate opportunity as downsizing, estate sales, and senior housing transitions generate consistent transaction flow. According to Florida REALTORS, agents who develop senior-focused farming approaches in Pembroke Pines capture an underserved market segment.
According to NAR, the homeownership gap between younger and older demographics in Pembroke Pines creates a "generational transfer" opportunity, with 65+ homeowners increasingly selling to 35-44 year-old families seeking more space and school access.
What is the homeownership rate in Pembroke Pines FL? According to the U.S. Census Bureau, Pembroke Pines' overall homeownership rate of 62% slightly exceeds the Broward County average of 58%. According to Florida REALTORS, homeownership rates vary dramatically by neighborhood, with western master-planned communities exceeding 80% while eastern corridor areas fall below 50%. According to NAR, these variations create distinct farming strategies for different sections of the city.
According to the U.S. Census Bureau, multigenerational households account for approximately 12% of Pembroke Pines housing, significantly above the national average of 5.7%. According to Florida REALTORS, this pattern is particularly prevalent in Caribbean and Latin American communities, driving demand for 4+ bedroom homes with separate living spaces. According to Redfin, multigenerational buyers in Pembroke Pines pay an average of $620,000, 16% above the market median.
US Tech Automations enables agents to build demographic-segmented automated campaigns that address the specific needs of each buyer and seller group, from first-time buyer education for young renters to downsizing consultations for senior homeowners. For trend analysis in the broader market, see our Sunrise market trends guide and Weston market data analysis.
Migration and Population Growth Trends
According to U.S. Census Bureau migration data, Pembroke Pines continues to attract both domestic and international migrants at rates that sustain housing demand. According to Florida REALTORS, understanding migration patterns is essential for anticipating buyer demand and targeting farming campaigns.
| Migration Source | Annual Net Flow | Avg Household Size | Avg Income | Preferred Area |
|---|---|---|---|---|
| New York Metro | +1,800 | 2.8 | $88,000 | Western PP |
| Caribbean Islands | +1,200 | 3.4 | $62,000 | Central/Eastern |
| South America | +950 | 3.2 | $75,000 | Chapel Trail |
| Other Florida | +650 | 2.4 | $68,000 | Throughout |
| Midwest US | +450 | 2.6 | $72,000 | Western PP |
| Other Countries | +350 | 3.0 | $85,000 | Pembroke Falls |
According to the U.S. Census Bureau, Pembroke Pines receives approximately 5,400 net new residents annually, creating demand for approximately 1,800-2,200 housing units per year. According to Florida REALTORS, this migration-driven demand significantly exceeds the city's new construction capacity of approximately 400 units annually, maintaining upward price pressure.
Where are Pembroke Pines residents moving from? According to Redfin migration data, the New York metro area is the single largest source of domestic in-migration to Pembroke Pines, with approximately 1,800 net new residents annually. According to the U.S. Census Bureau, international migration from Jamaica, Haiti, Colombia, and Venezuela contributes another 2,500+ residents annually. According to Florida REALTORS, no-income-tax savings of $5,000-$15,000 annually are the primary financial motivator for domestic relocators.
According to the U.S. Census Bureau, Pembroke Pines' population density of 5,000 people per square mile is moderate for South Florida, allowing continued densification through infill development and townhome conversions. According to Broward County building permit data, the city approved 425 new residential units in 2025, with 65% being townhomes and attached products.
How to Farm Pembroke Pines Using Demographic Data
Translating Pembroke Pines' rich demographic profile into farming success requires culturally informed, data-driven outreach. According to NAR, demographic farming generates 40% higher response rates than generic geographic farming in diverse communities.
Segment your farm by cultural community. According to the U.S. Census Bureau, Pembroke Pines' ethnic diversity requires culturally nuanced messaging. According to Florida REALTORS, agents who produce materials in Spanish, Creole, and Portuguese see 35% higher engagement rates in Pembroke Pines' multicultural neighborhoods.
Target income-appropriate housing segments. According to U.S. Census Bureau income data, match your marketing messages to the financial reality of each neighborhood. According to NAR, messaging about $600K homes to areas with $60K median incomes generates zero response, while investor-focused messaging to the same area produces leads.
Build age-segmented campaigns. According to the U.S. Census Bureau, Pembroke Pines' age distribution creates distinct selling triggers at each life stage. Configure US Tech Automations campaigns to deliver age-appropriate content: first-home education for under-35, school zone data for 35-50, downsizing resources for 55+.
Identify first-generation homebuyer opportunities. According to NAR, first-generation homebuyers represent 40% of Caribbean and Latin American buyer households in South Florida. According to Florida REALTORS, these buyers require more education and hand-holding but generate strong referral networks within their communities.
Map multigenerational housing demand. According to the U.S. Census Bureau, 12% of Pembroke Pines households are multigenerational. According to Redfin, target neighborhoods with high Caribbean and Latin American concentrations for multigenerational property matches, focusing on 4+ bedroom homes with separate entrances or in-law suites.
Leverage Memorial Healthcare employment data. According to the Bureau of Labor Statistics, Memorial Healthcare System employs approximately 14,000 workers across Pembroke Pines campuses. According to Florida REALTORS, healthcare workers are stable, well-compensated buyers who respond to proximity-based marketing. Build a hospital employee-focused farming campaign.
Create community event-based touchpoints. According to NAR, attending cultural community events generates 5-8 leads per event in diverse markets. According to Florida REALTORS, Pembroke Pines hosts numerous cultural festivals (Jamaican Independence, Colombian Independence, Brazilian Carnival celebrations) that provide farming opportunities.
Track school enrollment demographics. According to Broward County Public Schools, changes in school enrollment demographics signal neighborhood transition. According to Florida REALTORS, when a school's demographic mix shifts, it often indicates turnover in surrounding homes.
Build a referral network across cultural communities. According to NAR, referral rates in immigrant communities are 2-3 times higher than in established native-born neighborhoods. According to Florida REALTORS, one successful transaction in a Caribbean or Latin American community can generate 4-8 referrals within 18 months.
Measure response rates by demographic segment. According to NAR, not all demographic segments respond equally to the same marketing channels. US Tech Automations tracks campaign performance by segment, allowing agents to optimize spend toward the highest-converting cultural communities and age groups.
Platform Comparison for Demographic-Based Farming
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Multilingual Campaigns | Spanish, Creole, Portuguese | Limited Spanish | No | No | No |
| Demographic Segmentation | Census + behavioral | Basic | Basic | No | Basic |
| Cultural Community Targeting | Built-in profiles | No | No | No | No |
| Income-Based Campaign Filters | Yes | No | No | No | No |
| Age-Segmented Automation | Life-stage workflows | Basic | No | No | No |
| Multigenerational Property Match | Yes | No | No | No | No |
| Referral Tracking by Community | Yes | Basic | Basic | No | Basic |
| Starting Monthly Cost | $149 | $499 | $1,000+ | $295 | $69 (CRM only) |
According to NAR's technology survey, agents in diverse markets who use demographic-aware farming platforms close 2.8 more transactions annually than agents using standard CRM tools. According to Florida REALTORS, the technology advantage is strongest in markets like Pembroke Pines where cultural competency directly affects conversion rates.
Frequently Asked Questions
What is the population of Pembroke Pines FL?
According to U.S. Census Bureau estimates, Pembroke Pines has approximately 175,000 residents as of 2025, making it Broward County's second-largest city after Fort Lauderdale. According to the Census Bureau, the city has grown 4.8% since 2020, driven by both domestic migration from the Northeast and international immigration from the Caribbean and Latin America.
What is the median household income in Pembroke Pines?
According to U.S. Census Bureau American Community Survey data, the median household income in Pembroke Pines is $72,500, approximately 10% above the Broward County median of $65,800. According to the Census Bureau, income varies significantly by neighborhood, ranging from $52,000 in eastern sections to $115,000 in western master-planned communities like Pembroke Falls.
How diverse is Pembroke Pines FL?
According to the U.S. Census Bureau, Pembroke Pines is one of the most ethnically diverse cities in the United States, with a population that is approximately 45% Hispanic, 25% Black, 22% White non-Hispanic, and 8% Asian. According to the Census Bureau, 42% of residents are foreign-born, with significant communities from Jamaica, Colombia, Venezuela, Haiti, and Cuba.
What is the median home price in Pembroke Pines FL?
According to Southeast Florida MLS data, the median home price in Pembroke Pines reached $535,000 in Q4 2025. According to Zillow, single-family homes average $585,000 while condos and townhomes average $345,000. According to Redfin, year-over-year appreciation was 6.2%, consistent with the broader Broward County trend.
What are the biggest employers in Pembroke Pines?
According to the Bureau of Labor Statistics, Memorial Healthcare System is Pembroke Pines' largest employer with approximately 14,000 workers across its local campuses. According to the U.S. Census Bureau, other major employment sectors include retail (Pembroke Lakes Mall area), education (Broward County Public Schools), and professional services. According to Florida REALTORS, 68% of Pembroke Pines residents commute to jobs outside the city.
Is Pembroke Pines safe?
According to FBI Uniform Crime Report data, Pembroke Pines consistently ranks among the safest large cities in Florida with a violent crime rate 40% below the national average. According to the U.S. Census Bureau, the city's safety record is a primary draw for families relocating from higher-crime metro areas. According to Florida REALTORS, agents who cite safety statistics in their farming materials see 22% higher engagement from family buyers.
What schools serve Pembroke Pines?
According to Broward County Public Schools, Pembroke Pines is served by multiple schools including Pines Middle, Charles W. Flanagan High, and West Broward High. According to BCPS data, school ratings range from B to A depending on the specific attendance zone. According to Redfin, the school quality gradient from east to west in Pembroke Pines directly correlates with home price differentials.
How does Pembroke Pines compare to Miramar for home buying?
According to Southeast Florida MLS data, Pembroke Pines' $535,000 median is approximately 9% above Miramar's $490,000 median. According to the U.S. Census Bureau, both cities share similar demographic diversity, but Pembroke Pines offers slightly higher household incomes and newer housing stock in its western sections. According to Florida REALTORS, buyers frequently cross-shop between the two cities based on school zone preferences and price sensitivity.
Conclusion: Master Pembroke Pines Through Demographic Intelligence
Pembroke Pines' extraordinary diversity creates both complexity and opportunity for farming agents. According to Florida REALTORS, agents who invest in understanding the city's demographic fabric generate significantly higher returns than those who apply one-size-fits-all farming approaches.
US Tech Automations provides the demographic segmentation, multilingual campaign tools, and cultural community targeting that Pembroke Pines farming demands. From age-based life-stage workflows to income-segmented property matching, the platform transforms census data into closed transactions. Visit ustechautomations.com to build your demographic-driven Pembroke Pines farming strategy today.
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Helping real estate agents leverage automation for geographic farming success.
