How to Wholesale Real Estate in Pembroke Pines, FL
Pembroke Pines is a large southwest Broward suburb where 1960s–70s block homes in the east give way to 1990s and 2000s gated communities in the west. Deals are fewer and pricier than in older cities, so wholesalers focus on estates, dated homes and association-heavy properties.
The short answer
Is wholesaling legal in Pembroke Pines?
Pembroke Pines follows Florida law. Legal without a license when you assign your own contract, but marketing the property itself is a felony-level risk.
Read the Florida wholesaling guide for the full rules.
Pembroke Pines at a glance
| Primary county | Broward County |
|---|---|
| Typical home value | About $500,000 median sale price (Redfin, Jun 2026) |
| Housing stock | 1960s–70s concrete block homes in the eastern neighborhoods, large 55+ and garden condo communities, and 1990s–2000s single-family homes and townhomes in HOA communities to the west |
| Where to search deeds | Broward County Records, Taxes and Treasury Division, Official Records search |
| Probate court | Broward County Circuit Court, 17th Judicial Circuit; estates filed with the Clerk’s Probate & Guardianship division |
| Who handles closings | Title companies or real estate attorneys (both close deals in Florida) |
The market
Why investors wholesale in Pembroke Pines
Pembroke Pines has a large, aging owner base and many homes bought decades ago that were never updated. Those properties, together with condos in older 55+ communities, produce estate and downsizing sales. Buyer demand is deep because the city sits between Miami and Fort Lauderdale, so flippers can resell updated homes to commuting families while landlords find steady tenants.
East Pembroke Pines
1960s–70s block homes on small lots where flippers replace roofs, windows and kitchens.
55+ condo communities
Older garden-style condos that often come to market through estates; buyers must check age and leasing rules.
Central Pembroke Pines
1980s homes and townhomes at mid-range prices that suit rental buyers.
West Pembroke Pines
1990s–2000s homes in HOA communities where the deals are usually cosmetic and the margins thin.
Deal flow
Finding motivated sellers in Pembroke Pines
- Estate cases. Broward probate cases are filed with the Clerk’s Probate & Guardianship division in the 17th Judicial Circuit and searchable online. Estates of original owners are a prime Pembroke Pines source.
- Vacant property registrations. The city’s Code Compliance Unit runs an abandoned and vacant property registration. Vacant homes on that list can be traced to owners or lenders.
- Code violations. The Code Compliance Unit posts active violations in an online portal. Repeat violations on one house often mean an owner who has moved away.
- Foreclosure cases. Broward foreclosure sales run at broward.realforeclose.com; the Clerk’s Circuit Civil division lists the process. Contact owners before their sale date.
- Tax deed auctions. Broward’s Records, Taxes and Treasury Division sells tax deeds at broward.realtaxdeed.com, with notices posted in advance.
Your exit
Finding cash buyers in Pembroke Pines
Use the Broward Official Records site to search deeds by consideration amount and document type, then filter for LLC buyers in Pembroke Pines ZIP codes. Repeat buyers are usually flippers working the east side, landlords who want townhomes, and investors who know how to navigate HOA approval. Ask each buyer which communities they avoid, because application rules and leasing limits vary a lot between associations.
Pembroke Pines tip
Get HOA and city lien answers early
Most western Pembroke Pines homes sit in associations, and some older condos have age or leasing limits. Order estoppel information from the association and check the city’s lien database through Pines Web Services before you market the contract.
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FAQ
Wholesaling in Pembroke Pines: common questions
Is wholesaling legal in Pembroke Pines?
Yes. Pembroke Pines has no wholesaling ordinance, so Florida law controls: you may assign your own contract without a license, but marketing the property on the owner’s behalf is unlicensed brokerage, a third-degree felony. See our Florida wholesaling guide.
Do I need to live in Pembroke Pines to wholesale there?
No. Broward records, probate searches and auction sites are all online. A local agent or helper can confirm condition and association rules for you.
How much do houses cost in Pembroke Pines?
Redfin put the median sale price near $500,000 as of June 2026. Condos in older communities sell far below that, and newer western homes sell above it.
Do HOAs matter for Pembroke Pines deals?
Yes. Many homes and condos are in associations with approval, leasing or age rules. Confirm them before you assign, because they limit who can buy.
More markets
Other city guides near Pembroke Pines
Compare other markets nearby, or read the full Florida wholesaling guide.
Wholesaling guides for Pembroke Pines investors
Your next step
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