Pembroke Pines is 20.0% aged 65 or older with an owner-occupancy rate of 69.6%, well ahead of Fort Lauderdale at 54.1%. The median owner-occupied home is worth $439,500. Those are healthy fundamentals for this product.
But the reason most people find this page is one community. Century Village Pembroke Pines holds roughly 7,700 condominium units built between 1970 and 1995, in buildings of two to four storeys, with association fees ranging from about $186 to $758 a month. If you live there, the height of your specific building decides which set of Florida inspection rules applies to you, and that is not a detail.
Pembroke Pines by the numbers
| Figure | Value | Source and period |
|---|---|---|
| Median value of owner-occupied homes | $439,500 | US Census QuickFacts, ACS 2020-2024 5-Year Estimates |
| Residents aged 65 or older | 20.0% | US Census QuickFacts, ACS 2020-2024 |
| Owner-occupancy rate | 69.6% | US Census QuickFacts. Fort Lauderdale is 54.1% |
| Population | 179,326 | US Census, 2024 estimate |
| Century Village Pembroke Pines | About 7,700 condos | Built 1970 to 1995, age restricted 55+, two to four storey buildings, fees about $186 to $758 per month |
| Hollybrook Golf and Tennis | About 1,902 homes | Built 1973 to 1988, age restricted |
| Broward condo and townhouse median sale price | $255,000 | MIAMI REALTORS, July 2026, down 3.8% year over year |
| Average premium with wind coverage, Broward | $6,136 per year | Florida Office of Insurance Regulation, July 2026, data as of 31 March 2026. Excluding wind, $3,008 |
| Broward countywide millage | 5.6690 mills | Broward County adopted FY2025-26 millage, plus municipal and school levies |
| FHA HECM maximum claim amount | $1,249,125 | HUD Mortgagee Letter 2025-22, for 2026 case numbers |
Community figures are as published by 55places and should be treated as indicative rather than association-certified. We could not verify a current city median sale price from a source we trust, so the Census value figure is what appears above. Nothing here is an offer of credit or a quote for your property.
Why the storey count decides your exposure
Florida's milestone inspection and structural integrity reserve study requirements apply to condominium and cooperative buildings of three habitable storeys or more. Century Village Pembroke Pines contains buildings of two, three and four storeys.
So within one community, at the same address, on the same street, some buildings sit inside the state regime and some sit outside it. A two-storey building is outside the milestone and reserve study requirements. A four-storey building next door is inside both, with the engineering costs and potential special assessments that follow.
Separately, Broward County recertification applies to every building over 3,500 square feet at 40 years from the certificate of occupancy, regardless of height. Given that Century Village construction ran from 1970 to 1995, a large share of it has already passed or is approaching that mark. The two regimes are additive: the state law says the milestone applies in addition to local requirements.
The fee range is doing a lot of work
Association fees at Century Village run from about $186 to $758 a month depending on the building and the unit. At the top of that range, dues alone are over $9,000 a year before taxes or insurance.
A HECM financial assessment examines whether you can keep property charges current, and dues at that level get proper scrutiny. Where the payment history is thin, a lender may require a set-aside from the loan proceeds to cover property charges. That reduces what you can draw, but it protects the loan and it protects you from a default you did not see coming.
The other communities here follow the same logic. Hollybrook Golf and Tennis runs to about 1,902 homes built 1973 to 1988, Park Place about 1,028 from 1970 to 1984, Colony Point about 742 from around 1980. All of them are old enough to be inside at least one inspection regime, and all of them carry monthly obligations that belong in the analysis.
Values, and the good news
Nothing in Pembroke Pines approaches the FHA ceiling of $1,249,125. The city median owner-occupied value is $439,500 and Century Village units average considerably less than that.
That means the federally insured HECM applies, which is the outcome you want. It carries FHA mortgage insurance and the non-recourse rule under which neither you nor your heirs ever owe more than the home is worth when the loan is repaid. In a market where condominium values fell 3.8% year over year across Broward, that protection has real value rather than theoretical value.
The binding constraint here is not the lending limit. It is FHA project approval and the ongoing carrying cost.
Counseling in Broward
Federal rule 24 CFR 206.41 requires counseling with a HUD-approved agency independent of your lender before any HECM. Housing Foundation of America is right here in Pembroke Pines at (954) 923-5001. Consolidated Credit Solutions in Fort Lauderdale at (800) 435-2261 counsels in English and Spanish, and Debt Management Credit Counseling in Fort Lauderdale is at (866) 724-3328.
Confirm through HUD's counselor search or by calling (800) 569-4287, since HUD's roster changes.
Questions we get from Pembroke Pines homeowners
How do I know if my Century Village building is affected by the milestone rules?
Count the habitable storeys. Florida's milestone inspection and reserve study requirements apply at three habitable storeys or more. Century Village Pembroke Pines has buildings of two, three and four storeys, so the answer varies within the same community. Your association and the city building department can both confirm which category your building falls in.
My fee is at the high end. Does that stop me borrowing?
It does not stop you, but it shapes the outcome. Fees at Century Village run from about $186 to $758 a month, and a HECM financial assessment considers whether you can keep dues, taxes and insurance current for the long term. Where the history is thin, a lender may set aside part of the loan to cover property charges, which reduces what you can draw.
Does Broward recertification apply to a two storey building?
Yes, if it is over 3,500 square feet. Broward County recertification is height-neutral, triggered at 40 years from the certificate of occupancy then every ten years, and applies to every building over that size. That is different from the state milestone rule, which only reaches buildings of three habitable storeys or more.
Is Century Village FHA approved?
That is checked project by project rather than for the community as a whole, and status changes over time. Look your building up at HUD's condominium search. Expired is common and simply means an approval lapsed. Where a project is not approved, the routes are full approval, Single-Unit Approval within FHA's caps, or a proprietary loan.
Are values here anywhere near the FHA limit?
No. The city median owner-occupied value is $439,500 against an FHA ceiling of $1,249,125, and Century Village units average well below that. The federally insured programme applies, which is the better product because of the FHA insurance and the non-recourse protection.
Talk to someone who works Pembroke Pines
Tell us the village and the building and we will check both the FHA status and the inspection position. Free, no obligation, and if a reverse mortgage is not the right answer for you we will say so. Hablamos Español.
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Sunshine State Home Loans, LLC. NMLS ID 1901827, Florida license MBR3278. We are not affiliated with, and are not acting on behalf of, HUD, FHA or any government agency. Proprietary and jumbo reverse mortgages are not FHA insured. Reverse mortgage proceeds are loan proceeds rather than income; consult a tax advisor about your situation. Borrowers remain responsible for property taxes, homeowners and flood insurance, association dues and property maintenance, and the loan may become due if those obligations are not met. This is not a commitment to lend.