Community · Pembroke Pines, FL
Westview Sec 2 Part Pembroke Pines, FL Homes For Sale & Real Estate
Westview Sec 2 Part, Pembroke Pines, FL, is a community in Broward County with 1 home for sale right now. Construction dates to 1977 through 1980.
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Market Overview
Westview Sec 2 Part real estate market
There are 1 active listings for sale in Westview Sec 2 Part right now. The median list price is $620,000, or about $252 per square foot. Listings span $620,000 to $620,000, so there is inventory across most budgets. Homes are averaging 49 days on market. These figures update from the MLS as the market moves.
Westview Sec 2 Part Market Stats
MLS data updated September 27, 2026- Active Listings
- 1
- Median List Price
- $620,000
- Median $/Sq Ft
- $252
- Avg Days on Market
- 49
- Price Range
- $620,000 to $620,000
Frequently Asked Questions
- How many homes are for sale in Westview Sec 2 Part?
- There are 1 active listings for sale in Westview Sec 2 Part right now, and these counts update from the MLS as homes come on the market and go under contract. Prices sit in a narrow band here, so homes in Westview Sec 2 Part tend to compete directly with each other. Ask us to set up a search alert and you will see new Westview Sec 2 Part listings the day they reach the market.
- What is the median home price in Westview Sec 2 Part?
- The median list price in Westview Sec 2 Part is $620,000, or roughly $252 per square foot. The median is the midpoint of what is currently listed, so about half of Westview Sec 2 Part homes ask more and half ask less, within a broader range of $620,000 to $620,000. Treat it as a gauge of the Westview Sec 2 Part market rather than a valuation for any one home, since price turns on size, condition and location. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Westview Sec 2 Part cover?
- Homes for sale in Westview Sec 2 Part currently range from about $620,000 at the entry level to $620,000 at the top of the market. That spread reflects lot size, square footage, and finish level across the single-family homes here, with the median list price around $620,000. The spread is tight, which usually points to a consistent housing stock rather than a mix of sizes and eras. Tell us your budget and must-haves and we will send the Westview Sec 2 Part listings that actually fit.
- How long do homes take to sell in Westview Sec 2 Part?
- Homes in Westview Sec 2 Part are averaging 49 days on market, measured from the day a listing goes live to the day it goes under contract. That is a brisk pace, close to what a balanced South Florida market looks like, so a sharply priced home rarely lingers. Days on market in Westview Sec 2 Part also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
- Are there lakefront homes in Westview Sec 2 Part?
- Yes. Many Westview Sec 2 Part homes back onto community lakes, and lake-view lots are common in current listings. The water here is inland lake frontage rather than Intracoastal or ocean access, so do not expect navigable water or boat dockage.
About Westview Sec 2 Part
Westview Sec 2 Part, Pembroke Pines, FL, is a community in Broward County with 1 home for sale right now. Construction dates to 1977 through 1980. Listings update from the MLS nightly.
Homes & Architecture
Homes for sale in Westview Sec 2 Part
Homes for sale in Westview Sec 2 Part offer 4 bedrooms and 2 baths. Living areas are around 2,460 square feet. The mix here includes single family homes.
Schools
Schools near Westview Sec 2 Part
Homes for sale in Westview Sec 2 Part are typically zoned for the Pembroke Pines public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Broward County school district before you buy.
- Elementary School
- Pines Lakes
- Middle School
- Pines
- High School
- Charles W. Flanagan
Recent Sales
Recently sold homes in Westview Sec 2 Part
These are the last 2 recorded closings in Westview Sec 2 Part, with the price each home actually sold for rather than what it was listed at. They closed at a median of $445 per square foot. The most recent closed on September 10, 2026. Closed sales are what an appraiser and a buyer's agent will look at, so they are the starting point for pricing a home here.
Sold$689,000
Sold · September 10, 2026
400 NW 98TH Avenue
4 bed · 3 bath · 1,964 sqft · $351/sqft
$9,900 under the asking price
Sold$570,000
Sold · June 29, 2026
9860 NW 3rd Street
3 bed · 2 bath · 1,282 sqft · $445/sqft
$5,000 under the asking price
See every recorded sale in Westview Sec 2 Part or find out what your Westview Sec 2 Part home is worth.
Market & Value
Westview Sec 2 Part market and home values
Values in Westview Sec 2 Part track the community's own sales more closely than any broad regional number. The median list price in Westview Sec 2 Part is around $620,000, or roughly $252 per square foot. That sits about 57% above the Broward County median, which shows where Westview Sec 2 Part lands in the local market. Homes here have recently taken about 49 days to go under contract, a useful gauge of how quickly the Westview Sec 2 Part market is moving. For pricing an offer or a listing, comparable sales within Westview Sec 2 Part carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in Westview Sec 2 Part so you work from real numbers, not an estimate.
How It Compares
Westview Sec 2 Part compared to nearby Pembroke Pines communities
Westview Sec 2 Part carries the highest median of the 7 Pembroke Pines communities compared here. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Westview Sec 2 Part this page | 1 | $620,000 | $252 | 49 |
| Century Village | 61 | $189,900 | $189 | 126 |
| Kingsley At Century Villa | 26 | $176,500 | $181 | 125 |
| Park Place | 55 | $166,500 | $158 | 204 |
| Colony Point | 29 | $165,000 | $185 | 132 |
| Hollybrook Golf And | 91 | $155,000 | $153 | 188 |
| New Hampton At Century | 40 | $142,500 | $163 | 151 |
Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.
Who It Suits
Is Westview Sec 2 Part right for you?
A quick read on who fits Westview Sec 2 Part saves time before you visit. Westview Sec 2 Part suits a range of buyers, from first-time owners to move-up families, who want a home in Pembroke Pines with the everyday conveniences of the area close by. A lake view is a common ask here, since many Westview Sec 2 Part lots back onto water without the flood exposure of a coastal address. On price, Westview Sec 2 Part lands in the middle of the market, a common fit for move-up buyers and full-time residents. Whether Westview Sec 2 Part is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in Westview Sec 2 Part
Many homesites in Westview Sec 2 Part back onto community lakes, so lake views and water frontage are common here even though the community sits inland.
Location
Westview Sec 2 Part location
Westview Sec 2 Part is located in Pembroke Pines, part of Broward County, Florida. Residents are close to the shopping, dining, schools, and parks of the Pembroke Pines area, with the wider job centers, beaches, and airports of the region within driving distance.
Buying in Westview Sec 2 Part
Buying a home in Westview Sec 2 Part
Buying in Westview Sec 2 Part follows the same path as the rest of Broward County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Property taxes factor into the monthly payment: the median annual property tax in Broward County is about $3,610. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Pembroke Pines means you see new listings in Westview Sec 2 Part the day they reach the market.
Selling in Westview Sec 2 Part
Selling a home in Westview Sec 2 Part
A successful sale in Westview Sec 2 Part comes down to pricing, presentation, and marketing. List prices in Westview Sec 2 Part currently center around $620,000, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for Westview Sec 2 Part owners in Pembroke Pines, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Westview Sec 2 Part home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in Westview Sec 2 Part.
Listing agents and seller representation in Westview Sec 2 Part
Thinking about selling in Westview Sec 2 Part? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in Westview Sec 2 Part sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 49 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving Westview Sec 2 Part. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: listing agents in Pembroke Pines · questions to ask a listing agent · selling a house with open permits
Realtors and real estate agents serving Westview Sec 2 Part
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in Westview Sec 2 Part is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: how an HOA affects your home value · how a special assessment affects your sale · what it costs to sell a house here
Buyer's agents in Westview Sec 2 Part
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in Westview Sec 2 Part, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Broward County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · when a sale falls through · how long it takes to sell a house
Buying Instead?
Search Westview Sec 2 Part with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in Westview Sec 2 Part?
Ask any listing agent you interview two questions. Which homes have they closed near Westview Sec 2 Part, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $620,000 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Broward County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in Westview Sec 2 Part?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in Westview Sec 2 Part, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in Westview Sec 2 Part?
You are not legally required to use one, but most buyers in Westview Sec 2 Part do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Broward County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up Westview Sec 2 Part property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Broward County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
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