Hollywood vs Pembroke Pines: Where to Buy

Prices by type and size

The comparison depends on what you want to buy:

• Single-family: $510,695 in Hollywood and $590,377 in Pembroke Pines, about $80,000 apart
• Condo: $249,577 in Hollywood and $187,128 in Pembroke Pines, with Hollywood about $62,000 higher
• Two-bedroom: $368,872 against $234,109
• Three-bedroom: $532,706 against $546,375
• Four-bedroom: $705,549 against $719,570
• Five-bedroom and larger: $1,305,497 against $922,127

Three- and four-bedroom homes cost almost the same in both cities, within about $14,000. The real differences are at the ends. Small homes and condos are much cheaper in Pembroke Pines, and the largest homes are much more expensive in Hollywood, where waterfront and beach-area houses lift the top of the market.

Price trends over one and five years

Pembroke Pines gained a little more over five years, 27.6% against Hollywood's 25.0%. Both are down 1.5% over the past year. Condos fell harder in Pembroke Pines, down 6.4%, than in Hollywood, down 4.0%. Single-family homes were down 0.6% in Pembroke Pines and 1.1% in Hollywood.

The lower and upper thirds are close. In Hollywood the lower third starts under about $238,358 and the upper third near $684,603. In Pembroke Pines those marks are about $224,888 and $702,582. For most budgets, the two markets offer similar price points with very different housing behind them.

Old coastal stock against newer suburbs

Census data shows the biggest difference between the two cities is age:

• Median year built: 1969 in Hollywood, 1992 in Pembroke Pines
• Single-family detached: 43.5% against 46.0%
• Units in buildings of 10 or more: 37.8% against 29.7%
• Seasonal homes: 9.5% against 1.0%

Much of Pembroke Pines was built in the 1980s, 1990s and 2000s as planned communities with HOAs. Hollywood is an older coastal city with 1950s to 1970s houses inland and condo towers by the beach. The age gap matters for insurance: a 1990s or 2000s house built after Florida's stronger building codes usually costs less to insure than a 1960s house, and older roofs and systems trigger 4-point inspections.

Who lives in each city

Hollywood has about 155,082 residents and a median age of 40.9, with 18.4% aged 65 or older. Pembroke Pines has about 173,194 residents, a median age of 44.3 and 20.0% aged 65 or older. Pembroke Pines' seasonal share is only 1.0%, against 9.5% in Hollywood, so its neighborhoods are almost entirely year-round. Pembroke Pines also has a number of age-restricted and retiree-oriented communities, which helps explain its slightly older age profile.

Location, beach and commuting

Hollywood is on the coast, with the beach and the Broadwalk, downtown Hollywood, I-95, US-1 and quick access to Fort Lauderdale-Hollywood International Airport. Pembroke Pines is in southwest Broward, along I-75 and Florida's Turnpike, with Pines Boulevard as its main corridor and the Everglades on its western edge. The beach is a longer drive from Pembroke Pines, and commuters to Miami often use the Turnpike or I-75 instead of I-95.

Both cities have major hospitals in the Memorial system, including Memorial Regional Hospital in Hollywood and Memorial Hospital West in Pembroke Pines.

HOAs, flood and insurance

Many Pembroke Pines homes are in HOA communities, so add monthly or quarterly HOA dues to your budget and read the rules before buying. Some newer areas also have CDD assessments on the tax bill. Hollywood's older neighborhoods often have no mandatory HOA, which means fewer rules and no shared upkeep of roads or common areas.

Flood risk exists in both. In Hollywood, low ground east of US-1 and near the Intracoastal is the main concern. In Pembroke Pines, risk comes from rain and drainage in low areas rather than storm surge. In both, check the FEMA zone and elevation certificate for the exact address and get insurance quotes during the inspection period.

What a typical budget buys in each

At around $500,000, the two cities offer different homes for similar money. In Hollywood, that budget sits near the typical single-family value and buys a 1950s to 1970s three-bedroom house in an inland neighborhood, often without an HOA, with a roof and systems that may need work. In Pembroke Pines, the same money sits below the typical house value of $590,377 and is more likely to buy a smaller three-bedroom or a townhome in a 1990s community with HOA dues, newer construction and lower insurance.

Under $250,000, both markets are mostly condos. Pembroke Pines has many inland condo complexes, some age-restricted, at prices below Hollywood's. Hollywood's condos at that price are often in older buildings, some near the beach. In both, the condo association's finances matter more than the unit's finishes.

Who each city fits

Hollywood fits buyers who want to be near the beach, prefer an established neighborhood without an HOA, want a condo at a moderate price, or want a waterfront home. Expect older houses and more inspection work.

Pembroke Pines fits buyers who want a newer house in a planned community, lower insurance on newer construction, quick access to I-75 and the Turnpike, or a low-priced condo in an inland complex. Expect HOA dues and a longer drive to the beach.

Taxes work the same in both: no state income tax, an assessment reset after purchase, and homestead of up to $51,411 off assessed value in 2026 for a permanent residence. If you are torn between the two, the shortlist can put matching homes from both cities side by side.