Deep Dive Relocation Report: Pembroke Pines, FL (2026)

Pembroke Pines: The Data Profile (2026)

Pembroke Pines represents a specific statistical outlier in the South Florida metropolitan sprawl. With a population of 171,105, it operates as a "smaller city" within the larger Miami-Fort Lauderdale-Pompano Beach MSA. The critical economic differentiator here is income elasticity: the median household income sits at $86,135, which is 15.5% higher than the US median of $74,580. This income premium, however, is immediately challenged by a housing market that commands a premium of +18.5%.

The demographic profile is distinct. The rate of college-educated residents is 40.9%, significantly outpacing the national average of 33.1%. This suggests a workforce skewed toward white-collar, remote-capable, or specialized healthcare/tech roles rather than service industry labor. The statistical target demographic is the "Value-Conscious Affluent"—households earning between $85,000 and $120,000 who are priced out of coastal Broward County but require proximity to urban economic hubs.

Cost of Living Analysis

The cost of living index for Pembroke Pines is a study in contrast. While the aggregate score hovers near the national average, specific verticals reveal the financial pressure points. The most significant advantage is energy costs, with electricity averaging 14.14 cents/kWh, well below the US average of 16.0 cents. Conversely, dining out carries a +5.5% premium (Index 105.5), and healthcare is +2.6% above the norm.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
A single earner making the median income ($86,135 / $7,178 monthly gross) retains approximately $5,383 after federal/state taxes. After deducting the estimated single-person monthly spend of $2,919, the disposable surplus is roughly $2,464. This liquidity is attractive compared to Tier 1 cities, but the housing index of 118.5 consumes a disproportionate 35% of net income for the median earner, suggesting that while the city is affordable relative to income, it is not a "low-cost" haven.

Housing Market Deep Dive

The housing market is the primary friction point. The median home price is 18.5% higher than the national baseline. The rent-to-income ratio is critical; a two-bedroom unit at $2,333 requires 29% of the median household's gross monthly income, hovering near the affordability ceiling. For remote workers, the housing premium must be offset by the lack of a daily commute.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Analysis:
Given the +18.5% premium on home purchases, renting remains a viable short-to-medium-term strategy. However, with rent increases outpacing the national average by over 12% for 1BR units, locking in a fixed mortgage rate (if obtainable below 6.5%) is the only hedge against the region's aggressive property appreciation. The "Rent vs. Buy" break-even horizon in this market is estimated at 7 years, assuming standard appreciation rates.

Economic & Job Market Outlook

Pembroke Pines is post-remote. The 4.2% unemployment rate is marginally higher than the 4.0% national average, a statistical anomaly that suggests a labor force participation rate exceeding available local openings. The local economy is heavily service-oriented (retail, medical), but the 40.9% college-educated demographic indicates a massive shift toward remote work.

Commute & RTO Impact:
For those required to commute to Fort Lauderdale or Miami, the data is stark. Average commute times from Pembroke Pines range from 45 to 75 minutes during peak hours. The cost of fuel and tolls (transportation index 101.4) makes a 3-day in-office hybrid schedule approximately $350/month more expensive than fully remote. The "Office Proximity" value is high for the western Broward corridor, but low for Miami-Dade.

Quality of Life Audit

Health metrics in Pembroke Pines show a "high-functioning but stressed" population. The Health Score of 82.1/100 is strong, driven by a low smoking rate of 9.7% (vs. 14.0% US). However, the diabetes rate of 13.4% is a critical red flag, sitting 2.5% higher than the national average, likely correlating with the high heat index and dietary habits.

Table 3: Quality of Life Metrics

Safety Analysis:
Pembroke Pines is statistically safer than the average American city. Violent crime stands at 189 incidents per 100k people, significantly lower than the US average of 380. Property crime is 1234 per 100k, compared to the national 2,000. This creates a "Safety Premium" value for families.

Air Quality & Schools:
The AQI of 47 and PM2.5 of 6.1 µg/m³ are excellent metrics, rare for a dense South Florida suburb. The school system is rated "B+" by standard metrics, supported by the high college education rate of the parent demographic.

Weather Summary:
Current conditions show a high of 81°F and a low of 69°F with "Mostly Clear" skies. The tropical climate allows for year-round outdoor activity but necessitates high cooling costs in summer (offset by the 14.14 cents/kWh electricity rate).

The Verdict

Pros:

• Income Premium: Median income ($86,135) outpaces the US average by 15.5%.
• Safety: Violent crime is 50% lower than the national average.
• Air Quality: AQI of 47 is superior to most urban centers.
• Energy Costs: Electricity is 11.6% cheaper than the US average.

Cons:

• Housing Inflation: Buying costs are +18.5% higher than the US average.
• Health Risk: Diabetes prevalence (13.4%) is alarmingly high.
• Commute Friction: High transportation costs if remote work is not fully secured.

Recommendation:
Pembroke Pines is a High-Value Relocation Target for Remote Workers. The data supports a move only if the household retains a remote income source. The income-to-housing ratio is favorable for remote earners, leveraging the $86,135 median income against a localized housing market that is expensive but not prohibitive. It is not recommended for those requiring daily commutes to Miami or Fort Lauderdale due to the time and cost friction.

FAQs (2026 Data)

1. What salary is needed to live comfortably in Pembroke Pines?
To live comfortably (housing at 30% of income, savings, and discretionary spending), a single person requires a gross income of approximately $75,000. A family of four requires $115,000 to maintain the same standard of living, largely due to the +18.5% housing premium.

2. How does the value proposition compare to Fort Lauderdale?
Pembroke Pines offers a ~15% discount on housing compared to coastal Fort Lauderdale, while providing a +10% income premium. However, you trade beach proximity for a 45-75 minute commute if office attendance is required.

3. Are the safety statistics reliable?
Yes. With violent crime at 189/100k and property crime at 1234/100k, the city is statistically safer than 75% of US cities its size. This is a primary driver of the housing premium.

4. Is the "Diabetes Rate" a major concern?
The 13.4% rate is a data point to monitor. It is 24% higher than the national average. While the general Health Score is 82.1, this specific metric suggests a need for proactive lifestyle management regarding diet and exercise in the local climate.