MLS-supplied photographs · 54 selected
$649,000
4 beds · 2 baths · 1,624 sq ft
0.15 acre lot · MLS reported
1411 NW 89th Avenue, Pembroke Pines, FL 33024
BOULEVARD HEIGHTS SEC 9 · Pembroke Pines
Active
Why RET noticed it
RET View
This home asks $54,100 more than the lowest-priced similar home currently for sale. This home is $649,000 for 1624 sq ft; MLS A12052165 is 1620 sq ft and 0.75 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The asking price per square foot is 18.23% above the middle of similar sales, before allowing for condition differences. Check what justifies paying more.
Compare with another property ↗
What could change our view
Compare the $649,000 asking price with the $594,900 alternative. A verified improvement in condition, layout or annual costs that justifies the difference could change our view.
Property details are based on listing/provider information and should be confirmed during normal buyer due diligence.
Source checked 2026-10-27T06:22:05ZHow RET evaluates properties
The listing facts come from the MLS; RET has not inspected the home. RET compares similar home types, sizes and waterfront settings. Check condition, measurements and any seller credits directly. Asking prices show what sellers want; completed sales show what buyers paid. RET Select also requires a clear reason to choose the home and a current review of its risks. This is not an appraisal or an offer recommendation.
Read the selection standard ↗How It Compares
This home asks about 18.23% more per square foot than the middle price of the similar recent sales. Its asking price is $400 per square foot, compared with $338 across 6 reviewed listing-reported sales from 2025-11-01 to 2026-08-25. Price per square foot divides the price by indoor living area; it helps compare homes of different sizes.
Comparison confidence: Moderate. Some homes differ in neighborhood, age, size or sale date. Condition, renovation and seller credits have not been priced into the difference. This is not an appraisal.
| MLS reference | Sale / date | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| A11899328VERIFIEDBOULEVARD HEIGHTS SEC 9 | $560,0002025-11-20 | $334 | 1,676 sq.ft. / 0.15 acres | No | 3 days / 0.06 mi | Same house type, same waterfront category; 0.06 miles away; indoor area differs 3.2%; built 1974. Same listed subdivision.Year built 1974; Existing homeSold for less by $89,000; larger by 52 sq.ft. |
| A11828709VERIFIEDBOULEVARD HEIGHTS SEC 9 | $625,0002025-11-01 | $370 | 1,689 sq.ft. / 0.15 acres | No | 93 days / 0.12 mi | Same house type, same waterfront category; 0.12 miles away; indoor area differs 4.0%; built 1973. Same listed subdivision.Year built 1973; Existing homeSold for less by $24,000; larger by 65 sq.ft. |
| A11934157VERIFIEDBOULEVARD HEIGHTS SEC 9 | $495,0002026-07-02 | $357 | 1,388 sq.ft. / 0.14 acres | No | 177 days / 0.51 mi | Same house type, same waterfront category; 0.51 miles away; indoor area differs 14.5%; built 1970. Same listed subdivision.Year built 1970; condition not verifiedSold for less by $154,000; smaller by 236 sq.ft. |
| B26032432VERIFIEDBOULEVARD HEIGHTS SEC NINE | $550,0002026-07-13 | $340 | 1,616 sq.ft. / 0.14 acres | No | 28 days / 0.27 mi | Same house type, same waterfront category; 0.27 miles away; indoor area differs 0.5%; built 1970. Different subdivision: check whether the locations are comparable.Year built 1970; Updated/RemodeledSold for less by $99,000; smaller by 8 sq.ft. |
| A12061292VERIFIEDPASADENA LAKES WEST | $520,0002026-08-25 | $330 | 1,578 sq.ft. / 0.17 acres | No | 1 days / 0.43 mi | Same house type, same waterfront category; 0.43 miles away; indoor area differs 2.8%; built 1971. Different subdivision: check whether the locations are comparable.Year built 1971; Existing homeSold for less by $129,000; smaller by 46 sq.ft. |
| B26036887VERIFIEDBOULEVARD HEIGHTS SEC NINE | $530,0002026-08-03 | $336 | 1,579 sq.ft. / 0.14 acres | No | 4 days / 0.39 mi | Same house type, same waterfront category; 0.39 miles away; indoor area differs 2.8%; built 1968. Different subdivision: check whether the locations are comparable.Year built 1968; Existing homeSold for less by $119,000; smaller by 45 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26088957BOULEVARD HEIGHTS SEC 9 | $649,000 | $361 | 1,800 sq.ft. / 0.15 acres | No | 12 days / 0.1 mi | Same house type, same waterfront category; 0.10 miles away; indoor area differs 10.8%; built 1969. Same listed subdivision.Year built 1969; Existing homeAsks more by $0; larger by 176 sq.ft. |
| A12052165PASADENA LAKES | $594,900 | $367 | 1,620 sq.ft. / 0.17 acres | No | 108 days / 0.75 mi | Same house type, same waterfront category; 0.75 miles away; indoor area differs 0.2%; built 1968. Different subdivision: check whether the locations are comparable.Year built 1968; condition not verifiedAsks less by $54,100; smaller by 4 sq.ft. |
| A12076351PASADENA LAKES | $615,000 | $380 | 1,618 sq.ft. / 0.18 acres | No | 64 days / 0.9 mi | Same house type, same waterfront category; 0.90 miles away; indoor area differs 0.4%; built 1969. Different subdivision: check whether the locations are comparable.Year built 1969; condition not verifiedAsks less by $34,000; smaller by 6 sq.ft. |
| A12112253PASADENA LAKES SOUTH | $638,500 | $386 | 1,655 sq.ft. / 0.17 acres | No | 4 days / 0.83 mi | Same house type, same waterfront category; 0.83 miles away; indoor area differs 1.9%; built 1973. Different subdivision: check whether the locations are comparable.Year built 1973; Existing homeAsks less by $10,500; larger by 31 sq.ft. |
| A12068548RAINBOW LAKES | $645,000 | $377 | 1,709 sq.ft. / 0.19 acres | No | 70 days / 0.52 mi | Same house type, same waterfront category; 0.52 miles away; indoor area differs 5.2%; built 1977. Different subdivision: check whether the locations are comparable.Year built 1977; Existing homeAsks less by $4,000; larger by 85 sq.ft. |
What would justify choosing this home?
Of the 5 similar homes currently for sale, 4 have a lower asking price. Check what this home offers that the cheaper choices do not: condition, layout or lower ongoing costs. Compare the 1624 sq ft layout and 0.15-acre lot directly before choosing it.
What Changed
- Original asking price: $699,000. Current asking price: $649,000. Total price cut from the original ask: 7.15%.
- Time on market: 169 days on this listing; 169 days in the recorded cumulative history.
- Individual price cuts recorded in the available history: 0. The history may be incomplete, so there may have been other changes.
- The lower asking price reduces the purchase cost. It does not prove seller motivation or a discount to market value.
- Back-on-market, pending and relisting events: Requires verification.
Worth Knowing
- The 1624 sq.ft. living area is attributed to Public Records. Confirm the measurement and whether the space is legally permitted.
- This listing has been on the market for 169 days (169 days across its recorded history). Ask about showing feedback and any failed contracts; the listing data does not explain why it remains available.
- The asking price per square foot is 18.23% above the middle price of the similar sales, before allowing for condition differences. Check what features or improvements justify paying more.
- MLS construction year 1970. Check renovation permits, roof age and maintenance records.
- Get an insurance quote and flood-risk check for MLS B26027061: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $2,516. Your tax after purchase may differ from this past bill.
- Listed association fee: Not verified Not verified.
- Additional association fee: Requires verification.
- The MLS says the fee covers: .
- Confirm club charges, extra assessments, insurance and other ongoing costs. An assessment is an extra charge to owners, often for shared building work.
The Local Comparison
Among similar homes in this comparison, 7 sold in the last 180 days and 37 are currently for sale. The middle sale took 28 days on market and sold for $344 per square foot.
Which homes are included?
Matching rules: same city/subtype, 3-mile radius, living area ±25%, matching waterfront, age ±20 years, lot 0.5–2x, bedrooms ±1. Source cycle: 2026-10-26T16:17:11Z. Only permitted, complete records that match these rules are included. This is a sample, not every home in the neighborhood or a prediction of how fast this one will sell.
Why Some Homes Are Not Compared
Why other records were excluded
- Living area differs by over 25%: 664 records
- Lot size outside 0.5–2 times subject or unknown: 34 records
- Age difference over 20 years or unknown: 24 records
- Active Internet/delayed permission failed: 3 records
- Distance unavailable or over 3 miles: 191 records
- Waterfront mismatch or unknown: 133 records
- Missing positive living area: 12 records
- Bedroom mismatch or unknown: 14 records
- Incomplete core comp facts: 109 records
- Nonstandard sale conditions require manual verification: 1 records
Showing the last validated intelligence. A refresh is overdue; source verification dates remain unchanged.
RET Intelligence
Analysis by Real Estate Today
What Changed?
- 2026-10-27 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
Sources and verification
- Licensed BeachesMLS evidence · verified 2026-10-27
Check current written terms for the residence before deciding. These comparisons do not predict an investment return.
RET Data & Verification StandardsPut this property in context
See the property. Understand the decision.
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