Unlike its name would suggest, Westview, with its abundance of green spaces and ranch-style homes, lies on the east side of Pembroke Pines. This community's streets are quiet, brought alive by ample flora, such as the cypress, oak and palm trees that wave to residents in the balmy South Florida breeze.
"The diversity of housing also is a draw," says Floyd Salkey, a local Realtor with Sky Louis Realty Inc. "Potential and current Westview residents have multiple housing styles to choose from — whether based on the household number, employment needs, or low-maintenance living." Westview offers options for both multi- and single-family properties. Low-rise condominium buildings and town houses can be found on the fringes of the community, along main roads like Pines Boulevard, Sheridan Street and North University Drive. Single-family properties comprise the bulk of the neighborhood, most of them HOA-free. Predominantly built between 1976 and 1984, these houses have a lot of charm and character that's stuck around even after renovations spread throughout the area. Various architectural designs adorn each street, from the barrel roof tiles and arches of Spanish eclectic styles to the vinyl sidings and simple aesthetic of Minimal Traditional styles, there's a little something for everyone. Floorplans range between 1,108 square feet to 3,680 square feet; market prices range between $330,000 to $1.1 million.
Westview is in a city where there's always some family fun going on. New homebuyers like living in Pembroke Pines and taking advantage of the dozens of meticulously planned events held throughout the year, says Francie Novo, the special events coordinator for the city of Pembroke Pines. Every December, the city trucks in 75 tons of snow for the often-sold-out annual Snowfest, where residents nosh on food truck fare, frolic in the snow with neighbors and listen to holiday music. And attendance at events like the city’s annual birthday celebration, 9/11 remembrances, back-to-school programs, concerts, Taste of Pines, Miss Pembroke Pines pageant and the annual Easter egg hunt can draw between 3,400 and 7,000 residents of all Pembroke Pines neighborhoods, Novo says.
Residents also are attracted to the outdoor activities found in the city parks. A couple of them are right in Westview. Along the neighborhood's west side, there's a hub for folks and their four-legged friends: Craig Rupp K-9 Park. Due north, there's Rainbow Park with picnic-perfect lawns and tennis courts.
There are a few restaurants in the neighborhood, giving folks plenty of options for dining out. However, for your first foray into local flavor, you've just got to try We Shuckin’ Southern Eatery. This 60s- and 70s-themed restaurant draws Floridians from all over to sample soulfully prepared southern cuisine, such as the seven-cheese mac n’ cheese, which honors the dish’s creator, chef James Hemings. We Shuckin’ Southern Eatery is an experience. The menu travels through geographic regions and offers different types of food like gumbo, conch, oxtail stew and soul food. As for good ole home cooking, residents can restock their pantry at the neighborhood Publix.
As for schools, students living on the north side can embark on their K-12 journey at Pasadena Lakes Elementary School, rated with a B-minus on Niche, while those on the south side can start at the identically-rated Boulevard Lakes Elementary. From there, the academic pathways converge at Pines Middle before students finally graduate from MacArthur High, rated with a B on Niche. The AICE Cambridge Program at MacArthur High is an option for students interested in more rigorous, college-level coursework. Success in the program may allow them to graduate with an international diploma and receive the high level of the Bright Futures scholarship, which would cover 100% of their tuition and fees for their postsecondary education.
Adin Garcia
York Investments Corp.
(888) 989-4323
70 Total Sales
2 in Westview
$360,000 Price Range
Kathleen Beasley
EXP Realty LLC
(855) 623-1828
43 Total Sales
1 in Westview
$310,000 Price
Shelly Macin Buncher
BHHS EWM Realty
(855) 578-6447
16 Total Sales
1 in Westview
$600,000 Price
Monica Davis
Compass Florida, LLC
(754) 238-2875
235 Total Sales
1 in Westview
$645,000 Price
Jeanette Pressman
Dezer Platinum Realty LLC
(786) 418-9590
75 Total Sales
1 in Westview
$350,000 Price
Marlene Warheit
RE/MAX Select Group LLC
(954) 335-9855
11 Total Sales
1 in Westview
$320,000 Price
| 1 - Low Crime, 10 - High Crime | Westview | US |
|---|---|---|
| Homicide | 2 | 4 |
| Sexual Assault | 4 | 4 |
| Assault with Weapon | 4 | 4 |
| Robbery | 4 | 4 |
| Burglary | 5 | 4 |
| Motor Vehicle Theft | 4 | 4 |
| Larceny | 4 | 4 |
| Crime Score | 4 | 4 |
Source: WhatIsMyCrimeRisk.com
On average, homes in Westview, Pembroke Pines sell after 84 days on the market compared to the national average of 56 days. The median sale price for homes in Westview, Pembroke Pines over the last 12 months is $437,500, down 12% from the median home sale price over the previous 12 months.
|
Median List Price
$378,888
|
Median Sale Price
$437,500
|
|
Median Single Family Sale Price
$574,900
|
Median Townhouse Sale Price
$279,900
|
|
Median 2 Bedroom Sale Price
$284,900
|
Median Change From 1st List Price
4%
|
|
Last 12 months Home Sales
90
|
Median Home Sale Price YoY Change
-12%
|
|
Average Price Per Sq Ft
$297
|
|
|
Number of Homes
1,637
|
Number of Homes for Sale
38
|
|
Median Year Built
1981
|
Months of Supply
5.10
|
|
Average Single Family Home Size Sq Ft
1,562
Below the national average
1,934
|
Average Townhouse Size Sq Ft
1,398
|
|
Average 2 Bedroom Size Sq Ft
1,063
|
Average 1 Bedroom Size Sq Ft
789
|
|
Median Lot Size Sq Ft
8,276
|
|
$2,500 per month
$2,350 per month
$2,400 per month
$5,000 per month
|
Number of Homes for Rent
17
|
Median Rent
$2,550
|
|
Median Single Family Home Rent
$3,550
|
Median 4 Bedroom Single Family Home Rent
$4,000
|
|
Median Townhouse Rent
$2,500
|
Median 3 Bedroom Townhouse Rent
$3,500
|
|
Median Condo Rent
$2,300
|
Median 2 Bedroom Condo Rent
$2,225
|
|
Total Population
6,720
|
Median Age
42
|
|
Population under 18
22%
On par with the national average
23.8%
|
Population over 65
18.6%
On par with the national average
19.1%
|
|
Median Household Income
$82,705
On par with the national average
$79,597
|
Average Household Income
$101,128
|
|
High School Graduates
95.3%
Above the national average
89%
|
College Graduates
28.9%
|
|
Advanced Degrees
7.4%
Below the national average
13.3%
|
% Population in Labor Force
67%
|
|
Annual Precipitation
63''
|
Average Winter Low Temperature
60°F
|
|
Average Summer High Temperature
92°F
|
Annual Snowfall
0''
|
Bikeability
Walkability
Transit
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
An attractive residential neighborhood in Pembroke Pines
Single-family homes and lakeside living in Pembroke Pines
Charming suburb with lakefront houses in east Pembroke Pines
Conveniently located, affordable neighborhood in Pembroke Pines
New houses and parks in a young city with a busy event calendar
Family-friendly community known for its quiet atmosphere and vast greenery
