Investment Property Loans in Pembroke Pines, FL

FEMA's updated Broward flood maps took effect July 31, 2024, and Pembroke Pines warns that its low-lying neighborhoods face higher flood risk during long stretches of heavy rain.

For investors: Look the parcel up on Broward's July 2024 map viewer before asking for insurance quotes. An elevation certificate written in the old NGVD 29 datum needs converting; the city's flood page gives a rough FEMA factor of minus 1.51 feet to reach NAVD 88.

Source: City of Pembroke Pines, Flood Zone Information, Jul 2024

Pembroke Pines has been in FEMA's CRS flood program since 1994 and sits at Class 5 on the October 2026 list, renewed effective October 1, 2025, worth 25% off NFIP premiums there.

For investors: The city's flood insurance page says the discount reaches NFIP policies issued or renewed in Pembroke Pines, so ask the agent to show it on the quote. Private flood carriers set their own prices, and NFIP coverage usually starts only after a 30-day wait.

Source: FEMA, CRS Eligible Communities list (effective October 1, 2026), Oct 2026

The Pembroke Pines Fire Department holds an ISO Class 1 rating, the top grade on ISO's 1 to 10 public protection scale, and staffs its six fire stations around the clock.

For investors: Give the Class 1 grade to every carrier quoting a landlord policy on a Pembroke Pines rental; the city itself suggests asking how it lowers premiums. It affects the fire side of pricing only, since windstorm and flood coverage are rated on other factors.

Source: City of Pembroke Pines, Fire Department FAQs, Oct 2026

Broward County, not the Florida Department of Revenue, administers its 6% tourist development tax, so Pembroke Pines hosts renting for terms up to six months report and pay it directly to the county.

For investors: Broward's Records, Taxes and Treasury Division keeps the county tourist tax account, while state sales tax on the same stay is filed separately with the Department of Revenue, so a Pembroke Pines short-stay unit needs both accounts open before the first guest arrives.

Source: Florida Department of Revenue, Local Option Transient Rental Tax Rates (DR-15TDT, rev. 10/26); Broward County Records, Taxes and Treasury Division page, Oct 2026

Pembroke Pines requires a business tax receipt running October 1 to September 30; the fee schedule it links, last revised February 2013, lists apartments at $4 per unit and real estate investment at $100.

For investors: The linked schedule dates from 2013 and names apartments but not single-family rentals, so confirm the current classification with the LBTR office on the 4th floor of City Hall. The city's information sheet says a Broward County receipt is obtained after the city one.

Source: City of Pembroke Pines, Local Business Tax Receipt page and its linked fee schedule (Ordinances 543, 969 and 1419, rev. 2/12/2013), Oct 2026

Under Section 50.33 of the city code, new Pembroke Pines water and sewer accounts can be opened only in the property owner's name, with a $100 deposit billed on each new residential account.

For investors: Tenants cannot carry the water bill in their own name, and the owner stays liable for every charge until the account moves to a new owner. Price water and sewer into the rent or bill it back under the lease, and bring signed closing papers to open service.

Source: City of Pembroke Pines Utilities Department, New Residential Utility Account, Oct 2026

From October 1, 2026, Pembroke Pines bills its annual fire inspection of buildings with three or more dwelling units at $9.53 per unit up to 50 units, and the fees rise with CPI every October.

For investors: Duplexes fall outside the three-or-more-unit category. For a triplex or larger, expect an inspector every year and clear cited items fast, because the same schedule charges $122.58 after a first failed visit and $367.74 by the third.

Source: City of Pembroke Pines, Fire Prevention Fee Schedule FY2026 (new fees 10/1/26), linked from the Fire Department's annual inspection page, Oct 2026

Pembroke Pines enforces Broward's Building Safety Inspection Program: covered buildings, typically multi-story apartments and condos, need engineer or architect structural and electrical reports at 25 years old and every 10 years after.

For investors: Before buying an older Pembroke Pines apartment building, ask the seller for its BSIP permit number and the last filed reports. The city mails notices to the owner listed with the Broward County Property Appraiser, so confirm whether any required repair permits are still open.

Source: City of Pembroke Pines Building Department, Building Safety Inspection Program, Oct 2026

Pembroke Pines adopted a 2026-27 operating rate of 5.6690 mills, unchanged and 4.54% above the 5.4226 rolled-back rate, plus 0.2507 mills for voter-approved general obligation bonds.

For investors: Together the two city levies come to 5.9197 mills, about $592 a year for every $100,000 of taxable value. A rental gets no homestead exemption, so this city rate falls on the parcel's whole assessed value.

Source: City of Pembroke Pines, Ordinance 2026-09 (adopted September 16, 2026 as Ordinance 2062, per the city's Legistar record), Sep 2026

Pembroke Pines' fire assessment for the year starting October 1, 2026 is $437.63 per dwelling unit, up from $408.14, and it is collected on the Broward County tax bill.

For investors: The charge follows the unit count, not the value, so a fourplex carries $1,750.52 a year before any millage. The city's fire FAQ still quotes an older $312.32 figure, so underwrite from the adopted resolution instead.

Source: City of Pembroke Pines, Fire Assessment Annual Rate Resolution 2026-R-22 (adopted September 14, 2026), Sep 2026

Broward's Property Appraiser lists a single millage code, 2613, for Pembroke Pines, with all 2025 levies combined at 18.8931 mills, slightly below the 2024 total of 18.9201.

For investors: At 18.8931 mills, a rental with $300,000 of taxable value owed about $5,668 in 2025 ad valorem taxes, before the city's per-unit fire assessment and any other non-ad valorem charges printed on the same Broward bill.

Source: Broward County Property Appraiser, Millage Rates, Oct 2026

Memorial Hospital West, on Flamingo Road in Pembroke Pines, runs one of Broward County's busiest adult emergency departments and hosts a growing graduate medical education program.

For investors: Hospital staff and medical residents tend to rent near work, so homes and condos a short drive from the Flamingo Road campus can draw this tenant pool. Residency years usually begin in July, which can shape when those leases turn over.

Source: Memorial Healthcare System, Memorial Hospital West, Oct 2026