The Snapshot — April 2026
These numbers tell a clear story: Century Village is a buyer's market. With 244 active listings and a median of 101 days on market, supply significantly exceeds demand. Prices have declined 7–8% year-over-year through April 2026, and the median price per square foot has dropped proportionally. Most listings receive approximately one offer — no bidding wars, no urgency, no fear of missing out.
Why Prices Are Declining
The price decline is not driven by a flaw in the condos themselves — the buildings are the same buildings they were in 2022. The decline is driven by the total cost of ownership equation. When monthly HOA fees rise from $500 to $700, the buyer who was approved for a $200K condo at $500/month HOA can now only afford a $165K condo at $700/month HOA. The HOA increase absorbs the monthly budget that would have gone to a larger mortgage.
Put differently: the value of a Century Village condo is inversely correlated with its HOA fee. As fees have risen, the market has repriced every unit downward to maintain a total monthly cost that buyers can afford. This is not speculation — it is visible in the data. Buildings with lower HOA fees have experienced less price depreciation than buildings with higher fees. The fee is eating the equity.
What Is Selling vs. What Is Sitting
| Unit Profile | Typical DOM | Price Behavior | Why |
|---|---|---|---|
| Renovated 2/2 in low-fee building | 30–60 days | Selling near ask | Move-in ready + low carrying cost = the combination buyers want |
| Renovated 2/2 in mid-fee building | 60–90 days | Selling 3–5% below ask | Move-in ready but higher monthly cost gives buyers negotiating power |
| Original-condition 2/2 in low-fee building | 75–120 days | Selling 5–8% below ask | Buyers factor in renovation cost; low fee is the saving grace |
| Original-condition 1-bed, any building | 90–130 days | Selling 8–12% below ask | Limited buyer pool (year-round residents prefer 2-bed); seasonal demand only |
| Any unit in high-fee building | 120–180+ days | Selling 10–15% below ask or expiring | HOA exceeds buyer budget threshold; many listings expire and relist |
The pattern is unambiguous: the building's HOA fee tier is a stronger predictor of sale speed and price realization than the unit's condition, floor, or view. A renovated unit in a high-fee building sells slower than an original-condition unit in a low-fee building. The market has spoken: buyers prioritize low monthly cost over move-in condition.
The Equity Question — Honestly
Is buying at Century Village building equity? It depends on three variables: your purchase price, your building's HOA trajectory, and your time horizon.
The Cash Buyer Calculation
If you buy a 2-bed/2-bath Jasmine in a low-fee building for $170,000 cash, your annual carrying cost is approximately $7,500 (HOA + tax + HO-6 insurance). That is $625/month with no mortgage. If the unit depreciates 3% per year (a conservative estimate given the 7–8% decline in 2025–2026 is likely to moderate), you lose $5,100 in value per year. Your total cost of living: $12,600/year, or $1,050/month. For a two-bedroom home in South Florida with a 135,000 sq ft clubhouse and 23 pools, that is a viable number — comparable to renting a one-bedroom apartment in a far less amenity-rich setting.
But you are not building equity. You are paying $12,600/year for housing and watching the asset lose value. In five years, your $170,000 condo may be worth $145,000–$150,000, and you will have paid $37,500 in carrying costs. Your total investment: $207,500 for $145K–$150K in remaining asset value plus 5 years of housing. Whether that is "worth it" is a lifestyle decision, not a financial one.
The Financed Buyer Calculation
If you finance $120K of a $170K purchase at 6.5% for 30 years, your monthly payment is $758 (P&I). Add $625/month in carrying costs, and your total monthly housing cost is $1,383. You are building approximately $150/month in principal equity in year one — while the unit is declining in value at roughly $425/month (3% of $170K ÷ 12). You are losing ground. Every month, the principal you build is smaller than the depreciation you absorb.
This does not mean buying with a mortgage at Century Village is irrational. It means the financial case is weaker than the lifestyle case. If you are buying because the amenities, location, and community fit your life, the monthly cost may be justified. If you are buying as an investment or wealth-building vehicle, the math does not support that expectation in the current market.
The Honest Bottom Line
Century Village in 2026 is a consumption decision, not an investment decision. You are buying a lifestyle — a 135,000 sq ft clubhouse, 23 pools, a courtesy bus, a gated community with security, and the social infrastructure that makes independent senior living work. The financial return on the asset is likely to be negative over a 5-year horizon and approximately flat over a 10-year horizon (assuming HOA stabilization and eventual price recovery).
If the lifestyle is what you need and the monthly cost fits your budget, Century Village delivers genuine value that is difficult to replicate at this price point. If you are weighing Century Village against alternatives where your housing dollar also builds equity — Mainlands of Tamarac, Leisureville, or markets outside Broward — the financial comparison does not favor Century Village. Both positions are defensible. The wrong decision is buying at Century Village thinking it's an investment.
← Back to Century Village Pembroke Pines Guide|True Cost Guide →
Buying or Selling at Century Village?
We connect you with agents who understand this market — the building tier dynamics, the pricing reality, and the negotiation leverage that 244 active listings give buyers.
Get Matched With a Local Expert