Century Village Pembroke Pines — 7,700 Condos and the HOA Fee That Depends on Which Building You Choose

The One Thing Every Buyer Gets Wrong About Century Village

Century Village Pembroke Pines is not one community with one HOA fee. It is a community of communities — dozens of individual condo associations operating under the Century Village Pembroke Pines (CVP) master umbrella. Every unit owner pays two separate monthly fees: the CVP recreational fee (roughly $238–$276/month as of 2026, covering the clubhouse, pools, security, courtesy bus, cable, internet, and water) and a building-specific condo association fee (covering the building's own insurance, reserves, exterior maintenance, and structural obligations).

That building-specific fee is where the variance lives. In the Buckingham buildings, the building-level HOA runs approximately $513/month — making the total monthly obligation $789. In Plymouth, the building association charges approximately $385/month — making the total $623. That is a $166/month difference, or $1,992 per year, between two buildings sharing the same clubhouse, the same pools, and the same courtesy bus. The difference is driven almost entirely by the building's age, roof condition, reserve fund health, and master insurance premium.

Before you look at a single listing, understand this structure. The CVP recreational fee is essentially fixed — everyone pays it. The building fee is where your due diligence matters. Ask for the building's reserve study, the three-year fee history, and the current insurance declarations page. A building that has been collecting adequate reserves for 10 years and replaced its roof in 2020 will have a fundamentally different cost profile than a building that deferred maintenance for a decade and now faces a $15,000–$25,000 per-unit special assessment for SB 4-D compliance.

The HOA Fee By Building — What You Actually Pay

The table below shows documented HOA fee ranges for specific buildings within Century Village. These are real numbers from current MLS listings and building-level disclosures. Your specific unit may vary based on floor, size, and any pending assessments.

Sources: Current MLS listing disclosures, building-level condo association documents, and resident-reported data. Fees change annually. Verify exact amounts with the building's condo association before making an offer. Some buildings have additional special assessments on top of regular monthly fees.

The Insurance Crisis Timeline — What Happened at Century Village

Century Village Pembroke Pines became the national face of Florida's condo insurance crisis in August 2023. Here is what happened, and where things stand now.

Floor Plans and Pricing

Century Village Pembroke Pines was built in phases from the late 1970s through 1995, with each building offering a mix of named floor plan models. The community has dozens of different layouts, but they fall into predictable categories by size and bedroom count.

The Jasmine (J) model is the most commonly listed 2-bed/2-bath layout — a wide-open floor plan with western exposure in many buildings, typically 1,100–1,200 sq ft. The Magnolia corner unit is the premium layout — the largest available at 1,300–1,533 sq ft with extra windows and an expanded living area. Corner units command a 20–40% price premium over interior units of the same bedroom count.

Renovation matters. An unrenovated 2-bed/2-bath in original condition may list at $130K–$150K. The same unit fully renovated — impact windows, new kitchen, updated bathrooms, tile or laminate flooring replacing carpet — lists at $200K–$250K. Given that many buyers in this demographic prefer move-in ready over renovation projects, the premium for renovated units is real and persistent.

Market Reality — Where Prices Are Heading

As of April 2026, Century Village's median listing price is $199,000 — down 8–9% from March 2025 and down 7% year-over-year. The median price per square foot is $183, also declining. Homes spend a median of 101 days on market, with 244 active listings competing for buyers.

The math is straightforward: rising HOA fees reduce the monthly payment a buyer can afford toward the mortgage, which puts downward pressure on what they can offer for the unit itself. A buyer approved for $1,800/month total housing cost can afford a larger mortgage when the HOA is $400/month than when it's $800/month. As HOA fees have risen, purchase prices have declined — not because the condos are physically worse, but because the total cost of ownership is higher and the purchase price is the only variable that adjusts.

For sellers, this means your $200K condo from 2022 may only fetch $170K–$185K in 2026. For buyers, this means Century Village is more affordable to buy into than it has been in years — but the total annual cost is higher than it's ever been. Don't confuse a lower purchase price with a lower cost of ownership.

Amenities — What the $238–$276/Month CVP Fee Buys You

The CVP recreational fee is universal — every unit owner pays it regardless of building. And for what it covers, it is arguably the best amenity value in Broward County.

The centerpiece is a 135,000 square foot clubhouse — one of the largest in any Florida 55+ community. Inside: a 1,042-seat theater hosting live entertainment, concerts, and movie screenings throughout the year. A party room seating 900+. Art studios, craft rooms, a library, card rooms, billiards, and a casual café serving meals and snacks. Twenty-three heated indoor and outdoor pools distributed throughout the 770-acre campus, so the pool nearest your building rarely feels crowded. Tennis courts, pickleball courts, shuffleboard, bocce ball. A fitness center with cardio and weight equipment.

The courtesy bus service runs regular routes between buildings, the clubhouse, and the Flamingo Pines Shopping Center (Walmart, Trader Joe's). For residents who no longer drive, this bus is not a nice-to-have — it is the difference between independence and isolation.

The CVP fee also covers cable television, high-speed internet, water, sewer, trash removal, 24/7 gated security, and exterior grounds maintenance. By any comparison, the CVP recreational fee is a strong value. The problem has never been the CVP fee — it's the building-level fee where costs have spiraled.

Location and Access

Century Village sits in western Pembroke Pines, between Pines Boulevard and Sheridan Street, with direct access to I-75 and the Florida Turnpike. Fort Lauderdale-Hollywood International Airport is approximately 25 minutes east. Miami International Airport is roughly 35 minutes south. Hollywood Beach and Dania Beach are 30 minutes east — not walkable, but a reasonable drive for a beach day.

Medical access is strong: Memorial Hospital Pembroke is 10 minutes away, Memorial Regional Hospital is 15 minutes, and Cleveland Clinic Florida is 20 minutes in Weston. The Flamingo Pines Shopping Center at the northeast corner of the community provides everyday necessities. The Shops at Pembroke Gardens, an open-air lifestyle center, is a 10-minute drive north on Pines Boulevard. Sawgrass Mills — the largest outlet mall in the United States — is 15 minutes north via I-75.

The Due Diligence Checklist — Before You Make an Offer

Century Village is not a community where you can skip due diligence. The variance between a well-managed building and a poorly-managed one is thousands of dollars per year. Demand these documents for the specific building — not just the CVP community-level documents:

→ Read our complete Florida Condo Due Diligence Checklist (15 documents)

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