If you are searching for industrial properties for sale in Pembroke Pines, Florida, you will find no shortage of LoopNet and CREXi listings. What those platforms do not give you is the market context: current vacancy, asking rent trajectories, absorption trends, and the submarket fundamentals that determine whether a given asking price makes sense. This page is that context, drawn from publicly available brokerage research with named sources on every figure.
Pembroke Pines sits in southwest Broward County, roughly 25 miles north of Miami and 15 miles south of Fort Lauderdale. The city's industrial stock is part of the broader Southwest Broward industrial submarket, which competes with Doral and Medley for logistics and distribution users who need access to I-75, the Sawgrass Expressway (SR-869), and Florida's Turnpike without paying Miami-Dade rents.
The Southwest Broward Submarket in 2026
Broward County's industrial market recorded a vacancy rate of 6.2% in the second quarter of 2026, according to CBRE's Q2 2026 Broward Industrial Figures report. That figure is down 20 basis points from the 6.4% vacancy recorded in Q1 2026, and net absorption turned positive at 245,000 square feet — the first positive quarter after three consecutive quarters of negative net absorption in 2025 and early 2026.
The Pembroke Pines / Southwest Broward corridor sits within this broader market. While CBRE reports county-wide figures, Colliers' Q2 2026 Broward County Industrial Market Report points to the same recovery pattern: "strong leasing activity, rising rents, and a thinning development pipeline continue to support Broward County's industrial market fundamentals." Colliers cited the quarter's largest lease as a 143,000-square-foot renewal by Owens & Minor Distribution, Inc. at 14599 NW 8th Street — a Southwest Broward address, which underscores the submarket's draw for logistics tenants.
Asking Rent Trajectory: The Number That Matters Most for Buyers
For-sale pricing in industrial real estate is anchored in the same rent-level math that drives cap rates. According to CBRE's historical data, Broward County average asking rents have risen from $8.95 per square foot in Q1 2019 to $17.58 per square foot in Q2 2026 — a 96% increase over seven years. That rent escalation is the single biggest reason Pembroke Pines industrial values have increased for owners who bought before 2022.
The implication for buyers today: properties are priced against rents that are roughly double the pre-pandemic baseline. Pro formas need to stress-test a scenario where rents flatten or soften from the current level. Vacancy has climbed from its 2.9% low in Q2 2023 — a historically tight market — to 6.2% in Q2 2026, according to CBRE. That normalization is not a crash; vacancy is still well below the 7.2% peak recorded in Q3 2020. But it does mean that underwriting should account for a longer lease-up period on any vacant space.
What "Industrial" Means in Pembroke Pines
Industrial in Pembroke Pines tends to fall into three functional categories:
Light industrial / flex — smaller bays, office buildout, used by trade contractors, specialty manufacturers, and service businesses. These buildings cluster near the Pines Boulevard and University Drive corridors, where M-1 (light industrial) zoning permits manufacturing and assembly alongside office, per the City of Pembroke Pines Land Development Code.
Distribution / bulk warehouse — larger floorplates, high clear height (typically 24–36 feet), dock-high loading, near I-75. Tenants here are regional distributors and 3PLs. For-sale opportunities in this category are less common; institutional owners tend to hold.
Contractor / last-mile storage — smaller, often older buildings used by HVAC, plumbing, and electrical contractors as equipment storage and staging. These can trade at significant discounts to replacement cost.
Buyers seeking to owner-occupy a facility should map the zoning of any property against the City of Pembroke Pines' official land-use designations before proceeding to due diligence. The Broward County Property Appraiser's online database is a useful starting point for parcel-level ownership and square footage data.
Pricing Benchmarks: How to Frame a Number
A $17.58 per square foot asking rent (CBRE, Q2 2026) on a 5-year lease translates to rough stabilized income of approximately $87.90 per square foot over the term before expenses. Applying a cap rate in the 5.5%–6.5% range — the range observers cited for Broward industrial transactions in 2025 — yields an implied value of approximately $135–$160 per square foot for a leased, stabilized asset. Those are county-wide approximations; Pembroke Pines assets trade at or near Broward averages given their highway access.
The caveat: these are back-of-envelope estimates using publicly available data. Actual transaction prices reflect lease credit quality, remaining lease term, building condition, clear height, dock count, and land coverage. No figure on this page substitutes for a current broker opinion of value or a certified appraisal.
| Metric | Value | Source | Period |
|---|---|---|---|
| Broward avg. asking rent | $17.58 PSF | CBRE | Q2 2026 |
| Broward vacancy rate | 6.2% | CBRE | Q2 2026 |
| Net absorption (county) | +245,000 SF | CBRE | Q2 2026 |
| Avg. asking rent (2019 baseline) | $8.95 PSF | CBRE | Q1 2019 |
| Vacancy low | 2.9% | CBRE | Q2 2023 |
| Vacancy peak | 7.2% | CBRE | Q3 2020 |
| Broward leasing activity | 1.3M SF | Colliers | Q3 2025 |
| Broward leasing YTD | 4.9M SF | Colliers | Q3 2025 |
Leasing Activity as a Leading Indicator for Buyers
Leasing volume tends to lead sale-price appreciation by 6–12 months in industrial markets. Colliers' Q3 2025 Broward County Industrial Market Report recorded 1.3 million square feet of leasing in a single quarter and 4.9 million square feet year-to-date through Q3 2025. That level of tenant demand confirms that the demand side of the Broward market remained healthy even as vacancy rose — the vacancy increase was driven by new deliveries rather than tenant departures.
For buyers, sustained leasing volume is a positive signal: it means the pool of creditworthy tenants looking for space is not disappearing. Pembroke Pines benefits from this broader county dynamic and from its own specific advantages — primarily the I-75 / Sawgrass Expressway intersection, which gives tenants access to both the Florida Turnpike interchange and I-595 west toward the Port Everglades logistics corridor.
Avison Young's Florida market commentary (Q1 2026) noted that South Florida's industrial base continues to attract regional distribution tenants who value highway connectivity over port proximity — a description that fits the Southwest Broward / Pembroke Pines corridor precisely. JLL's Q2 2026 South Florida Industrial Report similarly highlighted tightening available supply in the under-50,000-square-foot size band, which is where most Pembroke Pines for-sale inventory concentrates.
Why Directories Do Not Answer the Key Buyer Questions
LoopNet and CREXi show available inventory. They do not tell you:
- Whether the asking price reflects current or trailing cap rates
- How long comparable properties stayed on market before selling
- Whether the submarket vacancy trend is tightening or widening
- What absorption has looked like in the specific size range you are targeting
- What a lease-up assumption should be if the building is currently vacant
Those answers come from market reports — the sources cited throughout this page — and from conversations with brokers who track the submarket transaction-by-transaction. Pembroke Pines does not have its own published submarket breakout in most county-level reports; buyers should request Southwest Broward or Southwest Broward / Miramar submarket data directly from CBRE, Colliers, or JLL research desks, all of which cover Florida and publish free quarterly summaries.
For a broader look at how Miami-Dade's warehouse market compares to Broward, the Miami warehouse market logistics hub overview on this site covers port access dynamics and the Doral / Medley submarket, where rents and land values diverge meaningfully from Pembroke Pines.
Due Diligence Items Specific to Pembroke Pines
Buyers in Pembroke Pines industrial deals should verify the following items early in the due diligence process:
Zoning and use confirmation. The City of Pembroke Pines has both M-1 (Light Industrial) and M-2 (Heavy Industrial) designations under its Land Development Code. Confirm the specific classification and that the intended use is permitted or qualifies as a special exception use. The City of Pembroke Pines Planning and Zoning Division is the authoritative source for use confirmation.
Dock and grade configuration. Pembroke Pines industrial stock skews older — much of it was built in the 1980s and 1990s with lower clear heights (18–22 feet) that limit marketability to the growing 3PL and e-commerce tenant segment. Buyers seeking resale optionality should evaluate whether the building's clear height and dock count align with current tenant requirements.
Environmental. Southwest Broward has a history of industrial use going back decades. A Phase I Environmental Site Assessment is standard. According to FEMA's National Flood Insurance Program flood map service, portions of Pembroke Pines fall within or adjacent to Special Flood Hazard Areas; buyers should confirm flood zone designation and associated insurance obligations before closing.
Seller leaseback. Owner-users selling their facility and leasing back are a common seller type in this submarket. Evaluate the lease credit carefully — a short remaining term on a below-market leaseback is not the same risk profile as a multi-year market-rate lease with a creditworthy tenant.
Comparing Pembroke Pines to Adjacent Submarkets
Buyers weighing Pembroke Pines against nearby alternatives should understand where each submarket sits on the rent and vacancy curve. The Miami warehouse market logistics hub overview on this site covers the Miami-Dade / Doral / Medley complex, which offers superior port access but at higher land and occupancy costs.
Pembroke Pines' relative advantage: lower land values than Miami-Dade, highway infrastructure that supports regional (rather than port-centric) distribution, and a labor pool drawn from a Pembroke Pines population of approximately 173,000 residents (U.S. Census Bureau, 2020 Census). The city's planned-community character means the immediate surroundings are more residential than industrial in some pockets, which can create challenges for tenants with heavy truck traffic but is a non-issue for light industrial and contractor users.
What the Absorption Turnaround Means for Sellers and Buyers
The return to positive net absorption in Q2 2026 — the first positive quarter in a year — is the most actionable signal in the current CBRE data. Positive absorption means more space was leased than vacated. If that trend holds through the second half of 2026, vacancy should continue declining from the current 6.2% level, which would support rent stabilization and potentially renewed rent growth.
For sellers, this is an argument for patience: the market bottomed in early 2026 and appears to be recovering. For buyers, it is an argument to act before that recovery is fully priced in: properties listed at Q1 2026 vacancy-adjusted pricing may represent better value than the same assets will in Q4 2026 if absorption continues to improve.
Neither of those arguments is certain. Markets do not move in straight lines, and local conditions in a specific Pembroke Pines submarket pocket may differ from county-wide trends. Use this data as context, not as a substitute for site-specific underwriting.
FAQ
What is the current average asking rent for industrial space in the Pembroke Pines / Broward County area?
According to CBRE's Q2 2026 Broward Industrial Figures, the average asking rent across Broward County industrial properties was $17.58 per square foot in Q2 2026. Pembroke Pines properties track close to this county average given the submarket's highway access. Smaller flex or older light industrial buildings typically rent below the county average; larger, newer logistics facilities command premiums.
Is 2026 a good time to buy industrial in Pembroke Pines?
Market data provides context, not a buying decision. The relevant facts: Broward vacancy is 6.2% (CBRE, Q2 2026), down from 6.4% the prior quarter, with net absorption turning positive for the first time in four quarters. Rents are at all-time highs. Whether that represents opportunity or risk depends on the specific asset's lease term, condition, and price.
Where do I find zoning information for a specific Pembroke Pines industrial property?
The City of Pembroke Pines' official zoning maps and the Land Development Code are published on the city's website. The Broward County Property Appraiser's online database provides parcel-level data including property class codes that correspond to industrial use.
What size industrial buildings are typically available for sale in Pembroke Pines?
Pembroke Pines' industrial stock skews toward smaller buildings (5,000–50,000 square feet) built in the 1980s and 1990s. Large-format distribution centers above 100,000 square feet are rare and tend to be held by institutional owners rather than listed for sale. Buyers seeking very large footprints typically look further north in Broward County or into western Miami-Dade.
What sourcing methodology does FL Property Data use?
All statistics on this page cite publicly available research from named brokerage firms — CBRE, Colliers, Avison Young, and JLL — with the specific report and quarter identified. No CoStar-derived data is used. For complete methodology, see the FL Property Data methodology page.
Explore the Florida industrial data — methodology at https://flpropertydata.com/methodology/.