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+14 photosLuxury home — 1281 SW 85th Avenue · Cinnamon Place 1 121-26 B · Pembroke Pines
South Florida Luxury Living
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Open property magazine$480,000
1281 SW 85th Avenue, Pembroke Pines, FL 33025
Pembroke Pines, FL, 33025
Listed by Citadelle R E Investments
1281 SW 85th Avenue, Pembroke Pines, FL 33025
Listed by Citadelle R E Investments
Add this home to your tour day
Pick up to 6 homes. Simon confirms times with each listing agent, then sends you the final schedule.
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Know your costs before you buy
Work through three numbers: your estimated monthly payment, the cash needed at closing, and insurance & flood.
Estimated Monthly Payment
20% down · 6.75% interest · 30-year loan · Conforming loan
Principal, interest, taxes and insurance, HOA. Property Tax (after sale). Estimated; not a lender quote.
- Principal & interest
- $2,491/mo
- Property tax (after sale) est.
- $742/mo
- Homeowners insurance est.
- $317/mo
- HOA
- $151/mo
Estimate only, not guaranteed. Verify before you buy or sell.
Cash to close
1281 SW 85th Avenue, Pembroke Pines, FL 33025
Estimated cash to close est.
$110,986.66
Down payment plus Florida taxes, title, lender and prepaid costs.
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Loan amount (calculated): $384,000.00Conforming loan
Current site planning rate. Rate does not change the taxes or fees below. Prepaid interest is not included.
Edit closing costs & prepaids
Assumes both policies cover identical land and dates, with loan coverage within owner coverage—even if the seller pays owner title. Minimum lender premium $25. Turn off if not eligible. Endorsement allowance defaults to one $25 endorsement; actual requirements and premiums vary (Florida 69O-186.005).
Appraisal starts at $650. Waterfront and luxury homes may require a higher fee; confirm with your lender.
Tax uses existing ZIP estimates (after sale); insurance uses existing site estimates. Edit with your quote. If HOA insurance is included, confirm separate unit-owner coverage. Missing HOA costs are excluded—not assumed zero.
Estimated cash to close est.
$110,986.66
- Down payment est.
- $96,000.00
- Mortgage note documentary stamps est.
- $1,344.00
- Mortgage intangible tax est.
- $768.00
- Lender’s title insurance est.
- $25.00
- Lender title endorsements est.
- $25.00
- Lender fees est.
- $1,500.00
- Appraisal est.
- $650.00
- Owner’s title insurance est.
- $2,475.00
- Title search & examination est.
- $125.00
- Municipal lien search est.
- $150.00
- Settlement / closing fee est.
- $450.00
- County recording (deed) est.
- $30.00
- County recording (mortgage) est.
- $120.00
- Inspection, wind mitigation & 4-point est.
- $900.00
- Survey est.
- $500.00
- Property tax escrow (2 months, after sale) est.
- $1,484.33
- Insurance escrow (2 months) est.
- $634.33
- First-year insurance premium est.
- $3,806.00
- HOA / condo contribution or transfer est.
- Not provided
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Mortgage stamps: $0.35 per $100 or fraction. Intangible tax: 0.2% of loan. Title uses Florida 69O-186.003 base rates. Assumes 2 months of tax/insurance escrow for financed purchases plus first-year insurance; cash purchases have no lender escrow.
Before deposits and credits. Prepaid interest and other contract costs are not included. Discounts and title endorsements must be confirmed by the title company. Title search, municipal lien search, settlement and recording are pass-through title company charges for cash and financed buyers alike; the municipal lien search is priced by each city and can run higher (e.g. Boca Raton $150, Coral Gables $220).
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Insurance & flood
- Flood zone (FEMA)
- Zone X 0.2 Percent Annual Chance Flood Hazard in Combined Riverine and Coastal ZoneNot federally required
- Homeowners insurance est.
- $317 / month
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
Flood zone: X
Moderate mapped flood risk; flooding is still possible.
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
- Roof type
- Composition
- Roof year
- 2015 (per listing remarks)
- Impact windows / doors
- High Impact Windows
- Shutters
- Not provided —
- Window features
- High Impact Windows
- Year built
- 1985
Homeowners insurance: $317 / month est.
- Annual premium est.
- $3,501
- Fees & taxes est.
- $305
- Annual total est.
- $3,806
- Likely range est.
- $3,235–$4,567
- Dwelling coverage est.
- $275,750
- Other structures est.
- $5,515
- Personal property est.
- $55,150
- Loss of use est.
- $27,575
- Hurricane deductible (2%) est.
- $5,515
Based on the listing: 1,103 sq ft · built 1985 · one story · roof from 2015 · impact windows / shutters.
Dwelling coverage uses living area × county rebuilding cost. Selling price and land value are not included. The monthly estimate includes fees and applicable taxes.
Broward inland rates were calibrated against two supplied policies; other county and coastal rates have not yet been calibrated against real quotes.
Assumed where the listing is silent: concrete-block construction · coastal rating band · gable roof · standard finish · 2% hurricane deductible · admitted carrier; no surplus-lines tax. A newer roof, a hip roof shape, or a higher deductible can lower the premium; frame construction can raise it.
Educational estimate only, not an insurance quote. Actual premiums depend on the carrier, inspections, discounts, and underwriting. Flood insurance not included. Simon Gedz is a Realtor, not a licensed insurance agent.
Zone X. Flood insurance is not federally required, but it is strongly recommended and usually available at lower rates.
The FEMA map is a strong indication, not the final answer: your lender orders its own flood zone determination. Cash buyers are not required to carry flood insurance, but on the water it is strongly recommended.
Florida rule: by 2027, Citizens policyholders must carry flood insurance even outside a flood zone, unless the Citizens policy excludes wind coverage. The FEMA map does not show this.
How flood insurance is priced (FEMA Risk Rating 2.0)
Flood insurance is priced home by home, so two neighbors on the same canal can pay very different amounts. Premiums depend on the home's elevation (first-floor height above the expected flood level), distance to water (ocean, Intracoastal, canal or river), the type of flood risk (storm surge, heavy rain or river overflow), the cost to rebuild, the foundation and construction type, and past flood claims on the property.
Federal flood insurance (NFIP) pays at most $250,000 for the building and $100,000 for contents. A luxury waterfront home needs private flood insurance or an "excess flood" policy on top.
Before an offer: pull the official FEMA flood map (FIRMette), ask the seller for an elevation certificate (it largely decides the price), ask whether the seller's existing NFIP policy can be transferred to you (sometimes at a lower rate), and have an insurance agent check prior flood claims (CLUE report). New NFIP policies usually have a 30-day wait before they take effect — don't leave it until the week of closing.
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
About This Property
Find similar homesLOCATED IN A WELCOME FAMILY -FRIENDLY COMMUNITY. THIS 3 BEDROOMS AND 2 BATHROOMS SINGLE FAMILY HOME OFFERS CONFORT AND CONVENIENCE, INCLUDING A PRIVATE EN-SUITE BATHROOM IN THE PRIMARY BEDROOM. FREE GUEST PARKING IS LOCATED DIRECTLY ACROSS THE STREET FOR ADDED EASE. RESIDENTS AND GUESTS ENJOY ACCESS TO A COMMUNITY POOL AND TENNIS COURTS, ALONG WITH A NEARBY PARK FEATURING A DEDICATED PLAY AREA PERFECT FOR OUTDOOR FUN, RELAXATION AND CREATING LASTING MEMORIES CLOSE TO HOME. THE REMODELED KITCHEN FEATURES SOFT-CLOSE CABINETRY, STAINLESS STEEL APPLIANCES AND SALTED GRANITE COUNTERTOPS, PORCELAIN TILE FLOORING RUNS THROUGHOUT, IMPACT WINDOWS. A/C AND WATER HEATER 2015 AND ROOF 2019. REQUEST A SHOWING TODAY.
Why we flagged this one
A transparent review of current MLS facts—not a paid placement.
250 days on market
Longer time on market usually means the seller is more open to negotiating on price and terms.
Price reductions and days on market come from this listing's MLS record. This is an initial market signal, not a formal appraisal or full comparable market analysis.
Property Details
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1281 SW 85th Avenue, Pembroke Pines, FL 33025 · Pembroke Pines
Location
1281 SW 85th Avenue, Pembroke Pines, FL 33025
One home, every check
Dock & Draft Match™ brings dock length, low-water depth, every fixed bridge, the ocean run, frontage and yacht size together around one home before you ever book a showing.
What buyers ask about this home
What are the estimated monthly carrying costs at 1281 SW 85th Avenue, Pembroke Pines, FL 33025?+
Property tax (after sale): $742/month est.; homeowners insurance: $317/month est.; HOA: $151/month. Fixed ownership costs before a mortgage: $1,210/month est. Principal and interest: $2,491/month; PMI: $0/month. Total for the payment scenario shown: $3,701/month est. Flood insurance is not included. Estimate only, not guaranteed. Verify before you buy or sell.
Will property taxes go up after I buy 1281 SW 85th Avenue, Pembroke Pines, FL 33025?+
Usually yes. In Florida the assessed value resets to market value in the year after a sale, so the seller's current tax bill is rarely what a new owner pays. Budget roughly 1.8–2.0% of the purchase price annually until you file for homestead exemption and the Save Our Homes cap (or the 10% non-homestead cap) starts limiting increases.
Does 1281 SW 85th Avenue, Pembroke Pines, FL 33025 need flood insurance, and what drives the premium?+
Most of Pembroke Pines sits in a FEMA flood zone, and lenders require flood coverage in high-risk zones. Premiums are driven by elevation certificate, flood zone, roof age and shape, and whether the home has impact windows or accordion shutters. Ask for the current declarations page, the four-point inspection and wind mitigation report early — they set your real cost of ownership.
What should an inspection focus on for a home like 1281 SW 85th Avenue, Pembroke Pines, FL 33025?+
In coastal South Florida, prioritize roof age and permit history, whether windows and doors are impact-rated, the seawall and dock condition on waterfront lots, drainage and elevation, plumbing type (cast iron and polybutylene are common in homes of this era), and any open or expired permits with the city. These items, not cosmetics, drive both price and insurability.
What extra costs come with the waterfront at 1281 SW 85th Avenue, Pembroke Pines, FL 33025?+
Waterfront ownership adds seawall maintenance and eventual replacement, dock and lift servicing, higher flood and wind premiums, and salt-air upkeep on exterior finishes and equipment. Confirm bridge height and water depth at low tide if you plan to keep a boat.
Is there room to negotiate on 1281 SW 85th Avenue, Pembroke Pines, FL 33025?+
This listing has been on the market 250 days. Leverage comes from days on market, price history, comparable closed sales and the seller's motivation — not from a fixed percentage. I pull the full history and the true comps before we write, so the offer is built on what the property is actually worth today. Call or text (954) 562-1798 for that analysis.
Neighborhood & Commute
Located in Pembroke Pines, this property offers the South Florida lifestyle — warm-weather living year-round with easy access to the Atlantic coast, A-rated schools, and major business centers.
Approximate Drive Times
Drive times are estimates based on straight-line distance at typical South Florida traffic speeds. Actual times vary with traffic and routing.
Assigned schools for this address
Pembroke Pines Elementary School
Elementary · 2.1 mi from this home · 6700 Sw 9Th St, Pembroke Pines
Pines Collegiate Academy 6-12
Middle school
Zone boundaries published by Broward County Public Schools.
Other options for this address
Renaissance Charter Middle School At Pines
Elementary · Charter · Grades PK–8 · Pembroke Pines
Somerset Academy Charter High School Miramar Campus
High school · Charter · Grades 9–12 · Miramar
Love Outreach Christian Academy
Pre-K & Kindergarten · Private · Christian · Grades 4–12 · Miramar
David Posnack Jewish Day School
Pre-K & Kindergarten · Private · Jewish · Grades PK–12 · Davie
School assignment is set by the district and can change. Always confirm the zoned school with the district before you buy.
Closed sales in the last 12 months, newest first — single-family homes only. Tap a home for its photos and sale facts.
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Simon Gedz
Realtor® since 1995
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