Miami Condo Mondays™ is a live podcast hosted by Peter Zalewski of the Miami Condo Investing Club™ and veteran broker Jenny Huertas of CVRRealty.com providing an in-depth look at the latest residential real estate trends in South Florida.

Recorded weekly in Greater Downtown Miami, the podcast offers a one-hour discussion on various real estate topics, including preconstruction condos, market trends and investment strategies.

The hosts share their expertise, with Zalewski focusing on macro perspectives and Huertas offering micro insights from her on-the-ground experience.

Tune in every Monday at 4 PM (EST) on the social media accounts of Peter Zalewski and Jenny Huertas for insights on the latest trends in the South Florida condo market.

Episode Overview

The South Florida condo market has entered the 2025-26 Winter Buying Season with 13 months of supply, signaling a Deteriorating Buyers Market where unit owners are capitulating and cutting asking prices, according to a recent report.

This data-driven analysis was the focus of the Nov. 10, 2025, episode of the Miami Condo Mondays™ podcast, hosted by consultant Peter Zalewski and broker Jenny Huertas.

The podcast’s analysis was framed as a critical outlook for condo buyers preparing to visit South Florida for the 2025-26 Winter Buying Season.

The hosts focused on what buyers can expect as they arrive for the traditionally busy period, which runs from November through April, and how to navigate the current market conditions.

Zalewski introduced a new Miami Condo Supply Tracker™ to classify the market, defining 0.0 to 5.9 months of resale supply as a Sellers Market, 6.0 to 6.9 months as Equilibrium and 7.0 to 12.9 months as a Buyers Market.

The new Tracker classifies 13.0 to 18.9 months of supply as a Deteriorating Buyers Market, which is where the South Florida Overall condo market currently sits.

The overall market has 26,100 active listings at an average asking price of nearly $902,000, according to the data.

These active listings have been on the market for an average of 190 days, while units that successfully sold over the past year did so in an average of 114 days.

A significant trend is the downward pressure on pricing.

The 12-month average sale price for an Overall condo was nearly $777,400, but the average sale price during the 2025 South Florida Summer Buying Season—stretching from May through October—fell sharply to less than $571,000.

The Vintage condo market—defined as units at least 30 years old—is performing slightly better with 11.8 months of supply, which constitutes a Buyers Market.

The data reveals a clear downward price trend in the Vintage market.

The average 12-month sale price was about $379,000, but the average Summber Buying Season sale price was about $336,900.

Critically, the current average $343,500 asking price for a Vintage condo is 9.38 percent less than the average sale price from the last 12 months, signaling sellers are lowering expectations.

This price pressure is linked to cap rates—defined gross annual rent minus basic expenses (property taxes and maintenance fees)—that are defined as Uninvestable, according to the newly launched Miami Condo Investability Barometer™.

That analysis showed bellwether markets like Greater Downtown Miami Overall condos and Miami Beach Vintage units have cap rates of 0.80 percent and 0.70 percent, respectively.

Huertas noted that the current market vibe “feels like 2007,” just before the last crash, with prices high but not falling fast enough to motivate buyers.

Despite low cap rates on listed properties, distressed deals are emerging.

Zalewski cited recent examples of Vintage units in western suburbs being acquired for 20 cents to 27 cents on the dollar, according to a recent report.

Zalewski cautioned that these distressed deals come with significant risk, referencing one condo that was purchased from a hoarder and required extensive work to clean out the unit to make it rentable.