Miami Real Estate Investing Podcast With Peter Zalewski

Check out this clip from the latest episode of The Peter Zalewski Show podcast featuring a discussion about the latest office market trends with commercial real estate agent Oscar Musibay of Lee & Associates South Florida.

Watch the latest episode: https://peterzalewski.substack.com/p/new-breed-of-tenants-reshapes-office

Check out this clip from the latest episode of the Miami Condo Mondays™ podcast hosted by Peter Zalewski of the MiamiCondo.Club and veteran broker Jenny Huertas of CVRRealty.com

The podcast is broadcast live on Mondays at 4 PM EST on MiamiCondo.Club

Watch full episode: https://peterzalewski.substack.com/p/south-florida-rental-growth-stalls

Welcome to Buy, Sell, Hold Miami weekly podcast for a no-nonsense perspective on South Florida real estate from a pair of locals with differing opinions.

Each week, real estate advisor Daniel Hernandez of Compass Real Estate and longtime analyst Peter Zalewski of the Miami Condo Investing Club™ break down the housing market headlines, unpack policy changes and provide unfiltered analysis on everything from condo terminations to Vintage unit fire sales, luxury speculative homes to developer strategies.

Whether you are a homeowner, investor or real estate professional, Hernandez and Zalewski will give a local perspective on what is really happening across the tricounty South Florida region of Miami-Dade, Broward and Palm Beach with no fluff, no hype and plenty of data-backed opinions.

We call balls and strikes on when to buy, sell and hold.

Episode Overview

In this episode of Buy, Sell, Hold Miami podcast, Hernandez and Zalewski are joined by special guest Julia Ray - the broker-owner of Raydiant Realty in Hallandale Beach in Southeast Broward County - to discuss the real estate, financial and cultural trends impacting South Florida.

The show opened with a deep dive into the high-profile sale of the iconic Raleigh Hotel property - once owned by fashion mogul Tommy Hilfiger - on Collins Avenue in Miami Beach for $270 million.

The panelists noted that Miami’s real estate market has a long history of attracting out-of-town investors who are often caught off guard by local volatility.

The Raleigh’s story was framed as a classic example of newcomers overestimating the market’s upward trajectory, only to be forced out when conditions change.

The discussion turned to the cyclical nature of South Florida real estate, with Zalewski pointing out that prudent, experienced investors often wait on the sidelines for shakeouts before acquiring distressed assets.

This pattern has repeated itself since the 1920s Florida land boom.

The panel analyzed the challenges of redeveloping historic hotels into luxury condos, citing examples like the Carillon Miami Wellness Center - and the former Canyon Ranch projects - that struggled after initial optimism.

The consensus was that repositioning older properties is risky, especially when tourism or preconstruction sales slow down.

Ray provided insights from Hollywood and Hallandale Beach in Southeast Broward County, noting that while hotel-to-condo conversions are less common in those areas, there is significant activity in luxury condo development and land parcel sales.

She observed that many buyers who relocated during the pandemic have since returned north, unable to sustain their new lifestyles.

The conversation shifted to Midtown Miami, where a major new development aims to bridge the gap between the neighborhoods of Wynwood and the Miami Design District.

Panelists debated the feasibility of achieving high price points in Midtown, given its distance from the waterfront and the area’s history of stalled projects.

They noted that while the developer’s track record is strong, market timing and product efficiency will be critical to success.

The show highlighted the importance of experienced developers who can adapt to changing conditions, adjust pricing, and phase construction to match demand.

Zalewski said betting on the “jockey” (developer) is often more important than betting on the “horse” (project) when it comes to preconstruction condo projects.

Attention turned to the recent wave of homebuilder bankruptcies and layoffs in South Florida.

Companies like Signature Builders Group, Steelhomes Modular and Ony Homes have either filed for bankruptcy or laid off significant numbers of workers, raising concerns about the health of the single-family home sector.

The panel linked these troubles to broader economic factors, including rising interest rates, tariffs and increased construction costs.

Check out this clip from the latest episode of the Miami Condo Mondays™ podcast hosted by Peter Zalewski of the MiamiCondo.Club and veteran broker Jenny Huertas of CVRRealty.com

The podcast is broadcast live on Mondays at 4 PM EST on MiamiCondo.Club

Watch full episode: https://peterzalewski.substack.com/p/south-florida-rental-growth-stalls

Check out this clip from the latest episode of The Peter Zalewski Show podcast featuring Jean Gruss of Gruss Communications about the professional and logistical lessons learned from relocating to Key West.

Watch the latest episode: https://peterzalewski.substack.com/p/diving-in-miami-business-writer-shares

Check out this clip from the latest episode of Buy, Sell, Hold Miami real estate podcast featuring local real estate advisor Daniel Hernandez of Compass Real Estate and market analyst Peter Zalewski of MiamiCondo.Club.

David De Leon of the De Leon Group at Compass Real Estate joins the discussion as a special guest.

Watch full episode: https://peterzalewski.substack.com/p/buy-sell-hold-miami-real-estate-podcast-bfc

Introducing the new weekly podcast The Peter Zalewski Show that features interviews with South Florida business leaders focused on real estate, finance and the economy.

The program - hosted by Peter Zalewski of the Miami Condo Investing Club™ - is broadcast live every Wednesday at 4 pm (Miami time) at MiamiCondo.Club and on social media sites.

The objective of the show is to deliver straight talk, share institutional knowledge and provide data-driven analysis on the macro and micro economic forces shaping the tricounty South Florida region of Miami-Dade, Broward and Palm Beach.

Episode Overview

In the Oct. 15, 2025, episode of The Peter Zalewski Show podcast, host Peter Zalewski interviews Oscar Musibay, a commercial real estate agent with Lee & Associates South Florida about the latest trends in the office market.

The candid conversation between Zalewski and Musibay delves into the evolving landscape of the South Florida office market, offering a window into the complexities, challenges and emerging trends reshaping the region’s commercial real estate sector.

Contrary to national headlines about declining office space demand, South Florida’s market remains active and resilient, Musibay said.

The region’s unique ties to international economies, particularly in Latin America and the Caribbean have long contributed to a steady influx of investment and business activity.

While the pandemic prompted some companies to downsize or shift to remote work, the area has seen a consistent backfilling of office vacancies, often by a new breed of health care providers, wellness businesses and other service-oriented tenants.

The discussion highlighted the intricate nature of commercial office leasing.

Unlike residential rentals, office leases often involve multiyear commitments complex fee structures and negotiations over build-outs and amenities.

Terms like “triple net” - covering property taxes, insurance and maintenance - can be confusing for newcomers and additional costs such as parking and security are common.

Musibay emphasized the importance of working with knowledgeable agents and legal counsel to navigate these complexities and avoid unexpected expenses.

A notable challenge in the commercial sector is the limited public access to realtime market data.

Unlike residential real estate, where platforms such as Zillow aggregate listings, Zalewski said commercial information is often siloed in expensive databases such as CoStar and LoopNet.

This lack of transparency can make it difficult for tenants and buyers to compare options and negotiate effectively without a commercial real estate broker, Zalewski said.

The conversation touched on several key trends, including:

• Health care and a wellness boom as South Florida’s population ages and wellness culture grows, medical offices spas and related businesses are increasingly occupying available office space;

• Geographic shifts where high costs in areas like Greater Downtown Miami’s Brickell Avenue Area are prompting some businesses to relocate to more affordable neighborhoods such as Coral Gables, often influenced by the personal preferences of decision-makers;

• And shared workspaces as flexible office solutions such as WeWork offer networking opportunities and amenities but may come with trade-offs in privacy and cost-effectiveness.

  While the region’s office market remains robust, Zalewski and Musibay discussed the uncertainties ahead.

  Rising construction costs, new legislation following the Surfside condo collapse and broader economic factors such as tariffs and interest rates are all influencing the South Florida market’s trajectory.

  There is also debate over whether the post-pandemic boom has pulled forward demand, requiring the market to “grow into” current valuations.

  The South Florida office market is characterized by its dynamism, diversity and complexity.

  
  

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.

Overview

The South Florida rental market is showing notable signs of softening as the region enters the final quarter of 2025, with data pointing to increased supply and longer listing periods across the tricounty area.

These latest rental trends in the tricounty South Florida region of Miami-Dade, Broward and Palm Beach through the first nine months of 2025 were the focus of the most recent episode of the Miami Condo Mondays™ podcast with co-hosts Zalewski and Huertas.

Statistics show more than 24,550 rental properties are currently available for lease with a median asking price of $2,800 per month or about $2.96 per square foot, according to CVRRealty.com.

This large inventory comes as the growth in leasing activity itself is slowing, a clear sign of a softening market.

Overall leasing in South Florida increased by only about one percent in the first nine months of 2025 compared to the same January through September period in 2024.

Tenants leased about 50,842 residences in the first three quarters of 2025 at a median price of $2,400 per month, up from nearly 50,235 leases at a median price of about $2,250 in the same period of 2024.

A key indicator of the softening market is the time it takes to secure a tenant.

The residences currently listed for rent have been on the market 41 days and counting without going under contract. Once a tenant is identified, it usually takes up to an additional four weeks for the renter to move into the residence.

In the first nine months of 2025, the leases that were completed took a total of about 47 days, ranging from listing the property for rent to the tenant moving into the residence.

With a median rent of $2,400 per month in South Florida in 2025, landlords are receiving a gross revenue of about $80 per day. If it takes 47 days to lease a residence, this means landlords may have lost out on about $3,760 of rent while trying to fill their vacant residences.

Additionally, real estate commissions - which are negotiable - for rental properties are typically 10 percent of the gross annual rent.

At a monthly rent of $2,400 in 2025, landlords are out of pocket an additional $2,880 in real estate commissions, which are usually split between the brokers representing the landlord and the new tenant.

When both costs - vacant units and real estate commissions - are combined, it means it cost landlords about $6,640 to lease units to new tenants.

Based on the current leasing activity, South Florida now has about 4.3 months of available rental supply, a figure that remains below the six-month threshold considered to be a balanced market.

On a county-by-county basis, the rental supply stands at 4.2 months in Miami-Dade, 4.5 months in Broward and 4.6 months in Palm Beach ahead of the traditionally busy South Florida Winter Buying Season that begins in November.

Less than six months of supply indicates a landlords advantage while more months suggests a tenants advantage.

Check out this clip from the latest episode of The Peter Zalewski Show podcast featuring Jean Gruss of Gruss Communications about the professional and logistical lessons learned from relocating to Key West.

Watch the latest episode: https://peterzalewski.substack.com/p/diving-in-miami-business-writer-shares

Check out this clip from the latest episode of Buy, Sell, Hold Miami real estate podcast featuring local real estate advisor Daniel Hernandez of Compass Real Estate and market analyst Peter Zalewski of MiamiCondo.Club.

David De Leon of the De Leon Group at Compass Real Estate joins the discussion as a special guest.

Watch full episode: https://peterzalewski.substack.com/p/buy-sell-hold-miami-real-estate-podcast-bfc