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
In this episode of Miami Condo Mondays™ podcast on Feb. 2, 2026, co-hosts Jenny Huertas‚ the broker-owner of CVR Realty, and Peter Zalewski of the Miami Condo Investing Club™ analyzed the shifting dynamics of the South Beach marketplace.
A key revelation to emerge from the discussion is that 15% of South Beach projects are now listed for resale at prices below their transaction levels during the South Florida Summer Buying Season that stretched from May through October.
During the 68-minute episode, Huertas noted many unit owners are attempting to sell to escape the financial pressure of mandatory Structural Integrity Reserve Studies (SIRS) and Milestone Inspections that have triggered rising maintenance fees and significant special assessments required to be funded starting in 2026.
The South Beach condo market is currently split between high priced new construction and Vintage units that offer a 52% discount compared to the Overall market average, according to a recent report.
Nearly two out of every three condos in South Beach are at least 30 years old and must now comply with post Surfside legislation requiring regular structural checkups and reserve funding.
The current study found that 39% of the condo projects in South Beach—defined as Government Cut north to 41st street, and the Atlantic Ocean west to Biscayne Bay—have an above-average level—at least 6.0%—of units listed for resale.
Zalewski said unit owners who do not adjust their pricing during the traditionally busy South Florida Winter Buying Season of November through April risk holding their units through the hurricane season when buyer traffic and marketability typically decline.
Investors are finding the South Beach area—which was supplanted by Greater Downtown Miami for the last decade—increasingly unattractive as the median asking rent of $3,300 and existing sales prices result in a negligible basic—or going-in—cap rate of 0.4%.
The lack of a potential cap rate is creating a scenario where the only way for the South Beach condo market to clear the existing 15.3 months of supply is through a significant reduction in asking prices.
Some savvy buyers are now finding units that adhere to the “1% Rule” of real estate investing as a compass to identify units that are priced at a level where the monthly rent can actually support the acquisition cost.
The supply pressure is expected to grow as the tricounty South Florida region of Miami-Dade, Broward and Palm Beach reaches the symbolic halfway point of the Winter Buying Season during the Presidents Day holiday on Feb. 16, 2026.
Traditionally, the Coconut Grove Arts Festival and the Miami Beach International Boat Show—which are annually held during the Presidents Day holiday weekend—have represented the symbolic halfway point of the South Florida Winter Buying Season.
This is typically a time when condo sellers reassess their marketing strategies to cash in the remaining weeks of the Winter Buying Season.
Episode’s Top 10 Takeaways
About 39% of South Beach condo projects have an uncomfortable percentage of at least 6% of their units for sale on the resale market.
South Beach currently carries 15.3 months of supply which would take until June 2027 to sell out if no additional properties came on the market.
