The Miami Condo Exchange™ is a live podcast at 4 pm (Miami time) on Tuesdays covering the latest South Florida condo stats, metrics and trends hosted by expert Peter Zalewski of the Miami Condo Investing Club™.
The 14 corresponding charts and tables for this analysis are located below.
Recorded weekly in Greater Downtown Miami, the program’s core premise is to analyze condos as commodities, no different than salty snacks, oil or pork bellies.
The weekly show intends to cut through the marketing hype to focus strictly on the numbers for investors and real estate professionals.
A regular feature of the Tuesday show is the Miami Condo Cliff Index™, which tracks active listings and pending sales in realtime to forecast official closed sales data that lags by 30 to 120 days.
Tune in every Tuesday at 4 pm at MiamiCondo.Club or on the social media account of Peter Zalewski to watch the livestreams free.
Episode Overview
In the Aug. 11, 2026, episode of the Miami Condo Exchange™ podcast, host Peter Zalewski tracks a tricounty condo market where the Overall and Vintage readings of the South Florida Condo Cliff Index™ rose for the first time in seven weeks.
The South Florida Overall Condo Cliff Index™ climbed more than 2.4% to 8.87 points on Aug. 11, 2026, from 8.66 points on Aug. 4, 2026.
The reversal broke a stretch that had dragged the Overall Index down in six of the previous seven weeks.
At the end of the 2025-26 Winter Buying Season of November through April, the Overall Index stood at 9.51 points on April 28, 2026.
With this week’s rebound, the Overall Index is down more than 6.7% in the first 15 weeks of the 2026 Summer Buying Season of May through October.
The South Florida Vintage Condo Cliff Index™ posted a steeper rise on a Week-over-Week basis at the midway point of the Summer Buying Season.
The Vintage Index climbed about 4.6% to 8.72 points on Aug. 11, 2026, from 8.34 points a week earlier.
Despite this week’s rise, the Vintage Index that tracks units at least 30 years old is still down 7.2% since the close of the Winter Buying Season.
This week’s relief rally does not track with a strengthening market as falling prices—not rising demand—appear to have driven the gains.
The South Florida Overall average pending sales price fell 0.9% on a Week-over-Week basis to $534 per square foot on Aug. 11, 2026, from $539 on Aug. 4, 2026.
The South Florida Vintage average pending sales price dropped 1.3% to $301 per square foot on Aug. 11, 2026, from $305 on Aug. 4, 2026.
This means Vintage condo pending sales are about 44% less than the broader Overall market.
It is important to note the average price of a pending sale does not reflect the final amount that will be paid for a unit but rather the price being sought at the time a deal is reached.
Zalewski points to the price drops—and the willingness of sellers to accept less than the asking price—as the likely driver behind the sudden interest reflected in the Index. Discount buyers appear to have capitalized on the pricing.
On a county-by-county basis, the tricounty region did not move in unison.
Miami-Dade County posted the strongest Vintage Index reading in South Florida.
The Miami-Dade County Vintage Condo Cliff Index™ reached 10.13 points, an increase of 2.0% from the prior week.
The county’s Overall Index eased slightly to 8.27 points, a decline of 0.6% on a Week-over-Week basis.
Palm Beach County posted the strongest Overall reading in the tricounty region.
The Palm Beach County Overall Condo Cliff Index™ increased 6.5% to 12.74 points on Aug. 11, 2026, from 11.96 points on Aug. 4, 2026.
Palm Beach County’s Vintage Index climbed even more, rising 6.9% to 9.15 points on Aug. 11, 2026, from 8.56 points on Aug. 4, 2026.
Broward County, once again, posted the weakest Overall and Vintage readings in South Florida, at 7.42 points and 7.44 points respectively, even as both readings rose from the prior week.
Click play above to watch Zalewski’s analysis, and use the timestamped timeline and the Top 10 Takeaways below to navigate the program on demand.
Episode Timeline (Excluding Opening and Closing Music)
00:00 - Introduction
03:00 - South Florida Condo Cliff Index™ Update
04:39 - Summer Buying Season Favors Buyers
05:37 - Asking Prices Continue Falling
06:32 - World Cup Bust Predictions
07:13 - Best Buying Opportunity Since 2021
07:56 - Miami Condo Investing Club™ Overview
09:03 - Sharing Screen For Charts
09:41 - Fannie Mae Mortgage Review Changes
10:57 - Condo Market As Trading Pit
12:49 - Pricing Chart Walkthrough Begins
14:01 - Realtime Data Vs. Closed Sales
18:32 - Vintage Index Explained Post-Surfside
19:33 - Milestone Inspections Requirements
20:29 - County-By-County Index Comparison
21:08 - Palm Beach County Mar-A-Lago Effect
23:06 - Vintage Condos Priced 40% Lower
25:47 - Overall Listings By County
27:08 - Pending Sales By County
33:49 - Pricing Per Square Foot Overview
37:33 - 1% Rule Of Real Estate Investing Explained
40:15 - South Florida Condo Cliff Index™ Chart Trend
45:18 - Pricing Chart By County
50:52 - Summer Buying Season Final Overview
55:39 - Golden Opportunity For Buyers
57:05 - Conclusion
Episode’s Top 10 Takeaways
The South Florida Condo Cliff Index™ rose for the first time in seven weeks, ending a losing streak that dates back to June 30, 2026.
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