Miami Condo Cliff Index™
The Miami Condo Association Financial Cliff Investors Index™ is a proprietary benchmark created on Jan. 1, 2025, to coincide with the start of Florida’s 2025 Condo Association Financial Cliff.
The Condo Cliff refers to the financial pressure placed on condo associations resulting from revisions to the Florida Condo Law that mandate the completion of Structural Integrity Reserve Studies (SIRS) and Milestone Inspection Reports of all projects.
The Miami Condo Cliff Index™ is a weekly measurement that tracks the financial health and stability of 23 condo markets in the tricounty region of Miami-Dade, Broward and Palm Beach based on active listings and pending sales for all condos and Vintage condos, which are units in buildings that are at least 30 years old.
Unlike traditional condo sales statistics that lag weeks or months behind, the Index tracks weekly fluctuations in active listings and pending sales, providing a realtime snapshot of the South Florida condo market at a moment in time.
This approach offers a forward-looking perspective, previewing trends that will be reflected in upcoming quarterly statistics.
The Index is calculated by dividing the number of pending sales in a geographical area into the number of active listings in that same area, and then multiplying by 100.
Higher values signal a market with conditions that favor sellers, while lower values indicate a market that favors buyers. Here is a breakdown of what that means:
A high score indicates that demand from buyers is outpacing the supply of available condos. When a relatively large number of condos are being sold compared to the total number listed for sale, sellers gain more leverage in negotiations.
A low score indicates that the supply of condos is greater than buyer demand. This occurs when there is a large inventory of condos for sale but fewer are actually being sold, which gives buyers more choices and negotiating power.
An unchanged score indicates market equilibrium. This occurs when the ratio between pending sales and active listings remains the same, even if the raw numbers have changed. For example, if both pending sales and active listings increase by 10 percent, the Index score will not change. This signals that while market activity may have shifted, the balance of negotiating power between buyers and sellers remains constant.
The minimum possible score is 0, representing zero buyer demand, while the maximum score is theoretically unlimited as the Index is a ratio that can exceed 100.
Buyers should focus their attention on weaker markets to achieve deeper discounts while unit owners should only sell in stronger market to maximize sales pricing.
Weekly Results (Newest to oldest):
Submarkets (Newest to oldest):
2025 - March 18 (West Palm Beach Downtown - Island)
2025 - March 4 (Fort Lauderdale Downtown - Beach)
2025 - February 25 (Hollywood - Hallandale Beach)
2025 - February 18 (Sunny Isles Beach)
2025 - February 10 (Miami Beach)
2025 - February 3 (Greater Downtown Miami)
Quarterly Results (23 Markets):
South Florida
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Miami-Dade County
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Broward County
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Palm Beach County
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Greater Downtown Miami
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Key Biscayne
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Fisher Island
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Miami Beach
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
North Bay Village
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Bal Harbour - Surfside - Bay Harbor Islands
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Sunny Isles Beach
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Aventura
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
North Miami - North Miami Beach
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Miami’s Upper East Side
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Miami’s Little Havana
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Miami’s Coconut Grove
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Coral Gables
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Hollywood - Hallandale Beach
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Fort Lauderdale (Downtown - Beach)
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Pompano Beach
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Boca Raton
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
Delray Beach - Boynton Beach
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
West Palm Beach (Downtown - Island)
2025 - Q2
2025 - Q3
2025 - Q4
2025 - Full Year
The views and opinions expressed in this report are for general informational purposes only. It is believed to be accurate and complete based on current market trends but cannot be guaranteed or warranted as circumstances change without notice. It should not be considered as financial, legal, tax or investment advice. This content should not be relied upon as the sole basis for making any financial decisions. Before making any investment or financial decisions, you should consult with a qualified professional to determine the suitability of any investment or strategy for your individual circumstances and goals.
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