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™.
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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.
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Episode Overview
In the April 7, 2026, episode of the Miami Condo Exchange™ podcast, host Peter Zalewski examines the tricounty South Florida region of Miami-Dade, Broward and Palm Beach where nearly 400 unsold condos—reflecting about a 1.50% drop in total inventory—were pulled from the market rather than being repriced lower as the Winter Buying Season closes out at the end of the month.
The corresponding charts and tables for this analysis are located below.
Zalewski said many of those sellers are expected to sit on the sidelines waiting for the 2026-27 Winter Buying Season rather than venture into what could be the weakest Summer Buying Season in recent memory.
After the FIFA World Cup tournament—with matches scheduled in Miami—in June and July, the South Florida condo market will face the traditional August vacation lull before the expected September ramp up of campaign marketing leading into the midterm elections in November.
It is against this backdrop of listings falling faster than pending contracts that the South Florida Overall Condo Cliff Index™ edged up 0.12% to 9.46 points for the week ending April 7, 2026, from 9.45 points the prior week.
This marks yet another all-time high for South Florida’s Overall Index, which launched on Jan. 1, 2025, to coincide with the Florida Condo Association Financial Cliff.
The Condo Cliff is defined as a moment where the cost of condo living becomes unmanageable for cash-strapped owners due to rising maintenance fees, hefty special assessments and pricey insurance premiums resulting from the post-Surfside legislation.
The South Florida Vintage Condo Cliff Index™—which tracks units at least 30 years old—posted an even stronger gain, climbing 1.73% to 9.15 points—also an all-time high—for the week ending April 7, 2026, from 8.99 points the previous week.
The widening gap between the two indices reveals an emerging split in the market.
Owners of Vintage units—who face the steepest increases in the cost of condo living—are canceling, withdrawing or allowing their listings to expire rather than cutting their prices any deeper.
Sellers of newer units, in contrast, are holding firm heading into the heat, humidity and hurricane warnings of the Summer Buying Season that typically thins the buyer pool.
In South Florida, Overall condo listings fell 1.46% to 25,636 units while Vintage listings declined 1.70% to 17,558 units for the week ending April 7, 2026.
Vintage condos represent nearly 68.5% of all listings on the South Florida market, reflecting how deeply the post-Surfside legislation has burdened cash-strapped owners of older units across the tricounty region.
As sellers pull their condos from the market rather than cut prices further, South Florida's Overall pending sales decreased 1.34% to about 2,425 contracts while pending sales of Vintage units were unchanged at 1,606 for a second consecutive week.
With less than 24 days left in the Winter Buying Season, sellers who have decided to stay in the market have had to lower their asking prices in an attempt to attract buyers.
South Florida’s Overall average asking price for active listings dropped 6.15% to $549 per square foot for the week ending April 7, 2026, from $585 the prior week.
For Vintage units, the average asking price slipped 4.19% to $343 per square foot from $358.
Vintage condos are now listed for about 37.52% less than the Overall market across South Florida.
As for pending sales, the Overall average asking price dropped 4.72% to $565 per square foot from $593 the prior week. For Vintage units, the average price for pending sales dipped 0.87% to $341 per square foot from $344.
On a county-by-county basis, the results are mixed in South Florida.
Palm Beach County continues to be the star of the region with its Overall Index jumping 3.23% to a new record high of 12.81 points for the week ending April 7, 2026, from 12.41 points the prior week.
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