The Miami Condo Exchange™ is a live podcast at 4 pm (Miami time) on Tuesdays about 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 pork bellies, oil or salty snacks.
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 (EST) at MiamiCondo.Club or on the social media account of Peter Zalewski to watch the livestreams free.
Episode Overview
In the Feb. 3, 2026, episode of the Miami Condo Exchange™ podcast recorded in Greater Downtown Miami, Peter Zalewski outlines the emerging "chinks in the armor" of a South Florida market long said to be bulletproof by the sellside brokers.
The corresponding charts and tables for this analysis are located below.
The most significant revelation of this week’s episode is that South Florida condo prices per square foot fell year-over-year during the first half of the 2025-26 Winter Buying Season of November through January.
Specifically, the overall market dipped 2.3% to $390 while the Vintage sector—for units at least 30 years old—tumbled 7.9% to $280 compared to the previous year.
This pricing retreat validates the earlier warnings of the South Florida Overall Condo Cliff Index™, which has trended upward to 7.25 points as of Feb. 3, 2026, as desperate sellers finally slash prices to generate transactions despite stubbornly high mortgage rates.
The South Florida condo market recalibration is being driven by an emerging “doom loop” scenario where rising maintenance fees, special assessments and looming 2026 funding mandates are colliding with a shrinking pool of foreign buyers due to the current U.S. immigration policy.
This fundamental shift is reflected in the South Florida Overall Condo Cliff Index™, which is signaling that deep discounting is effectively spurring an uptick in pending sales activity.
Additionally, the South Florida Vintage Condo Cliff Index™ reached 7.23 points on Feb. 3, 2026, driven by the fact that older units are now trading at significant discounts compared to the premium pricing often found in new construction.
While the South Florida real estate industry still suggests that condo prices will never fall, the current data shows that supply is rising while transactions are only occurring when sellers are bold enough to accept deeply discounted offers.
The fallout remains uneven across the tricounty South Florida region, with Miami-Dade County posting a robust 8.99 points on its Vintage Index, suggesting that older product there is finding more traction than in neighboring counties.
Conversely, Broward County remains the regional laggard with an Overall Index of 6.29 points and a Vintage Index of 6.04 points, as the county’s massive inventory of units at least 30 years old faces strong headwinds.
Palm Beach County continues to serve as a geographic outlier with an Overall Index reading of 8.44 points, bolstered by the condo demand surrounding West Palm Beach thanks to the power structure flocking to President Donald Trump’s Mar-a-Lago residence.
Despite this localized strength, the Palm Beach County Vintage Index sits at 7.14 points, reflecting the reality that nearly 84% of its active listings are older units currently under heightened scrutiny due to structural integrity mandates.
