South Florida Summer Buying Season Begins With Most Condo Listings Since 2016
In this issue of the Miami Condo Market Intelligence Report™, we discuss the surging number of condo listings on the market at the start of the 2025 South Florida Summer Buying Season.
Volume 2025, Issue 18 (Subscribe here)
For this week’s Miami Condo Market Intelligence Report™ newsletter, we reveal our latest research that shows South Florida is beginning this Summer Buying Season with the greatest number of condo listings - more than 30,465 - on the market since 2016.
The Summer Buying Season - which stretches from May through October - is traditionally a time of fewer out-of-town buyers visiting the tricounty South Florida region of Miami-Dade, Broward and Palm Beach due to the heat, humidity and hurricane concerns.
Beyond the usual atmospheric discomforts, this year’s South Florida Summer Buying Season is also facing significant national and local headwinds that could negatively impact local condo transactions for the next six months or even longer.
In a recent Miami Condo Minute™ micropodcast, we explored the current economic uncertainties impacting the South Florida market. This includes Liberation Day tariffs imposed by the current presidential administration, potential recession indicators marked by GDP contraction in Q1 2025 and newly adopted revisions to the Florida Condo Law that some fear do not provide enough relief for cash-strapped unit owners.
Adding to the challenge is the fact that Fannie Mae - a buyer of mortgages on the secondary market - has expanded its “blacklist” to include more than 1,400 Florida condo associations that are not financeable due to inadequate “property insurance or (the) need to make critical building repairs,” according to the Wall Street Journal.
Locally, South Florida is in the midst of the 2025 Condo Association Financial Cliff resulting from rising maintenance fees, special assessments and insurance rates triggered by the Surfside condo collapse in 2021.
In the wake of the tragedy where nearly 100 people died and a $1 billion settlement was paid out to the families of the victims, the Florida legislature approved a series of changes to the Florida Condo Law that some industry watchers say has resulted in a spike in resale supply, falling prices and an overall bearishness about the market.
For months, press reports have chronicled how owners are scrambling to offload their units but facing resistance as it is currently cheaper by about $21,000 annually to rent rather than own in South Florida at this time.
To better understand what the South Florida condo market is facing, we did a deep dive into the statistics.
Our research found that in April 2025 - the last month of the recently concluded Winter Buying Season - that the South Florida condo market had more than 30,465 units listed - categorized as active, coming soon and active with contract - for resale.
This represents nearly a 28 percent increase from April 2024 when there were less than 23,825 condo listings on the market, according to a report from CondoVulturesRealty.com.
For comparison, the number of South Florida condo listings in the three preceding Aprils totaled less than 15,160 in 2023, less than 10,500 in 2022 and less than 19,640 in 2021.
In the Summer Buying Season of 2020 - at the onset of the pandemic - there were about 26,665 condos listed for resale in South Florida, according to the report.
The last time South Florida began a Summer Buying Season with this many condos listed for sale was in 2016 when more than 31,700 units were on the market due in part to a building boom that was underway.
If you are interested in finding out more about our base-case scenario for the 2025 South Florida Summer Buying Season, we encourage you to virtually attend the next Monthly Meeting of the Miami Condo Investing Club™.
The 75-minute virtual meeting is scheduled to start promptly at Noon (EST) on Wednesday, May 14, 2025.
At this event, we will be revealing our outlook for Overall condos and Vintage units that are at least 30 years old in the tricounty region. We will also discuss opportunities and pitfalls as we delve into condo supply, prices and Days On Market (DOM) metrics.
Please note, the virtual Monthly Meetings as well as our in-person MeetUps (the next event is scheduled for Tuesday, May 20, 2025, in Fort Lauderdale) are exclusively for Club members. Information about Club membership is available with this link.
We are pleased to offer a portion of our research for free to our newsletter subscribers and MiamiCondo.Club readers, providing a glimpse into our insights.
For full access to our comprehensive reports, statistical charts, virtual Monthly Meetings and exclusive MeetUp events, we invite you to join the Miami Condo Investing Club™.
The Club's mission is to foster a community that shares realtime, actionable intelligence on the latest real estate trends, emerging opportunities and trusted service providers throughout South Florida.
Whether you are a Do-It-Yourself (DIY) condo buyer or a seasoned real estate professional, the Club provides invaluable resources, including up-to-date statistics, expert analysis and access to tailored consulting services.
We also encourage you to explore our podcast, available on all major platforms such as Apple, Spotify and YouTube, for insightful discussions and updates.
As always, our consulting, expert witness and buyside brokerage services remain available to you, building on our established reputation since 2006.
For specific information regarding discounted condo resales or bulk deals in South Florida, please visit CondoVulturesRealty.com or contact our office directly at 305.865.5859.
— Peter Zalewski, Founder of the Miami Condo Investing Club™
Story 1
Welcome To Miami's Most Unpredictable Summer Buying Season Since 2020
In this episode of the Miami Condo Minute™ micropodcast, host Peter Zalewski - founder of the Miami Condo Investing Club™ - dives into the 2025 South Florida Summer Buying Season, which is shaping up to be one of the most tumultuous since the pandemic in 2020.
Story 2
Price Surprise: New Homes Sell For Less Than Existing Homes In March 2025
In this episode of the Miami Condo Minute™ micropodcast, host Peter Zalewski - founder of the Miami Condo Investing Club™ - discusses a new report from CNBC - entitled “Home Prices Declines In Major Markets” - that shows it is now slightly cheaper to purchase a new home compared to an existing residence across the United States.
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Will Florida Condo Law Revisions Go Far Enough For Cash-Strapped Unit Owners?
In this episode of the Miami Condo Minute™ micropodcast, host Peter Zalewski - founder of the Miami Condo Investing Club™ - breaks down the final 2025 Florida condo association bill and its impact on cash-strapped unit owners.
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South Florida Condo Cliff Index™ Rises 1% As Stock, Bond Market Volatility Calms
South Florida’s condo markets improved slightly within the last week as the volatility in the global stock and bond markets triggered by President Donald Trump’s shifting tariffs policies began to stabilize.
Story 5
Miami Condo Investing Club™ Unveils 2025 Summer Buying Season Events Schedule
Tourism numbers may fall during the 2025 South Florida Summer Buying Season due to the hea…
This information is intended for general informational purposes only and is based on research, personal experience, and interviews. It does not constitute legal advice, as we are not legal professionals. While we strive for accuracy and completeness, this information is provided on an "as is" basis, without any warranties or guarantees.
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