In this episode of Miami Condo Mondays™, the hosts discuss a dismal Summer Buying Season where active listings fell more than 5% while pending sales plummeted nearly 22% between May and October. Miami Condo Mondays™ features Peter Zalewski of the Miami Condo Investing Club™ and veteran broker Jenny Huertas of CVRRealty.com in a weekly deep dive into South Florida condo real estate. Recorded in Greater Downtown Miami, the podcast delivers an hour of high-level analysis on preconstruction condos, market trends and investment strategies for the tricounty South Florida region of Miami-Dade, Broward and Palm Beach. The show leverages more than 60 years of combined institutional knowledge as Zalewski provides the macro perspective and Huertas offers on-the-ground micro insights from her daily experience in the trenches. The show streams live every Monday at 6 pm on the social media accounts of both hosts to provide an authoritative look at the latest shifts in the condo market. Episode Overview In this episode of the Miami Condo Mondays™ podcast on Nov. 2, 2026, co-hosts Jenny Huertas of CVR Realty and Peter Zalewski of the Miami Condo Investing Club™ dissect a weak six-month stretch from May through October that left buyers firmly in control in the tricounty South Florida region of Miami-Dade, Broward and Palm Beach. The core thesis centers on decisive buyer leverage in the tricounty’s condo market after the South Florida Overall Condo Cliff Index™ fell from 9.51 at the end of the Winter Buying Season on April 28, 2026, to 7.84 points on Oct. 27, 2026, a 17.6% decline, while the Vintage Index that tracks units at least 30 years old dropped from 9.40 to 7.56, a 19.6% decline. The discussion arrives at the start of the 2026-27 Winter Buying Season of November through April and on the eve of the midterm elections on Nov. 3, 2026. Active listings in the tricounty area declined from 25,477 to 24,132, a 5.3% drop, after bottoming near 22,959 around the Labor Day holiday and then steadily climbing, according to CVRRealty.com. Vintage listings fell from 17,498 to 16,082, an 8.1% decline. Pending sales weakened far more sharply, sliding from 2,423 to 1,893 Overall, a 21.9% drop, and from 1,645 to 1,216 for Vintage units, a 26.1% decline. Average asking prices for Overall units eased from $554 per square foot to $522 per square foot, a 5.8% reduction, while Vintage asking prices slipped only from $327 to $321 per square foot, a 1.8% drop. Average pending sales prices remained essentially flat Overall at $564 per square foot but plunged from $342 to $299 per square foot for Vintage units, a 12.6% decline. Vintage units are now listed at nearly a 39% discount to Overall asking prices and a 47% discount on pending prices. Macro pressures remain intense. Mortgage rates reached as high as 7.5% and stood at 7.27% on Nov. 2, 2026, well above the 5% level Wall Street views as necessary to revive activity. Affordability stays constrained. Fannie Mae’s elimination of limited reviews has lengthened condo loan timelines and raised costs, with a 15% reserve requirement set to take effect in January 2027. Seller-specific pressures intensified as associations prepared 2027 budgets, maintenance fees and special assessments. Owners who bought in 2021 through 2023 often cannot cover carrying costs with rents and face mandatory inspections and reserves triggered by the June 24, 2021, Surfside collapse. Many condo sellers pulled listings during the Summer Buying Season rather than accept repeated lowball offers, only to begin relisting as whisper numbers on 2027 condo association budgets emerged. The rental market offers little support. Corporate landlords continue to undercut individual investors with aggressive incentives, including $99 security deposits in some cases, making it cheaper to rent than to own for many would-be buyers.
