Miami Condo Mondays™ is a live podcast hosted by Peter Zalewski of the Miami Condo Investing Club™ and veteran broker Jenny Huertas of CVRRealty.com providing an in-depth look at the latest residential real estate trends in South Florida.
Recorded weekly in Greater Downtown Miami, the podcast offers a one-hour discussion on various real estate topics, including preconstruction condos, market trends and investment strategies.
The hosts share their expertise, with Zalewski focusing on macro perspectives and Huertas offering micro insights from her on-the-ground experience.
Tune in every Monday at 4 PM (EST) on the social media accounts of Peter Zalewski and Jenny Huertas for insights on the latest trends in the South Florida condo market.
In this episode of the Miami Condo Mondays™ podcast, Zalewski and Huertas discuss why the South Florida condo market is entering a period of heightened uncertainty, with rising inventory and a widening premium between asking and sale prices.
This is occurring at a time when the South Florida condo market is transitioning from the Summer Buying Season that ends in October and the Winter Buying Season that begins in November.
After months of declining listings, the tricounty South Florida region of Miami-Dade, Broward, and Palm Beach has seen condo inventory tick upward for the first time in five months.
As of late September 2025, nearly 26,000 condos are on the market, with an average asking price of $946,000 per unit or $555 per square foot.
Contrast that with the average sale price during the Summer Buying Season being just $562,000, highlighting the 68 percent premium that asking prices represent compared to what buyers have been willing to pay.
Zalewski noted that properties are sitting on the market for an average of 289 days, far exceeding the typical six-month listing period.
Huertas added that many owners are reluctant to lower prices, but those who do are seeing faster sales.
“The only thing that is attractive to buyers is the price,” she said, emphasizing that staging and marketing gimmicks are unlikely to move overpriced units.
The market’s challenges are compounded by broader economic factors.
Despite a 25-basis-point interest rate cut by the Federal Reserve on Sept. 17, 2025, mortgage rates have actually risen, now averaging 6.35 percent.
“The rate cut was supposed to stimulate the market, but concerns about job security and tariffs have kept buyers cautious,” Huertas said.
Huertas pointed out that while Wall Street is hitting record highs, Main Street is feeling the pinch, with rising costs of living and job market uncertainty making buyers more hesitant.
Vintage condos - those at least 30 years old - are faring slightly better, with a smaller premium between asking and sale prices and an average of 225 days on the market.
The average asking price for these older units is nearly $397,000 with sales closing at $343,000. This represents a 16 percent premium.
The 2025 Florida Condo Association Financial Cliff with rising maintenance fees, hefty special assessments and pricey insurance poses serious risks for both buyers and sellers.
“People are moving out, retiring or simply deciding it’s not a good financial decision to hold onto these properties,” Huertas said.
With 13.3 months of supply on the market - more than double the threshold of six months for a balanced market - South Florida is firmly in a buyers market.
Both Zalewski and Huertas suggested sellers who want to unload their units should price their condos aggressively if they want to move their properties, while buyers are encouraged to prepare financially and focus on identifying specific buildings that they prefer before making offers.
As the Winter Buying Season approaches, all eyes are on whether increased inventory, economic headwinds and a possible influx of new construction will force a long-awaited correction in the South Florida condo market.
“We’re overdue for a change,” Huertas said.
