The weekly podcast The Peter Zalewski Show™ features interviews with South Florida business leaders focused on real estate, finance and the economy.
The program - hosted by Peter Zalewski of the Miami Condo Investing Club™ - is broadcast live every Wednesday at 4 pm (Miami time) at MiamiCondo.Club and on Peter Zalewski’s social media accounts to watch the free live broadcasts.
The objective of the show is to deliver straight talk, share institutional knowledge and provide data-driven analysis on the macro and micro economic forces shaping the tricounty South Florida region of Miami-Dade, Broward and Palm Beach.
Episode Overview
In the July 29, 2026, episode of The Peter Zalewski Show™ podcast, host Peter Zalewski examines a Greater Downtown Miami condo market where sellers are pricing units for a buying rush that ended years ago.
Greater Downtown Miami is currently flooded with 17.3 months of supply—placing it in the category of a Deteriorating Buyers Market—at the halfway point of the 2026 Summer Buying Season of May through October.
Despite the oversupply, condo sellers in Greater Downtown Miami are still asking nearly 53% more for their Overall units than the average prices achieved in the first six months of 2026, according to data from CVRRealty.com.
Greater Downtown Miami is defined as the Eddie Rickenbacker Causeway north to the Julia Tuttle Causeway, and Biscayne Bay west to I-95.
During the 44-minute episode, Zalewski assesses the bifurcation of the Greater Downtown Miami condo market where Modern units—no more than 29 years old— and Vintage units—at least 30 years old—are heading in different directions from a supply perspective.
The supply of Modern condos in Greater Downtown Miami stands at 18.7 months, moving ever closer to the 19-month mark that defines a Severe Buyers Market, according to the Miami Condo Supply Tracker™.
Compare this to Greater Downtown Miami’s Vintage condos that currently have about 8.8 months of supply available for resale.
The Vintage condo sector is in a Buyers Market, which is defined as between 7 months and 12.9 months of supply, according to the Tracker.
The Overall condo market—both Modern and Vintage units combined—in Greater Downtown Miami is in a Deteriorating Buyers Market based on 17.3 months of supply, according to the Tracker.
Falling rents in Greater Downtown Miami are exacerbating the problem for condo sellers who are trying to head for the exists amid rising maintenance fees, hefty special assessments and pricey insurance premiums.
Landlords are asking $4,100 per month on a median basis compared to the $3,600 per month achieved in the First Half of 2026.
When the 1% Rule of real estate investing metric is applied to Greater Downtown Miami’s current rental market, it is clear that condo sellers are asking too much for their units compared to the projected rents, Zalewski said.
Based on the current rental data, condo prices in Greater Downtown Miami should pencil out to between $360,000 and $410,000 per unit, far below the average asking price of more than $1.4 million for Modern units and less than $687,000 for Vintage units.
The Overall asking price for a Greater Downtown Miami condo is about $1.35 million.
Modern condos have a wider gap than Vintage units in rent-based valuations.
Modern condos sold for an average of more than $933,235—a List Vs. Sale Price Spread of 50%—in the First half of 2026 compared to Vintage units that are currently available for resale at a List Vs. Sale Price Spread of 20% based on an average transaction price of less than $572,000 between January and June of 2026.
Zalewski said the List Vs. Sale Price Spread is usually 20% in a balanced market.
Zalewski traces the divergence of the Modern Vs. Vintage condo sales to increased buyer confidence in the Milestone Inspection process now required for buildings at least 30 years old under the revised Florida Condo Law in the Post-Surfside era.
He also points to the increasing preference buyers have for Vintage units that typically have more living space, better locations and self-parking in an era where most newer associations now require vehicles to be dropped off with the valet.
Click play above to watch Zalewski’s analysis, and use the timestamped timeline and the Top 10 Takeaways below to navigate the program on demand.
Episode Timeline (Excluding Opening and Closing Music)
00:00 - Introduction
01:07 - Overview Of Greater Downtown Miami Condo Market
01:33 - Modern Condos Approaching Severe Buyers Market
01:49 - Vintage Condos Under Greater Scrutiny
02:13 - World Cup Impact On Miami Condo Market
03:09 - Deep Dive Preview Of Greater Downtown Miami
04:29 - Why Greater Downtown Miami Matters
05:30 - COVID Boom, Remote Work Migration To South Florida
06:46 - Companies Calling Workers Back To Office
07:03 - Owners Subsidizing Tenants As Rents Fall Short
07:55 - Insurance Industry Lobbies Florida Legislature
08:31 - Mandatory Milestone Inspections Explained
09:12 - Florida Condo Association Financial Cliff
09:44 - South Florida Condo Cliff Index™ Created January 2025
10:10 - Champlain Towers South Reference
10:34 - 1% Rule Of Real Estate Investing
11:13 - Greater Downtown Miami Boundaries Defined
12:43 - 2,300 Rental Units Asking $4,100 Per Month
14:21 - Achieved Rents Of $3,600 Per Month
18:48 - List Vs. Sale Price Spread Signals Weak Landlord Position
21:58 - Vintage Outperforming But Still Struggling
25:08 - Pricing Deep Dive
26:23 - Overall Market Asking Price
26:26 - Vintage Asking Price29:07 - Mercedes-Benz Condo Foreclosure
32:30 - Greater Downtown Miami Sales Data By Category
35:24 - Vintage Condo Market In Buyers Market
36:26 - Modern Condos Near Severe Buyers Market
37:26 - Federal Reserve, Interest Rates Impact On Housing
39:40 - January 2025 Prediction Of 40% Price Drop
41:03 - Summary, Advice For Sellers
41:53 - Fannie Mae Mortgage Review Changes Coming
43:38 - Conclusion
Episode Top 10 Takeaways
Greater Downtown Miami Overall condo listing prices are nearly 53% above the completed sales price in the first six months of 2026, more than double the 20% spread considered normal by Zalewski.
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