The Miami Condo Exchange™ is a live podcast at 4 pm (Miami time) on Tuesdays covering the latest South Florida condo stats, metrics and trends hosted by expert Peter Zalewski of the Miami Condo Investing Club™.
The 14 corresponding charts and tables for this analysis are located below.
Recorded weekly in Greater Downtown Miami, the program’s core premise is to analyze condos as commodities, no different than salty snacks, oil or pork bellies.
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 at MiamiCondo.Club or on the social media account of Peter Zalewski to watch the livestreams free.
Episode Overview
In the Aug. 18, 2026, episode of the Miami Condo Exchange™ podcast, host Peter Zalewski tracks a tricounty condo market where the Overall reading of the South Florida Condo Cliff Index™ fell for the seventh time in eight weeks.
The South Florida Overall Condo Cliff Index™ slipped 0.2% to 8.85 points on Aug. 18, 2026, from 8.87 points on Aug. 11, 2026.
Within that eight-week stretch, the only Week-over-Week increase occurred on Aug. 11, 2026, when the Overall Index posted a brief uptick to 8.87 points before resuming its decline this week to 8.85 points.
At the end of the 2025-26 Winter Buying Season of November through April, the Overall Index stood at 9.51 points on April 28, 2026.
With this week's decline, the Overall Index is down 6.94% in the first 16 weeks of the 2026 Summer Buying Season of May through October.
The South Florida Vintage Condo Cliff Index™ moved in the opposite direction, rising for a second consecutive week.
The Vintage Index climbed 1.4% to 8.84 points on Aug. 18, 2026, from 8.72 points on Aug. 11, 2026.
Despite the Week-over-Week gains, the Vintage Index that tracks units at least 30 years old remains down 5.96% since the close of the Winter Buying Season.
The South Florida Overall average pending sales price were flat on a Week-over-Week basis at $534 per square foot on Aug. 18, 2026, unchanged from Aug. 11, 2026.
The South Florida Vintage average pending sales price edged up 0.3% to $302 per square foot on Aug. 18, 2026, from $301 a week earlier.
This means Vintage condo pending sales are about 43.4% less than the broader Overall market.
It is important to note the average price of a pending sale does not reflect the final amount that will be paid for a unit but rather the price being sought at the time a deal is reached.
Zalewski points to sustained price discounting—rather than a rebound in demand—as the likely driver behind the Vintage segment’s back-to-back gains.
On a county-by-county basis, the tricounty South Florida region of Miami-Dade, Broward and Palm Beach moved in different directions.
Miami-Dade County posted the strongest Vintage Index reading in South Florida.
The Miami-Dade County Vintage Condo Cliff Index™ reached 10.35 points, an increase of 2.2% from the prior week.
The county’s Overall Index eased to 8.26 points, a decline of 0.1% on a Week-over-Week basis.
Palm Beach County posted the strongest Overall reading in the tricounty region.
The Palm Beach County Overall Condo Cliff Index™ eased slightly to 12.71 points on Aug. 18, 2026, from 12.74 points on Aug. 11, 2026, a decline of 0.2%.
Palm Beach County’s Vintage Index rose 1.7% to 9.31 points on Aug. 18, 2026, from 9.15 points on Aug. 11, 2026.
Broward County, once again, posted the weakest Overall and Vintage readings in South Florida, at 7.40 points and 7.47 points respectively, as the county’s Vintage Index rose 0.4% while its Overall Index slipped 0.3% from the prior week.
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.
Permits, red tags, entitlements
Episode Timeline (Excluding Opening and Closing Music)
00:00 - Introduction
02:59 - Miami Condo Exchange™ Weekly Update
03:24 - South Florida Condo Cliff Index™ Seventh Weekly Decline
08:43 - Trading Pit Explanation For Condos
09:12 - Post-Surfside Condo Regulations
09:55 - Structural Integrity Reserve Study (SIRS)
12:04 - Florida Condo Association Financial Cliff
13:18 - Tracking 23 South Florida Condo Markets
14:11 - Closed Sales Vs. Realtime Data
14:55 - Strongest, Weakest County Markets
16:04 - Nobody Wants Modern Condos
17:33 - Valet Versus Self Parking Issues
19:34 - Great Miami Hurricane Anniversary
22:24 - Overall Index Down Nearly 7%
23:51 - Listings Drop By 2,400 Units
25:46 - World Cup Impact On Condo Sales
26:49 - Fannie Mae Limited Review Eliminated
28:07 - Pending Sales Trends Reviewed
29:28 - Pricing Per Square Foot Breakdown
33:59 - County-By-County Condo Sales
35:12 - Mar-A-Lago Effect On Palm Beach County
39:05 - South Florida Condo Pricing
41:26 - Miami-Dade County Strongest Pricing
41:30 - Pending Sales Comparison
42:08 - Vintage Pricing By County
43:47 - Asking Vs. Pending Prices
44:32 - Pending Price Discount Explanation
47:02 - Listings By County
47:48 - Pending Sales By County
49:07 - Vintage Index Change By County
51:36 - Three Weeks Since Fannie Mae Change
52:57 - Sellers Need To Keep Head Down
54:09 - Median Rent Decline Since 2022
55:17 - Conclusion
Episode’s Top 10 Takeaways
The South Florida Overall Condo Cliff Index™ fell in seven of the past eight weeks, extending a decline that favors buyers over sellers in the broader market.
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