Buy, Sell, Hold Miami Real Estate Podcast For Week Of Oct. 10, 2025

Welcome to Buy, Sell, Hold Miami weekly podcast for a no-nonsense perspective on South Florida real estate from a pair of locals with differing opinions.Each week, real estate advisor Daniel Hernandez of Compass Real Estate and longtime analyst Peter Zalewski of the Miami Condo Investing Club™ break down the housing market headlines, unpack policy changes and provide unfiltered analysis on everything from condo terminations to Vintage unit fire sales, luxury speculative homes to developer strategies.Episode OverviewIn this episode of Buy, Sell, Hold Miami podcast, Hernandez and Zalewski are joined by special guest David De Leon of Compass Real Estate - who leads the De Leon Group - to discuss the real estate, financial and cultural trends impacting South Florida.Their conversation - which is prompted by local news stories - examines several key issues affecting the tricounty South Florida region of Miami-Dade, Broward and Palm Beach in 2025.The episode opened with a discussion about the cyclical nature of Miami’s condo market.De Leon and Zalewski recalled the 2016-2017 lull, referencing high commission incentives and the impact of major developers like Jorge Perez of the Related Group.Restaurants and real estate intersected early in the conversation, with the hosts noting recent sales of iconic Miami eateries and the trend of converting restaurant sites into new developments.The panel debated the implications for local culture and property values.A recurring theme was the concept of “condo recycling,” where older buildings are terminated and redeveloped.The hosts cited Ken Griffin’s high-profile Citadel project as an example of Miami’s ambition to rival New York as a financial capital, despite construction delays and ballooning costs.The show’s format, which invites guests to Buy, Sell or Hold on hot topics, set the stage for a lively debate on luxury home prices.The panel noted that a $1 million home, once a symbol of luxury, now barely meets the median in Miami-Dade County.De Leon highlighted the oversupply of condos and the unique pressures facing vintage buildings, including new insurance requirements and special assessments following the Surfside tragedy. Zalewski warned that these costs are forcing some owners to sell at a loss.Negotiations between buyers and sellers have grown more complex, the hosts said, with pricing strategies and market oversupply leading to longer listing times.The pandemic’s impact on buyer behavior was also discussed, with De Leon observing a shift from frenzied overbidding to more cautious, price-driven decisions.The conversation touched on the changing demographics of Miami, with an influx of new industries and content creators reshaping the city’s economic base. The panel debated whether these changes signal a permanent shift or a temporary boom.A key segment focused on the UBS Global Real Estate Bubble report, which ranked Miami as the most at-risk city for a property bubble, according to a recent report.The hosts dissected the report’s methodology, noting the growing disparity between local incomes and property prices.Zalewski and De Leon traced the city’s real estate cycles, emphasizing the seven-to-10-year pattern of booms and corrections.They argued that the pandemic disrupted the expected downturn, leading to an unsustainable surge in prices.The fate of Miami’s restaurants remained a hot topic, with the panel discussing the challenges faced by family-run businesses and the rise of deep-pocketed operators.The trend of converting restaurant sites into condos was seen as both a threat to local character and an opportunity for urban renewal.Neighborhood development, particularly in Coconut Grove’s West Grove submarket, was another focal point.De Leon described the area’s transformation, citing new townhouses, rising prices per square foot, and increased walkability as signs of progress.