For decades, buying a condo in Florida was a leap of faith masked by palm trees and ocean views. But in the new year, the veil of secrecy has been lifted.

Between a new mandatory digital transparency law and a landmark court ruling that delivered the so-called “poison pill” to developers, the power dynamics in the state of the sun has changed dramatically.

“I think it’s definitely correcting,” Douglas Elliman Palm Beach agent Jessica Julian told Fox News Digital about the state of the condo market. “I would say last year we saw more of these older buildings hurting, not as many buyers for them. Everyone was a little scared to dive into an older building after what happened in Miami in Surfside. And now that assessments are being paid and repairs are being made, we’re definitely seeing that correction.”

“I think momentum is probably the best word we have. Things have stabilized. We’re going to move forward…And again, the demand here in South Florida is so strong,” Danielle Blake, Head of Residential and Advocacy at MIAMI REALTORS, also told Fox News Digital.

FLORIDA’S AGING SEAFOOD CONDOMINIUMS BECOME GOLD MINES AS OWNERS GET DEVELOPERS BUYOUTS

The first major change in 2026 includes provisions that went into effect under House Bill 913 that require associations with 25 or more units to have a dedicated, secure digital portal where potential buyers can view bank statements of a condominiumbooking details and even structural reports of a building.

A lifeguard tower stands on the beach on a sunny day in front of the apartments on August 16, 2023 in Miami, Florida. (Getty Images)

“If you click the button, you can go in there, you can look at all these documents, including the budget, before you make that offer,” Blake said. “We are big supporters of this. It brings transparency and accountability, and we continue to promote it.”

“It’s making the condo market more predictable. So condos that have delayed reservations or delayed issues with their building are seeing a lot more negotiations going on,” Julian noted, “where buildings that have thought ahead and have fully funded reservations have a competitive advantage in the market.”

In Miami-Dade65% of active inventory consists of older condo buildings, and sales between $200,000 and $400,000 are up 21% year over year despite rising insurance costs and assessments, according to REALTORS data. Experts weighed in on whether shoppers are brave or just yearning for a piece of paradise.

“I’d like to say it’s all because of our advocacy work. I mean, transparency is very important, but I think it has more to do with market conditions. And in South Florida, it’s a very hot market. Everybody wants to move here. The weather is absolutely beautiful. People want to take advantage of it. And so this is really the last affordable inventory we have,” Blake explains.

“I’m getting a lot of buyers who are anxious to come here to South Florida, but are very well informed. They usually come to me already doing their due diligence,” added Julian. “Maybe they already have the buildings they’ve pointed out. They’ve researched the others, figured out which ones look a little weak in those reservation studies.”

The second major change in Florida’s condo market is the recent Biscayne 21 court ruling, which set a legal precedent that effectively gives minorities, 5% to 10% of homeowners, the power to block major renovations if the original filing required unanimous consent.

SOUTH FLORIDA’S OLD CONDOMINIUMS ARE NOW SELLING FASTER THAN NEW CONSTRUCTION UNITS Amid Affordability Crisis

Julian called the decision a “poison pill” for developers eyeing Miami’s older waterfront buildings as prime targets for ultra-luxury conversions.

“The poison pill, which is (a) 100% buy-in, makes things very difficult. So they haven’t been chasing them as much,” he said. “It’s too unheard of to try to do that, to change the condo bylaws and try to throw a building in that way. So I think that will change in the future as developers look at buildings much more scrutinizingly and patiently.”

Julian has handled the buying wars personally in late 2025 at Harbor Towers & Marina in West Palm Beachwhen two developers sued several owners caught in the crosshairs of a battle for control of the building.

“What they don’t realize, which I see behind the scenes, is that these developers are taking other buildings that are more affordable to them, that make more sense in pencil. And eventually, we’re going to be oversaturated.”

– Jessica Julian

“There’s a handful of buildings that still have language in their condo bylaws that say 75 to 80 percent can end a building … So it’s very likely that developers will do their due diligence and look at those buildings first,” Julian said.

“I think this case really highlights the importance of reading government documents,” Blake noted. “It’s really important for developers to check it out and know what you’re getting into before you build it into your plan.”

With his advocacy role in mind, Blake also offered advice on what solutions real estate agents can push to make sure one or two residents can’t prevent an entire community from walking away from the financial burden of an old building: “Talk to local government, talk to the state. Everyone needs to be informed so they can find the right solution. And we would support that.”

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And while both experts agree that the two big changes in Florida’s condo market placed a major emphasis on clarity and communication, Julian shared a warning about the future of the market environment.

“Greed is setting in a little bit. So (buyers) are holding back until they get a lot more millions of dollars (from developers’ offers). But what they don’t realize, which I see behind the scenes, is that these developers are taking other buildings that are more affordable to them, that make more sense in pencil. And eventually, we’re going to be oversaturated.

“So if they’re waiting, thinking they’re going to get the final payment, they might want to think again.”

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