Southeast Market Reports

Miami’s Office Market Has Moved Beyond the Migration Narrative

by John Nelson June 29, 2026

Miami’s office market is no longer defined by migration alone. What is driving performance today is expansion, constrained supply and long-term corporate commitments that continue to support growth, even as many U.S. office markets navigate ongoing uncertainty. At its core, this cycle is defined by the imbalance between rising demand for space and the limited availability of high-quality office product. Companies are not only maintaining a presence in Miami, but they are scaling, and that expansion is increasingly shaping the direction of the market. That dynamic has been evident over the past five years and continued in the first quarter. Leasing activity has settled in above pre-2020 levels and the Miami-Dade County office market continues to record positive absorption. With 89,000 square feet of positive absorption this quarter, the Miami-Dade office market has absorbed approximately 3.4 million square feet since the start of 2021. That strong demand has pushed asking rents to $66.30 per square foot, up 10.6 percent year-over-year, and 53 percent since first-quarter 2021. The market also continued to attract institutional attention, underscored by Palantir’s decision to establish its headquarters in Miami. Underlying these numbers is a structural advantage that continues to set Miami apart: utilization. The city …

June 29, 2026

Georgia Market Reports Multifamily Southeast Southeast Market Reports

Atlanta Multifamily: Liquidity Is Back, And the Supply Squeeze Is Next

by John Nelson June 22, 2026

Twenty-two apartment properties traded in metro Atlanta during the first quarter of 2026 for just over $1 billion, nearly double the $528 million that traded across 15 deals in first-quarter 2025. Our team’s current offerings are seeing tour volume of 30 to 40 prospects, which is up 20 percent from a couple years ago. We are also seeing 20 or more offers per property, and the quality of buyer has greatly improved — capital has stopped waiting for clarity and started competing for product. Liquidity rebounded in the Atlanta apartment market in 2025, and the supply-demand setup heading into 2027 is the reason institutional and private capital is moving now rather than later. Let’s start with the rebound. Across 2025, transaction count rose 31 percent, total dollar volume increased 18 percent and average cap rates tightened roughly 16 basis points. Buyers paid up for better-located, higher-quality assets and stayed disciplined on legacy unit-count metrics. The bid-ask gap that froze 2023 and most of 2024 finally closed, but on terms that rewarded specificity rather than just appetite. Sellers, for their part, have moved into a more pragmatic posture. A meaningful share of 2026 activity reflects fund-life timing decisions — sponsors that …

June 22, 2026

Georgia Market Reports Office Southeast Southeast Market Reports

Atlanta Office Market’s Rebound Yields Positive Outlook

by John Nelson June 15, 2026

Atlanta’s office market has begun a new phase of stabilization, recovery and momentum. Following years of workplace adjustments brought on by the pandemic, real-time market data now points to a steady and sustained comeback. Companies are expanding their office footprints and establishing return-to-office (RTO) policies that are bringing employees back together. Whether you are a local resident noticing busier morning commutes or a business owner curious about the local economy, current real estate trends offer a fascinating look at where Atlanta is heading. Statewide momentum Georgia continues to prove its status as a top destination for business recruitment and organic growth. Atlanta acts as the central engine, supported by a highly skilled workforce and a welcoming business climate, which supports the health of the local office market. Recent high-profile corporate announcements highlight this momentum. For example, healthcare technology company Glytec recently announced plans to relocate its global headquarters to the Northwest Atlanta submarket. This major move will bring 500 new jobs to the metro area. Other significant commitments include UCB’s massive investment to establish its first United States manufacturing facility and Yamaha Motor Co.’s decision to relocate its national headquarters to Atlanta, not to mention Rivian’s ongoing growth in the …

June 15, 2026

Industrial Market Reports South Carolina Southeast Southeast Market Reports

Columbia’s Industrial Market Is Establishing Itself as a Major Player in the Southeast

by John Nelson June 8, 2026

Columbia’s industrial market is evolving into a competitive contender in the Southeast, with only a low 4.7 percent vacancy rate. The Scout Motors manufacturing project is a huge win for Richland County and the Midlands and will bring back the iconic Scout SUV (and pick-up truck). The 4,000 jobs on 1,600 acres is greatly anticipated. South Carolina was the fastest growing state in 2024, according to U-Haul, and near the top in 2025, with no signs of slowing. Columbia is in the middle of this steady growth with its central location as an excellent logistics hub with I-20, I-77 and I-26 and less than two hours from the Port of Charleston. Growing inventory The Columbia industrial market now contains approximately 81 million square feet of inventory, reflecting steady expansion over recent years. Despite being smaller than major logistics markets, Columbia stands out due to its active construction pipeline, with nearly 4 million square feet under development as of late 2025. This represents one of the highest development ratios among comparable secondary markets, signaling strong investor confidence and long-term growth expectations. Much of this new supply is concentrated in: • Build-to-suit logistics facilities • Large-scale speculative distribution centers • Advanced manufacturing …

June 8, 2026

Market Reports Restaurant Retail South Carolina Southeast Southeast Market Reports

With Suburban and Infill Projects, Columbia Takes the Next Step in its Retail Evolution

by John Nelson June 1, 2026

As we wrap up April, Columbia’s retail market is growing in two distinct directions. Out in Lexington County and the northeast Richland County, new retail-anchored mixed-use projects are stepping up to meet the demands of a booming housing market. At the same time, downtown is getting a major facelift as new infill developments reshape the city center. Historically, Columbia has always had a reputation as a steady, reliable market — thanks to our major hospital systems, state government, universities and Fort Jackson. But that steady market is officially evolving. Between tightening vacancy rates and the massive wave of economic confidence brought on by the Scout Motors plant, Columbia has moved beyond just being a “safe bet” and is quickly emerging as a highly competitive powerhouse in the Southeast. Suburban powerhouse Platt Springs Crossing (South Lexington/Red Bank): A centerpiece of this growth is Platt Springs Crossing, a $65 million, 57-acre mixed-use development at the intersection of Platt Springs and Old Orangeburg roads, has seen overwhelming interest from national brands. • Anchor success: Lowes Foods opened its 51,000-square-foot store in late 2025, serving as a massive traffic driver. • Tenant velocity: Confirmed regional and national tenants include Chipotle Mexican Grill, Panda Express, …

June 1, 2026

Florida Industrial Market Reports Southeast Southeast Market Reports

Southwest Florida Industrial Market Is Primed for a Surge

by John Nelson May 25, 2026

When it comes to the Florida commercial real estate market, the conversation typically gravitates toward the larger metro areas. However, for those of us on the ground, it’s clear that Southwest Florida is becoming a key player in the state, particularly for industrial users. By nearly every measurable standard — population growth, job creation and infrastructure investment — Southwest Florida continues to outperform much of the United States. Industrial users and investors have taken notice, and so far in 2026, leasing activity has already outpaced all quarters in 2025. According to the latest Colliers market report, the market has absorbed 115,777 square feet of flex and industrial space in the first quarter alone, compared to fourth-quarter 2025 which saw (-189,303 square feet) of negative absorption. This is due to pent-up demand from users taking a cautious “wait-and-see” approach last year. And while the factors preventing them from making decisions in 2025 still exist, the sheer necessity of a physical presence in the area has finally outweighed the perceived risks. ‘Supply reset’ On paper, the data might give pause. Overall vacancy in Southwest Florida rose to 9.7 percent in first-quarter 2026, a sharp departure from the 7.2 percent we saw just …

May 25, 2026

Market Reports Maryland Restaurant Retail Southeast Southeast Market Reports

Retail Leasing, Development Activity ‘Slow and Steady’ in Baltimore Market

by John Nelson May 18, 2026

Mirroring conditions nationally due to elevated interest rates, associated higher construction costs and general economic and geopolitical uncertainties, the volume of retail leasing and new development activity remains “slow and steady” in the greater Baltimore metropolitan region. The collective business and real estate communities remain optimistic for a rebound later this year, given the robust fundamentals that remain constant locally and the lessons learned during a tepid first-quarter 2025, which was followed by an over-performing remainder of the year. We expect the same to occur in 2026, with robust third and fourth quarters on the horizon later this year. Interest rate complexities Although interest rates have declined somewhat over the past year, the continued elevated climate has made all phases of the retail industry more expensive and forced developers and retailers to take a brief pause or to dig deeper for projected returns. More specifically, this has placed a halt on the future development of several new shopping centers in the Baltimore area due to higher financing costs, and multiple local retailers are also rethinking expansion plans because of steeper Small Business Administration and local banking loans. Separate retail centers in Harford and Howard counties — after being designed and …

May 18, 2026

Industrial Market Reports Maryland Southeast Southeast Market Reports

Baltimore Industrial Recalibration: Driven by New Supply and Selective Leasing

by John Nelson May 11, 2026

Baltimore’s industrial market entered the first quarter of 2026 in what some are describing as a correctional rather than a contractional phase, with CoStar Group recently characterizing the market as undergoing a “sharp correction” driven by rising vacancy, elevated supply and slower leasing activity. Vacancy reports vary but the rate is hovering at approximately 9.7 percent as leasing teams worked to absorb approximately 3.2 million square feet of new deliveries over the past 12 months. Trailing absorption is negative at approximately 2.4 million square feet, reflecting a slowdown rather than a disappearance of demand, according to CoStar. New development pipelines remain active at 2.1 million square feet and new starts are moderating, signaling that developers are adjusting to conditions. In recent years, a series of events in Baltimore City made headlines and positioned the region in the worst possible way, and “Charm City” remains misunderstood in the minds of outsiders through the lens of these news articles. But, earlier this year, a substantial influx of institutional capital turned heads when making a decisive bet on the greater metropolitan area. A joint venture between Camber Real Estate Partners and PGIM Real Estate acquired a seven-building infill industrial portfolio at a 5.75 …

May 11, 2026

Alabama Market Reports Office Southeast Southeast Market Reports

Birmingham’s Office Market: Stabilizing, Adapting and Gaining Momentum

by John Nelson May 4, 2026

We hear this question a lot: “How is commercial real estate doing in Birmingham?” Many people assume our market is experiencing the same volatility seen in national headlines over the past few years. The reality is a bit different. Birmingham is actually a stable market. While we certainly feel broader economic shifts, our office sector has avoided many of the dramatic swings seen in larger metro areas and is gradually positioning itself for future growth. To set the stage, Birmingham’s office market consists of approximately 18.8 million square feet of multi-tenant inventory across five submarkets, four of which include Class A properties. Overall absorption for fourth-quarter 2025 totaled negative 35,336 square feet following a positive third quarter. However, the market still finished the year with 56,786 square feet of positive net absorption. Occupancy remained largely stable throughout the year, with the overall vacancy rate holding at 19.8 percent. Direct vacancy improved slightly to 16.6 percent by year-end. Leasing activity also remained steady across the market. In total, 640,255 square feet of office space was leased in 2025, representing an approximately 14 percent increase compared to the amount of office space leased in 2024. Class A transactions accounted for more than …

May 4, 2026

Alabama Market Reports Restaurant Retail Southeast Southeast Market Reports

Selective Growth, Strategic Redevelopment Shape Birmingham’s Retail Market

by John Nelson April 27, 2026

Birmingham’s retail market continues to show steady momentum as it moves into a new phase, defined by limited supply, strong tenant demand in key corridors and a growing focus on open-air, lifestyle environments. While higher interest rates and construction costs slowed new development activity over the past couple of years, Birmingham’s most established retail corridors have remained active. Well-located centers continue to lease space quickly, and redevelopment opportunities are beginning to reshape several of the MSA’s outdated retail properties. One of the defining characteristics of Birmingham’s retail landscape today is the limited availability of high-quality space in prime locations. Much of the vacancy that emerged during the pandemic has been absorbed, particularly in grocery-anchored centers and lifestyle-oriented districts. As a result, retailers looking for space in established corridors often face a fairly competitive leasing environment. Demand remains strong among quick-service restaurants (QSRs), boutique fitness operators, medical and service retailers and fast-casual and high-end dining concepts. Birmingham’s suburban growth corridors and mixed-use environments offer many of these advantages, allowing landlords in the most desirable centers to maintain strong occupancy while gradually pushing rents higher. Lifestyle centers Open-air lifestyle environments continue to set the standard for Birmingham’s retail landscape. The best example …

April 27, 2026

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