Market Reports Archives - REBusinessOnline

The Dawn of Y’all Street: What the Texas Stock Exchange Means for Big D

Taylor Williams — Tue, 19 May 2026 12:08:00 +0000

By Garrett Karam, chief investment officer, EMBREY The Texas Stock Exchange (TXSE) represents the most serious attempt in 55 years to challenge the NYSE-Nasdaq duopoly and signals something that has not happened in generations: New York City’s monopoly on exchange infrastructure now has a credible challenger. As the TXSE prepares to launch in phases through 2026, EMBREY, a San Antonio-based investment and development firm, shares insights on how the exchange could further reinforce Dallas-Fort Worth’s (DFW) emergence as one of the country’s most important financial and economic centers. We also consider the direct implications for long-term economic growth and multifamily demand correlated to the launch of TXSE. Announced in 2024 and approved by the SEC in 2025, the TXSE has already raised more than $270 million from institutions including BlackRock, Citadel Securities, J.P. Morgan, Goldman Sachs, Bank of America and Charles Schwab. The exchange’s pitch to public companies centers around lower listing costs, fewer prescriptive requirements and a governance framework designed for operators. Combined with the state’s broader efforts to position itself as an increasingly attractive destination for business and corporate investment, the TXSE reinforces a larger shift already underway across North Texas. The exchange arrives at a time in…

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

John Nelson — Mon, 18 May 2026 11:52:00 +0000

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…

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New Development, Backfill Activity Fuel Omaha Retail Market Momentum

Kristin Harlow — Thu, 14 May 2026 12:33:00 +0000

By Mandi Backhaus-Barr, The Lerner Company As they say, when one door closes, another one opens, and the same is true in commercial real estate. In 2025, the Omaha market experienced a plethora of activity, from store closures to quick backfills, and numerous new developments either announced, commenced or completed. Omaha’s market continues to demonstrate strong momentum, showing little sign of slowing down. This strength was reinforced when the metro-area population recently surpassed the 1 million mark, a milestone that appears to carry more weight with retailers than slightly lower population figures. As a result, the market has responded positively, with year-over-year asking rents increasing by 5.4 percent. Despite rapid growth and development across the city, Omaha’s core market fundamentals remain solid. From a retail standpoint, we are seeing retailers continue to test new formats and refine their store footprints, while a recent wave of international brands has begun entering the U.S. market, signaling a new level of global interest and underscoring the growing appeal of well-positioned retail environments. Additionally, the consumer is still spending, just differently. Beauty, footwear and apparel are categories with strong momentum. The trend of mid-tier retailers being squeezed into an increasingly polarized market, where value-focused…

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Baltimore Industrial Recalibration: Driven by New Supply and Selective Leasing

John Nelson — Mon, 11 May 2026 11:47:00 +0000

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…

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Salt Lake City’s New Wave of Urban Retail

John Nelson — Fri, 08 May 2026 10:59:00 +0000

— By Tanner Olson of Legend Commercial — Downtown Salt Lake City has undergone a meaningful transformation over the past decade. The growth of ground-floor mixed-use retail, a rapidly expanding bar and restaurant scene, and the arrival of nationally recognized brands such as STK Steakhouse, the Capital Grille, Uchi and concepts affiliated with Fox Restaurant Concepts reflect a maturing urban core. At the same time, local operators such as Aker, Matteo, Urban Hill and many others have elevated the city’s culinary identity, with homegrown concepts adding depth and authenticity to the market. It was only 15 years ago that Salt Lake largely functioned as a commuter-based retail environment. Consumers prioritized surface parking and drive-thru convenience. Downtown activity outside of peak weekend hours was limited, while urban living lacked the density and vibrancy needed to support consistent retail demand. That dynamic has shifted. Today, tens of thousands of multifamily units have been delivered in and around the CBD, accompanied by hundreds of thousands of square feet of ground-floor retail. Just two to three years ago, downtown contained roughly 200,000 square feet of available mixed-use retail space, fragmented across 60 to 70 small-format spaces. Filling that space required not just tenants, but…

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How Is Music Helping Midwest Cities Find Their Rhythm?

Kristin Harlow — Thu, 07 May 2026 12:20:00 +0000

By Leirion Gaylor Baird, Mayor of Lincoln, Nebraska All roads lead to Lincoln. Located midway between Chicago and Denver, our capital city has long served as a crossroads for touring legends, local artists and fans who pack historic music venues night after night. Our live music scene has grown organically in bars, theaters and alleyways, becoming a defining part of our civic DNA. Now, Lincoln is intentionally amplifying this authentic strength and sound. Through the creation of the Boehmer Street music district, the City of Lincoln, in partnership with the Downtown Lincoln Association and with support from the Nebraska Department of Economic Development, is investing in assets that define our unique cultural landscape. This effort advances a longstanding plan to designate a music district as a downtown catalyst. Our vision is to convert underutilized downtown space into active, mixed-use momentum that grows economic opportunity, strengthens quality of life and brings renewed vitality to our urban core. Anchor culture, community The Boehmer Street music district links three major geographic anchors — the University of Nebraska–Lincoln campus, the State Capitol and our iconic main street — to form a walkable corridor. Longstanding, thriving music venues, including the Zoo Bar, The Bourbon Theatre,…

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Building Bifurcation: A New Framework for Evaluating Industrial Real Estate in Texas

Taylor Williams — Tue, 05 May 2026 11:49:00 +0000

By Taylor Williams Defined by Gemini as “the division of a system, structure or entity into two distinct branches or parts,” the term “bifurcation” is coming up more frequently in the context of industrial development in Texas — a sort of umbrella term for the process of establishing new subcategories of the property type. The past seven or so years have constituted one of the most massive industrial building booms in modern history. Like matches and gasoline, Americans’ newfound obsession with e-commerce paired with unimaginably low interest rates for much of that time, sparking an all-out industrial development and leasing mania. Capital flowed into the sector with insatiable appetite, eventually forcing yield-chasers to devise new means of unlocking value within the space lest they cannibalize each other. Of course, even before e-commerce irrevocably changed the way Americans shop and allowed industrial real estate to ascend as an institutionalized asset class, functional differences were recognized between manufacturing and distribution facilities, or between pure-play industrial and flex buildings. Investors understood the relative differences in how these subcategories of industrial product were built, operated and valued. And in terms of development, at the most basic level, the size of a building has always…

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

John Nelson — Mon, 04 May 2026 11:42:00 +0000

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…

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Utah Multifamily Signals Return to Rent Growth as Supply Tightens

John Nelson — Fri, 01 May 2026 11:00:00 +0000

— By Patrick Bodnar of CBRE — Utah’s multifamily market remains one of the most resilient and compelling real estate environments in the country, supported by exceptional economic fundamentals and a steadily tightening development pipeline. Utah once again ranked No. 1 in the nation in 2025 in the American Legislative Exchange Council’s (ALEC) economic outlook index, marking its 18th consecutive year at the top and earning high marks for overall performance, labor participation and business affordability. These strengths, paired with ongoing population and job growth, continue to reinforce consistent long-term demand for rental housing across the Wasatch Front. Against this backdrop, rent trends are beginning to shift. After several years of rent stagnation driven by elevated supply, rent growth is positioned to rebound in the second half of 2026. The past three years were characterized by relatively flat asking rents, but CBRE’s analysis indicates that future rent growth is approaching as new deliveries decline and supply is absorbed. This shift is largely the result of two converging factors: a meaningful slowdown in new construction starts — driven by higher interest rates and sustained construction cost pressures — and persistently strong absorption, which places Utah among the top-performing absorption markets in…

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Columbus Industrial Market Accelerates Amid Mega-Projects, Strategic Growth

Kristin Harlow — Thu, 30 Apr 2026 12:30:00 +0000

By Derek Lichtfuss, Newmark Columbus, Ohio, is emerging as one of the nation’s most dynamic industrial markets. With a strategic location, robust infrastructure and a diversified economy, the metro area is attracting industrial, manufacturing and logistics investment at a pace rivaling traditional coastal hubs. According to Newmark Research, Columbus’ industrial market closed 2025 with positive absorption of 8.8 million square feet — ranking among the top five U.S. markets. Remarkably, the fourth quarter alone contributed more than 3 million square feet, marking the second consecutive quarter above that threshold. The market’s fundamentals underscore its strength. Vacancy ended the year at 7.2 percent, down from 9.7 percent in 2024. Asking rents, while largely flat in 2025, have climbed for six consecutive years, reflecting steady demand. More than 5.2 million square feet are currently under construction, signaling developer confidence. Drivers of growth Several factors drive the city’s momentum. Columbus benefits from an exceptional logistics profile. The metro area can reach roughly 50 percent of the U.S. population within a one-day drive or train, bolstered by I-70, I-71 and the second-largest inland port at Rickenbacker International Airport. Its multimodal capabilities — including Norfolk Southern rail and cargo air — have made it a…

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Taxable Status Date Versus Valuation Date: Key Differences in Property Tax Law That Northeast Commercial Owners Should Know

Taylor Williams — Thu, 30 Apr 2026 11:51:00 +0000

By Jason Penighetti of Forchelli Deegan Terrana Whenever commercial property owners challenge their real estate tax assessments, two critical dates are significant: the taxable status date and the valuation date. While the two dates sound as if they could be interchangeable, each serves distinct purposes and is firmly established in law. More to the point, confusing the two can derail even the strongest assessment challenge. The taxable status date is the point in time when assessors determine the property’s ownership and physical condition. This process serves to answer two questions: who owns the property, and what does it look like? This date typically falls early in the calendar year. Many New York jurisdictions utilize a March 1 taxable status date, as does Connecticut. In New Jersey, the key date is Oct. 1 of the prior year, while in Massachusetts, it falls on Jan 1. As of that day, assessors look at two components: the ownership of the parcel and its condition. Events occurring afterward generally do not affect the current year’s assessment. If a new addition is completed after the taxable status date, it will not increase that year’s value. Likewise, if a property suffers catastrophic damage or partial demolition…

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How Service Retail Is Stabilizing Houston’s Shopping Centers

Taylor Williams — Tue, 28 Apr 2026 11:55:00 +0000

By Jason Baker, principal at Baker Katz If you’re only following the national headlines, retail real estate can seem like it’s still defined by store closures and disruption. That’s still part of the story, but on the ground in Houston, the picture is more balanced. Fundamentals remain strong and occupancy remains high across the market. Even as new projects reach completion and new space comes on line, demand continues to keep pace. When space becomes available, it doesn’t sit for long — often with multiple deals competing for a single vacancy. What’s changing is what types of retailers are taking the space. That shift is just as important as the strength of the market. Service-oriented retail, in particular, is emerging as a stabilizing force in Houston. From Goods to Services According to recent data compiled by CoStar Group and analyzed by The Wall Street Journal, for the first time, service-oriented tenants now occupy more retail space nationally than traditional goods-based retailers. In Houston, that trend is clear in leasing activity. A significant share of the leasing activity today is driven by service categories such as health and wellness, medical, med spas, fitness, beauty and pet care. These are the tenants…

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Selective Growth, Strategic Redevelopment Shape Birmingham’s Retail Market

John Nelson — Mon, 27 Apr 2026 11:42:00 +0000

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…

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Is Salt Lake City’s Office Market Set for a Rebound?

John Nelson — Fri, 24 Apr 2026 11:48:00 +0000

— By Mike Embree of Drawbridge Realty — After 16 consecutive quarters of either negative or negligible net absorption, Salt Lake City’s office market closed 2025 on a positive note. The end result was 114,700 square feet of direct occupancy gains, per Cushman & Wakefield. This resulted in 263,000 square feet of direct absorption for the year, spurring a 500-basis point decline in the direct vacancy rate, which now stands at 19.4 percent. It’s too early to say that the market has turned the corner, but the signs are promising. For landlords, one positive in a market with about 10 million square feet of availability is that new office construction has effectively stalled for now. Only one building was delivered in 2025, adding just 180,000 square feet to the existing inventory with no new office projects on the drawing board. At the same time, more than a dozen buildings were removed from the office leasing market, either by developers pursuing multifamily conversions or purchases by owner-users. One such sale occurred in the fourth quarter when the Salt Lake City Corporation of Public Utilities purchased One Airport Tech, a two-story, 87,657-square-foot building near Airport Technology Park campus. C&W data notes…

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In 2026, Twin Cities Office Market Is Sorting

Kristin Harlow — Thu, 23 Apr 2026 12:00:00 +0000

By Anders Pesavento, Cushman & Wakefield If you have ever been to a pro sports game or a concert and felt that collective buzz, you know exactly what I mean — it is electric. The kind of energy that makes you look around and think, right, this is why we do this. I felt it first-hand when the Cross Country Skiing World Cup came to Minneapolis in 2024, and more than 30,000 people packed into one place to cheer on the athletes. That day was a reminder you cannot replicate with a livestream or a group chat: humans feed off other humans. The office market is tapping into that same instinct, just in a quieter way. That is why the conversation has moved from whether office matters to which offices matter. It is not a blanket comeback. It is a sorting. We are not rewinding to 2019. Companies are using spaces differently and choosing buildings that help them recruit and retain talent. Hybrid schedules are real, but so is the need for culture, onboarding and collaboration that works best face-to-face. That shift makes “vacancy” a blunt instrument. Real vacancy is the space that is truly available in buildings that can…

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Texas’ Supply Problem in Medical Office — And Why It Matters More Than Some May Think

Taylor Williams — Tue, 21 Apr 2026 12:06:00 +0000

By Connor Watson, senior vice president, Partners Real Estate For years, the investment narrative around medical office as an asset class has been simple: stable demand, recession-resistant tenants and steady growth driven by the shift to outpatient care. That narrative is still true, but it’s incomplete. What’s shaping the next phase of healthcare real estate isn’t just demand. It’s a growing imbalance on the supply side. And in markets like Texas, that imbalance is becoming even more pronounced. Demand Isn’t the Story Anymore As a trend in healthcare real estate, outpatient migration is well understood at this point. Procedures continue to take place outside of traditional hospitals and within lower-cost settings like medical office buildings and ambulatory surgery centers. In Texas, that demand is amplified due to the following reasons: These economic and demographic trends have resulted in consistent tenant demand, high occupancy across most major markets and strong rates of retention from healthcare providers. But demand alone doesn’t create outsized opportunities; constraints do. The Real Shift: Supply Is Slowing Down New medical office development has quietly pulled back over the past several years. Not because demand isn’t there, but because the economics have changed. That shift is especially visible…

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Downtown Supply Meets Suburban Stability in Birmingham’s Apartment Market

John Nelson — Mon, 20 Apr 2026 11:46:00 +0000

Conditions in Birmingham’s apartment market vary by submarket heading into 2026. Several recently completed developments downtown are still stabilizing, creating short-term leasing pressure, while suburban areas across the metro continue to see steady renter demand. Much of the new multifamily development in Birmingham over the past several years has been concentrated in the downtown core. As a result, many of these properties are still working through lease-ups. Marcus & Millichap research projects roughly 670 apartments will be delivered across the metro this year, with vacancy expected to hover around 6.1 percent and average effective rents near $1,302 per month. That level of supply has created temporary softness in parts of the downtown market. Some newly delivered communities are offering concessions during lease-up periods as owners compete for tenants. In certain cases, owners are choosing to refinance rather than bring assets to market while occupancy stabilizes. These conditions are typical when several projects deliver within the same submarket over a short period of time. Outside the city center, Birmingham’s suburban apartment submarkets continue to perform well. Cities including Homewood, Vestavia Hills and Hoover remain among the metro’s most stable suburbs. Shelby County cities, including Pelham and Alabaster, are also seeing consistent…

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SLC’s Industrial Market Boasts Stabilizing Conditions, Growing Owner-User Momentum

John Nelson — Fri, 17 Apr 2026 11:45:00 +0000

— By Rebecca Lloyd of Cushman & Wakefield — Salt Lake City’s industrial market ended 2025 in a transitional period defined by rising vacancy, shifting demand across product types, and heightened activity in both peripheral submarkets and the owner‑user segment. Overall vacancy climbed to 7.9 percent, driven by more than 8.5 million square feet of new warehouse/distribution deliveries since early 2024, nearly half of which remain available. This is particularly apparent in the North West submarket, which continues to dominate the region’s industrial footprint. Despite this supply influx, tenant demand held firm with 5.9 million square feet of new leasing activity recorded in 2025. Absorption remained steady across small and mid-sized facilities, with monthly net asking rents remaining stable at $0.80 to $0.81 per square foot. Smaller 10,000- to 100,00-square-foot buildings posted the tightest availability at 6 percent vacancy, while larger big box properties over 100,000 square feet saw vacancy rise to 15.7 percent, widening the performance gap between segments. Land scarcity, power constraints and elevated development costs continue to limit opportunities in core Salt Lake submarkets, forcing more tenants and developers to pivot toward Utah County. This is where a sizeable 4-million-square-foot proposed development pipeline is helping narrow…

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Different Opportunities: Minneapolis, St. Paul and the Suburbs

Kristin Harlow — Thu, 16 Apr 2026 12:00:00 +0000

By Jesse Tollison, Transwestern When analyzing the Minneapolis-St. Paul (MSP) metro area, urbanicity plays a deep role in understanding the opportunities for making a significant impact and profit in the commercial real estate markets. This is not a story unique to Minnesota’s largest metropolitan area, where roughly half of the state’s inhabitants live, but MSP serves as an illuminating case study as to how widely opportunity can vary between urban and suburban markets. Indeed, many areas across the country exhibit stark differences between their urban and suburban commercial real estate markets, but those differences cannot be uniformly applied to each metro. The qualitative and quantitative analysis of local minutiae lends tremendous insight when evaluating opportunities. Developers, investors, tenants, brokers and every other player in the commercial real estate world are paying close attention to the diverging urban and suburban trends as they assess the market for opportunities. In such a fragmented market, decision-makers are using more data than ever to inform their strategies. High-level views aren’t enough to benchmark a property’s performance, and it’s important to understand the localized trends when evaluating an opportunity. Industrial history As the historical industrial hub of Minnesota, the Twin Cities’ urban core has many…

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Financial Transparency Becomes More Central to Office Leasing in Texas Markets

Taylor Williams — Tue, 14 Apr 2026 11:28:00 +0000

By Taylor Williams The American office market remains awash in change as both tenants and landlords continue to grapple with now-familiar quandaries, from devising ideal hybrid work schedules to rightsizing inventory to putting forth the best mix of amenities, all while negotiating down to the last nickel of rent and last day of term. There are no right or wrong answers to these dilemmas outside of what works best for a particular company or building. Aside from flight to quality, there are very few common denominators across the spectrum of office usage from the tenant perspective. And aside from certain “must have” amenities and features, from the landlord perspective, there is no one-size-fits-all formula for wooing tenants back into buildings. For Texas cities with growing populations and well-located, obsolete office buildings, there are rarely obvious, cost-effective options for revitalizing or converting those structures. And above all else, there’s not a lot of clarity on the future of office utilization as a whole. So in the meantime, all that tenants and landlords — and their brokers — can do is try to make the smartest deal possible based on the information they have today. “In today’s market, every deal has…

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