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The Texas Retail Pad-Site Premium That Nobody’s Pricing Correctly

Taylor Williams — Fri, 28 Aug 2026 11:52:00 +0000

By Rafael Weiss, CEO of Sytes Everybody knows that Texas is among the country’s leaders in demand for quick-service restaurant (QSR) and coffeeshop space. That’s not the story. The story is where inside Texas that demand is actually concentrated, and it isn’t where most landlords are looking. According to Sytes’ analysis of active tenant requirements as of August 2026, Texas accounts for roughly 12 percent of every active QSR and coffee site requirement in the country right now — more than any other state, with Florida second and California third. That part is old news to most people in this business. What’s not old news: a full quarter of that Texas demand isn’t in Dallas-Fort Worth (DFW), Houston, Austin or San Antonio. It’s within the ring roads, the border corridor and towns that didn’t have a QSR conversation five years ago. Where Demand Actually Lies Here’s the breakdown of active Texas QSR and coffeeshop requirements by market, based on what tenants are posting right now, not closed transactions from eighteen months ago. These figures are again based on Sytes’ analysis of active tenant requirements as of August 2026. That last line is the one worth sitting with. A quarter of…

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Portland Multifamily: Stabilization After a Historic Supply Cycle

John Nelson — Thu, 27 Aug 2026 11:23:00 +0000

— By Jordan Carter and Clay Newton of Kidder Mathews — Portland’s multifamily market is showing signs of stabilization after working through one of the largest apartment construction cycles in its history, compounded by one of the most dramatic swings in lending rates in recent memory. This combination compressed investment activity, weighed on asset values and drove sales volume to decade lows. Demand remains healthy, with apartment absorption over the past 12 months totaling about 3,500 units, in line with long-term historical averages and nearly double the trough of 2023. Vacancy currently sits at 7.1 percent, down from its 2024 peak and below the national average of 8.3 percent. The most consequential shift is the rapid decline in new supply. As of mid-2026, about 2,400 units remain under construction, totaling roughly 1 percent of inventory growth. Deliveries in 2025 were half of 2024 levels, and 2026 is projected to be half of 2025. This is creating the lightest new supply environment in more than a decade as higher interest rates, rising construction costs and tighter lending standards have constrained development. Rent growth remains under pressure but should bottom out near-term as the supply demand balance continues to tighten. Asking rents…

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Greater Cleveland Market Overview: Growth, Investment and Recognition

Kristin Harlow — Wed, 26 Aug 2026 12:30:00 +0000

By Kevin Malinowski, Colliers | Cleveland-Akron Greater Cleveland continues to strengthen its position as one of the Midwest’s most competitive business and commercial real estate markets with Ohio’s recognition as CNBC’s No. 1 “State for Business in 2026,” a distinction driven by strong infrastructure, competitive operating costs, strategic market access and a growing supply of development-ready sites. Those advantages are translating into corporate investment, job creation, real estate activity and public-private partnerships across Northeast Ohio. High-profile investments are helping fuel the region’s momentum. According to reports, Cleveland Clinic is investing more than $1 billion in healthcare, research and innovation initiatives, including construction of its new Neurological Institute on its main campus. Nearby, Canon Healthcare USA acquired a building near Cleveland Clinic’s main campus for its U.S. headquarters and operations. Sherwin-Williams recently completed its new downtown headquarters and suburban research campus. The project is widely regarded as one of the largest corporate investments in the city’s history and reflects the company’s continued presence and investment in the region. Like many other downtown office markets, Cleveland’s office sector is evolving as companies optimize workspace needs. That said, Cleveland has emerged as a notable leader for converting office to residential with projects such as…

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Richmond Industrial Real Estate: A Market Maturing Into Its Next Phase

John Nelson — Mon, 24 Aug 2026 11:50:00 +0000

Richmond’s industrial real estate market has changed considerably over the past several years. What was once a relatively quiet Mid-Atlantic logistics market became one of the country’s most competitive industrial markets during the pandemic. Record leasing activity, limited availability and rapidly rising rents attracted developers and institutional capital from across the country. Today, the market is more balanced — and, in my opinion, healthier. The fundamentals remain strong, but the days of putting a sign on a warehouse and watching tenants compete for the space are behind us. For owners, developers and investors, success in Richmond’s industrial market now requires a much closer look at location, building functionality, basis and tenant demand. The numbers tell the story. Richmond entered the second half of 2026 with an industrial vacancy rate of approximately 5.5 percent, according to CBRE, while the market posted positive net absorption of 136,000 square feet during the second quarter. Average asking rents reached $8.86 per square foot, up 2.4 percent from the prior quarter. At the same time, the development pipeline has grown to approximately 12.6 million square feet under construction, of which approximately 3.9 million are speculative projects. That amount of new supply deserves attention. Richmond has…

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Portland Retail Finds Strength in Experience-Driven Tenants

John Nelson — Fri, 21 Aug 2026 11:19:00 +0000

— By Austin McElroy of Colliers — Portland’s retail market is performing better than the headlines suggest. With vacancy sitting at 4.6 percent and triple-net rents averaging $24.45 per square foot — a 10 percent increase over just two years — the market reflects a quiet resilience built on selectivity rather than volume. The concepts and submarkets gaining traction share a common thread: they actively engage visitors, drawing people in and consistently driving repeat visits. Meanwhile, structural forces are reshaping the playing field. A suspension of the ground-floor retail mandate, a proposed vacancy tax, and a dramatic split in performance between suburban and urban submarkets are defining a leasing environment where quality of space matters more than quantity of options. Experience Outpaces Transactions The clearest trend reshaping Portland retail is the primacy of experience over pure transaction. Concepts that draw repeat visits, create community and deliver something beyond a simple purchase are generating foot traffic that traditional transactional retail cannot match. Nowhere is this more evident than at Bridgeport Village in Tualatin where the opening of a LEGO store drove a 19 percent year-over-year surge in foot traffic — a striking result for a single tenant addition. LaVerne’s Restaurant and Bar…

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How The No Surprises Act Created New Economics for Emergency Care Real Estate in Texas

Taylor Williams — Thu, 20 Aug 2026 11:57:00 +0000

By Sean Anderson, senior associate, Partners Real Estate When Congress passed the No Surprises Act (NSA) in December 2020, the goal was straightforward: protect patients from the exorbitant, unpredictable bills that had become synonymous with emergency care and rein in some of the pricing power that out-of-network physicians and freestanding facilities had come to enjoy. On paper, the law delivered. By requiring that out-of-network emergency treatment be billed at the same rate a patient would owe for in-network care, the NSA eliminated an estimated 10 million surprise bills in just the first nine months of 2023 and pushed down the overall cost of emergency room (ER) procedures across the board, according to the second annual report to Congress from the U.S. Department of Health and Human Services. For patients, it was an unambiguous win. For the physician groups and real estate operators that had built business models around emergency medicine, however, the law landed as a direct hit to the bottom line. Out-of-network reimbursements initially fell by roughly 40 percent, according to an FTI Consulting analysis of the provider side of the law, and bankruptcy filings for healthcare operators hit their highest level in five years, tripling from 2021 to…

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Retail Entrances, Expansions in Greater New England Follow Spoke-to-Hub Pattern

Taylor Williams — Tue, 18 Aug 2026 11:54:00 +0000

By Taylor Williams Ask a local retail broker or landlord to name tenants that are currently expanding aggressively in the greater Boston area and throughout New England as a whole, and odds are that “Ross Dress for Less” will come up within the first minute. Of course, the California-based discount retailer has been crushing it for some time now. Ross announced in mid-March that it had opened 17 new stores, including four under its dd’s Discounts brands, in the first quarter — openings that followed the rollout of 36 new stores last fall. According to USA Today, these new stores came as part of Ross’ broader plan to grow its store count by about 200 units over the course of 2025 and 2026. These new store openings included locations in New York and New Jersey, but at the time, that appeared to be the northbound extent of the expansion. Not surprising, given that the discount apparel market in New England has long been dominated by TJX Cos., the metro Boston-based parent company of both T.J. Maxx and Marshalls, with Burlington also routinely capturing a respectable share of that market. The fact that Boston proper was — and still is —…

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Redevelopment, Reinvestment Shape Memphis Retail Sector’s Next Chapter

John Nelson — Mon, 17 Aug 2026 11:57:00 +0000

For years, much of Memphis’ retail growth has been concentrated in the suburbs. More recently, however, redevelopment activity in East Memphis, Midtown and Downtown has created a new source of investment and retail demand. While suburban growth remains steady, some of the market’s most notable projects are occurring in established areas where older properties are being redeveloped and repositioned for new uses. As a result, some of the market’s most significant activity is occurring within existing commercial corridors rather than through large-scale retail expansion. Memphis remains a healthy retail market, although growth has become more measured than it was a few years ago. Retail vacancy is forecast to reach 5 percent in 2026, while average asking rents are projected to climb to $14.20 per square foot. New supply also remains relatively limited. After more than 400,000 square feet of retail space was delivered annually in both 2023 and 2024, just 250,000 square feet is forecast to come on line in 2026. Limited new supply has helped support rent growth across existing shopping centers. Some of the strongest examples of this trend can be found in Midtown, Downtown and East Memphis, where older sites are being transformed into new mixed-use developments.…

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What Comes After Live-Work-Play? South Coast Metro Has Some Observations

John Nelson — Fri, 14 Aug 2026 11:15:00 +0000

— By Diane Pritchett of South Coast Metro Alliance — How do maturing mixed-use districts stay competitive as office, retail, multifamily and hospitality demand patterns continue to shift? The experience of South Coast Metro in Orange County, Calif., offers several practical lessons. In the 1960s, developer and philanthropist Henry Segerstrom envisioned the growth of a vibrant urban center that became South Coast Metro, covering 2,500 acres within 3.5 square miles, including sections of Costa Mesa and Santa Ana. Today, the district’s continued evolution offers a useful case study for other employment centers, mixed-use districts and economic development organizations looking to remain relevant as tenant and resident expectations change. Start with a Strong Anchor, then Keep it Current When the Segerstroms developed South Coast Plaza, they believed the indoor shopping destination would become a magnet, attracting others to the area. That anchor helped establish South Coast Metro’s identity well beyond Orange County. The lesson for other districts is that an anchor only works if it continues to evolve. Tenant mix, programming, dining, public space and visitor experience all need regular attention as consumer and workforce expectations change. Make Experience Part of the Business Case Office districts can no longer rely on…

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Detroit’s Industrial Market Is Healthier, More Nuanced Than Numbers Suggest

Kristin Harlow — Thu, 13 Aug 2026 12:30:00 +0000

By Tony Avendt, Cushman & Wakefield At first glance, Detroit’s industrial real estate market appears to be entering a period of moderation. Vacancy has crept upward, new supply continues to trickle online and recent quarters have posted negative absorption. Yet beneath these headline indicators lies a more complex — and arguably more resilient — story. The numbers alone do not fully capture how tenant behavior, shifting supply dynamics and a growing pool of “shadow space” are reshaping the market in subtle but meaningful ways. As of the first quarter of 2026, metro Detroit’s industrial vacancy rate stood at 4.1 percent, marking the 11th consecutive quarterly increase and the highest level since 2015. Even so, the market remains significantly tighter than the national average of approximately 7 percent, reinforcing Detroit’s position as one of the more supply-constrained industrial markets in the U.S. Rental performance tells a similarly stable story. Net average asking rents reached $7.40 per square foot in the first quarter — a 2.1 percent year-over-year increase and the highest level since late 2023. While rent growth has moderated from earlier peaks, landlords have largely maintained pricing power, particularly for well-located, modern distribution facilities. Still, the market is recalibrating after…

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Texas Multifamily Owners Ride Out The Hangover

Taylor Williams — Tue, 11 Aug 2026 11:56:00 +0000

By Taylor Williams On some level, they knew this was coming, right? They just thought it would be over by now. Indeed, the expression, “survive till ’25” has proven insufficient as a barometer for when the multi-year slowdown in multifamily rent growth and valuations — inevitable consequences of the record-high sales prices and record-low cap rates that were achieved in 2021 and 2022 — would eventually fizzle out. Unprecedented supply growth in recent years, catalyzed by historically low interest rates and insatiable demand and taken to perhaps the highest of highs in Texas, has, unsurprisingly, generated cyclical pain in subsequent years. True, that pain is submarket-specific and is likely on its way out, but that doesn’t change the fact that it’s tough sledding for many multifamily owners right now. “Multifamily has had almost everything possible thrown at it in the past few years: interest rates rising, rental rates flatlining due to supply growth and operating expenses going up across multiple categories, from payroll to insurance to repairs/maintenance,” says John Griggs, co-CEO and co-founder of Texas-based developer Presidium. “Everything started flipping the wrong way at the same time. Some of those variables may correct in our favor, but it’s now been…

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Charlotte Multifamily: The Demand Story Is Finally Being Reflected in Rent Growth

John Nelson — Mon, 10 Aug 2026 11:57:00 +0000

If you’ve been watching the Charlotte multifamily market for the past 24 months, you’ve probably felt a little whiplash. We delivered a historic wave of new supply, somewhere north of 32,500 units across 2024 and 2025 combined, and a lot of the headlines focused on the same thing: concessions, occupancy pressure and softening rents. Fair. That was the reality on the ground for most operators. But if you look closely at what’s happening right now, a different story is starting to take shape, and it’s one we think may not be getting enough attention. The trend our team is watching most closely heading deeper into 2026: absorption is holding up remarkably well against an elevated supply picture. In fact, we’re starting to see positive rent growth re-emerge on select deals, particularly in well-located submarkets where the construction pipeline has tapered. While this isn’t a market-wide victory lap yet, the green shoots are real, and they’re showing up exactly where you’d expect them to. The data is telling us that Charlotte multifamily rents rose modestly in the first quarter of 2026 as construction starts slowed, with completion totals in 2026 expected to trail levels recorded in 2025 by 26 percent. That’s…

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Power-Hungry Users Drive Orange County Industrial Demand

John Nelson — Fri, 07 Aug 2026 11:10:00 +0000

— By Wes Hunnicutt of Stream Realty Partners — The Orange County industrial market is showing signs of stabilization through the first half of 2026 after experiencing more challenging conditions throughout 2025. Vacancy has increased from the historic lows seen during the pandemic-driven expansion cycle and is currently hovering around 5.5 percent, while asking lease rates have begun to stabilize following a significant correction from the record highs achieved in 2023. Since the beginning of 2025, more than 3 million square feet of new Class A industrial inventory has been delivered throughout Orange County, representing more than 20 industrial distribution development projects. While these developments have elevated overall market availability, leasing activity within the newly delivered product has been slower than anticipated. Many of these buildings have remained vacant for 10 months or more after completion, reflecting a narrower pool of tenants able to justify the occupancy costs associated with large, modern industrial facilities. Notable leasing transactions within recently delivered Class A developments include: — Anduril Industries’ 177,766-square-foot lease at 1100 Valencia Ave. in Tustin — Anduril Industries’ 162,656-square-foot lease at 3100 South Harbor Blvd. in Santa Ana — Hyper Solutions’ 100,784-square-foot lease at 2100 East Howell Ave. in Anaheim…

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The Queen City: New Luxury Renters Are Driving Investor Sentiment

Kristin Harlow — Thu, 06 Aug 2026 12:30:00 +0000

By John Schenk and Parker Gilmore, CBRE For two decades, Cincinnati did not see many new apartment projects built compared with its peer cities, with annual deliveries trickling along at roughly 965 units between 2000 and 2020, while merchant builders showed a preference to Columbus or Indianapolis for their predictability. But 2021 marked the beginning of a breakout period as a favorable macroeconomic backdrop, along with surging national and regional appetite, conditioned a thunderstorm of new development at the record-breaking tune of over 3,000 units per year. A combination of economic growth, demographic shifts, refreshed renter expectations and institutional capital interest has positioned Cincinnati as one of the Midwest’s most compelling multifamily investment stories as of late. The numbers tell a story of Midwestern confidence. Cincinnati recorded nearly $943 million in multifamily sales volume for 2025, representing 7,381 units traded — a dramatic increase from 2024’s $517 million and 2023’s $314 million. Blended pricing reached approximately $122,834 per unit with transaction counts on the rise as investors sought exposure to the fundamentals Cincinnati offered so well. Behind the surge in transaction activity is a fundamental shift in how developers, investors and residents are viewing the Queen City’s investment potential. A…

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Legislative Elimination of Zoning Restrictions: A New Offensive Playbook for Texas Multifamily Developers

Taylor Williams — Tue, 04 Aug 2026 11:57:00 +0000

By Jonathan Aldaco, partner at Bell Nunnally LLP For decades, multifamily developers across Texas have faced a frustrating reality: after investing significant time and capital in projects, multifamily developments can spend months — or even years — sidelined in layers of procedural red tape before construction even begins. And while some projects eventually move forward, some never do. Senate Bill 840 (now codified as Chapter 218 of the Local Government Code) rewrites the playbook on this trend. Designed to address the shortage of housing in metropolitan areas across Texas, this new law streamlines approvals and lowers regulatory hurdles by allowing mixed-use and multifamily housing by right on commercial property. Only nine months into its implementation, Chapter 218 has made one point clear: The rules governing multifamily development in Texas have changed. Off the Sidelines, Into the Game As a threshold matter, Chapter 218 only applies to municipalities with a population of more than 150,000 that are wholly or partly located in a county with a population of more than 300,000. This means that cities like Dallas and Fort Worth and other municipalities in the metroplex like McKinney, Irving, Arlington, Frisco and Plano are impacted by Chapter 218. In total, this…

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Charlotte’s Industrial Market Enters a New Era of Disciplined Growth

John Nelson — Mon, 03 Aug 2026 11:45:00 +0000

After several years of unprecedented industrial expansion, the Charlotte market is entering a more disciplined phase of growth, and that may ultimately prove healthier for the region long term. While headlines continue to focus on elevated vacancy rates, the underlying fundamentals of the market remain sound, particularly for modern, Class A product and strategically located logistics corridors. Charlotte absorbed nearly 60 million square feet of industrial deliveries since 2020, fundamentally reshaping the region’s supply chain infrastructure and elevating the market into one of the Southeast’s premier logistics hubs. Today, the conversation is no longer centered around whether Charlotte can attract industrial users, it is about how the market recalibrates after an aggressive development cycle. That recalibration is already underway. Construction starts have slowed considerably, with the development pipeline contracting to approximately 4.8 million square feet in first-quarter 2026, down significantly from the previous 10-quarter average of 8.7 million square feet. At the same time, leasing activity has remained healthy, totaling approximately 2.2 million square feet during the first quarter. Vacancy appears to be flattening as leasing volume continues to outpace new deliveries. One of the clearest trends shaping the market is the continued “flight to quality” among occupiers. Large users…

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Orange County Office Finds Firmer Footing After Years of Vacancy Pressure

John Nelson — Fri, 31 Jul 2026 11:07:00 +0000

— By Shane Halpern of Avison Young — The Orange County office market comprises about 1,800 buildings totaling more than 126 million square feet of inventory. After navigating a period of elevated vacancy and negative absorption between 2020 and 2023, the market has entered a measured recovery phase characterized by three consecutive quarters of positive net absorption, declining vacancy and stabilizing rental rates. Over the past decade, the Orange County office market has delivered 78 properties and 8.1 million square feet of new supply, supported by a regulatory environment that’s comparatively more business-permissive than neighboring Los Angeles County. Orange County employment grew from 1.7 million jobs in 2020 to more than 1.8 million in 2025, an 8.6 percent increase over five years. It did this despite a 1.1 percent regional population decline over the same period. Demand for office space is anchored by three industries: healthcare, government and professional services. All of these sectors have demonstrated consistent space requirements through varying market cycles. After peaking at 14.8 percent in 2023, total vacancy has compressed to 12.6 percent in the first quarter of 2026, the lowest level recorded since first-quarter 2022. The market has posted three consecutive quarters of positive net…

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Cincinnati: A Market Defined by Industrial Strength, Life Sciences Growth

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

By Kimm Lauterbach, REDI Cincinnati Shaped by its strong German heritage, brewing tradition and historic role as the nation’s pork-processing capital, earning the nickname “Porkopolis,” the Cincinnati region has long been defined by industry, entrepreneurship and innovation. That legacy of reinvention has transformed Cincinnati into one of the Midwest’s most resilient and strategically positioned economic development markets. Anchored by a diverse economy, a central location within a one-day drive of nearly 60 percent of the U.S. population and a growing concentration of advanced industries, the region is experiencing sustained investment across industrial and life sciences. Unlike many peer markets that are dependent on a single industry, Cincinnati benefits from a balanced economic base led by advanced manufacturing, life sciences, aerospace and aviation, food and beverage and logistics. For the first quarter of 2026, REDI Cincinnati has welcomed the highest number of site visits since our inception. Industrial powerhouse Industrial real estate remains the strongest-performing commercial sector in the Cincinnati market. Cincinnati’s industrial vacancy rate stood at approximately 5.4 percent during the first quarter of 2026, according to Cushman & Wakefield, reflecting a healthy and balanced market despite significant inventory growth over the last several years. Positive absorption has continued,…

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The Institutionalization of Charlotte’s Retail Sector

John Nelson — Mon, 27 Jul 2026 11:45:00 +0000

Years of nation-leading population growth, a robust job market and rising household incomes have propelled Charlotte retail onto the national stage as a major target for institutional and private investors alike. The market is now operating at a premium, with average asking rents surpassing the national average for the first time on record in late 2025 after rising more than 30 percent over the past five years, according to data from CoStar Group Inc. That milestone says a lot about how far the market has come, but it also points to where it is headed.The next phase of Charlotte retail will not be defined by growth alone. It will be defined by having the right tenant in the right format serving the right trade area. The strongest corridors continue to command attention from retailers and investors alike, while rising occupancy costs are forcing every deal to stand on stronger fundamentals. For owners, tenants and capital sources, that dynamic makes Charlotte one of the Southeast’s most compelling retail markets, but also one of its most nuanced. The new retail map Charlotte gained 20,731 residents between 2024 and 2025, ranking among the fastest-growing major cities in the country, according to the U.S.…

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OC Multifamily Market Continues to Gain Momentum

John Nelson — Fri, 24 Jul 2026 11:03:00 +0000

— By Shane Shafer of Colliers — The Orange County multifamily market continues to attract significant investor attention as buyers increasingly view the broader Southern California environment as an opportunity to acquire assets at more attractive prices following the market’s recent adjustment. Orange County has emerged as one of the most sought-after investment destinations due to its strong economic fundamentals, population growth and operational stability. This renewed confidence has led to increased transaction activity and greater competition for well-located assets throughout SoCal’s best multifamily submarkets. Looking ahead, market fundamentals are expected to continue improving. Employment growth, housing affordability challenges and limited new supply continue to support long-term apartment demand. Markets like Orange County are particularly well-positioned due to its diversified economies, high barriers to entry and strong demographic trends. These factors have contributed to stable occupancy levels and continued rent growth across much of the region, especially in urban infill submarkets. A notable trend in today’s market is the increasing number of Los Angeles-based owners seeking acquisitions in Orange County. This market allows investors to diversify geographically while remaining close to existing portfolios. Many owners view this strategy as an effective way to balance exposure across multiple Southern California markets…

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