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InterFace Panel: Retail Development in Houston Is Penciling, But Creativity Remains Paramount

Taylor Williams — Wed, 16 Sep 2026 11:58:00 +0000

By Taylor Williams In terms of both ground-up construction and expansions and redevelopments of existing properties, retail development in the greater Houston area is pretty healthy by today’s standards, which is to say that meaningful supply gains in major markets are relatively rare in 2026. But the numbers are working in Houston, where sources say that brick-and-mortar sales are strong enough to support the rents that justify new development. Yet at the same time, margins remain thin on both the tenant and landlord sides, and owners are still very much focused on finding creative ways to manage development and operating costs lest they lose that precious, hard-fought cushion. “There’s a ton of new development around the horn, with projects in Katy, Fulshear, Tomball, Magnolia, Baytown and [New Caney’s] Valley Ranch, and those deals are penciling because retailers are keeping up with rents,” said Kenneth Katz, co-founder and principal at Houston-based brokerage firm Baker Katz. His comments were delivered at the annual InterFace Houston Retail & Mixed-Use conference at the Houston Briar Club on Aug. 25., which was attended by more than 200 industry professionals. Editor’s note: InterFace Conference Group, a division of France Media Inc., produces networking and educational conferences for commercial…

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Why Quality Continues to Drive Orlando’s Retail Investment Market

John Nelson — Mon, 14 Sep 2026 11:49:00 +0000

If there is one thing I have learned over the past year, it’s that retail buyers have not left Orlando. They have become more selective, and that selectivity is exposing the real issue in the market: there are not enough high-quality retail properties available for sale in the trade areas investors want most. Inventory remains near all-time lows throughout Central Florida, especially in established trade areas with strong demographics, excellent visibility and limited opportunities for new development. As a result, buyer demand continues to outpace the number of available opportunities. Orlando remains one of the strongest retail markets in the country, supported by healthy consumer spending, positive net absorption and a limited construction pipeline that continues to give investors confidence. For owners, this creates an important window. Properties with strong locations, durable tenancy and a clear growth story are standing out because buyers have fewer comparable alternatives to pursue. In this market, quality does not just protect value; it creates competition. One of the biggest changes I have noticed over the past few years is how buyers evaluate opportunities. A few years ago, investors moved much faster. Today, they spend more time underwriting acquisitions, reviewing lease structures and understanding the…

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Cedar Rapids: An Unparalleled Midwest City

Kristin Harlow — Thu, 10 Sep 2026 12:49:00 +0000

By Scott Olson As I look back over the last 12 months since my August 2025 Cedar Rapids update, the resilience of this city to adapt despite high interest rates, tariffs and a Middle East conflict is second to none. Our city council priorities have remained unchanged: • Housing options and affordability • Strengthen and stabilize neighborhoods • Clean and safe city • Recreational and cultural amenities • Homelessness • Flood control system The economic growth highlighted in this report is matched by city efforts in all the priority areas. Our current national rankings reflect these successes: • No. 3 Best Place to Live in the Midwest (SpaceWise, 2026) • No. 3 City with the Most Affordable Rent (WalletHub, 2026) • No. 5 Midwest City for a Peaceful Retirement (lnvestopedia, 2026) • No. 11 Most Affordable Small City to Buy a Home (WalletHub, 2026) • No. 16 Best City to Buy a House in America (Niche.com, 2026) • No. 19 Safest City in Americas (WalletHub, 2026) — ranked across key dimensions, including home and community safety and natural disaster risk and financial safety • No. 22 Best Run City in the U.S. (WalletHub, 2025) • No. 30 City with the…

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Texas Industrial Market Enters Cyclical Gray Area

Taylor Williams — Tue, 08 Sep 2026 11:44:00 +0000

By Taylor Williams The Texas industrial market could use a little ABS. The acronym, which stands for automated ball-strike system, has been a — wait for it — game-changer in 2026 for Major League Baseball, the innings of which are often invoked as metaphors for points in real estate cycles. The ABS system establishes a clear, objective picture of the strike zone that eliminates doubt among players, managers and umpires about whether a pitch is a ball or a strike. Like any good sports technology, the system provides clarity on the rules of engagement, which leads to better operational execution. It’s been a — wait for it again — big hit for the game. Efficiency in real estate development and investment similarly hinges on data that is governed by universally accepted frameworks. While there is always the hopeful possibility of stumbling upon a hidden indicator, most real estate investors and operators are inter-reliant on themselves — in the form of industry comps — and their established metrics to understand where they are in a given cycle. There is room for disagreement, but only to a certain extent. With regard to industrial real estate in Texas, what is essentially indisputable is…

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Orlando Industrial Demand Is Concentrating in the Right Places

John Nelson — Mon, 07 Sep 2026 11:20:00 +0000

When it comes to Florida’s industrial real estate market, Orlando is often viewed as a single, high-growth distribution and operations hub. For those of us on the ground, however, the more important story is that the market is no longer moving uniformly. According to Colliers’ market reports for the second quarter of 2026, the Central Florida market reached approximately 253.6 million square feet of industrial and flex inventory, while industrial vacancy improved to 7.4 percent from 7.5 percent in the first quarter. Those figures point to stable fundamentals overall; however, the reality is that demand is becoming more concentrated in well-connected submarkets with established infrastructure and modern industrial inventory. This shift is most visible among owner-users and tenants seeking less than 100,000 square feet. For these companies, location affects labor access, delivery times and operating costs. Large regional distribution users still evaluate sites through a broader logistics lens, often considering service radiuses of 200 to 400 miles, while smaller and midsized occupiers place greater weight on immediate connectivity. Southeast Orange County Southeast Orange County remains Orlando’s strongest industrial submarket because of its transportation connectivity, established infrastructure and concentration of modern industrial space. Southeast Orange County recorded 240,815 square feet of…

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Portland Industrial Market Finds Stability as Supply Pressures Ease

John Nelson — Fri, 04 Sep 2026 11:34:00 +0000

— By David Tabata of Marcus & Millichap — After several years of rapid expansion, elevated vacancy and shifting global trade patterns, Portland’s industrial market is entering a more balanced phase. While tariff uncertainty and evolving West Coast trade dynamics continue to influence leasing decisions, improving fundamentals are creating new opportunities for occupiers and investors. One of the market’s most encouraging developments is the gradual stabilization of activity at the Port of Portland. Following pandemic-related disruptions and reduced container traffic, port operations have begun to recover, giving industrial users greater confidence in long-term planning. Portland’s strategic location also continues to support its role as a key distribution hub for the Pacific Northwest. At the same time, the development pipeline has slowed significantly. After several years of elevated construction, new deliveries are expected to remain well below recent peaks, allowing the market time to absorb existing inventory. Although vacancy has increased, the slowdown in new supply should help ease competitive pressure and support healthier market conditions over time. Demand remains strongest for modern warehouse and distribution facilities near major transportation infrastructure, including the Interstate 5 Corridor, Interstate 84 and port-related logistics hubs. Smaller industrial buildings also continue to perform well, driven…

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Northeast Ohio Industrial Market Turns a Corner

Kristin Harlow — Thu, 03 Sep 2026 12:34:00 +0000

By Troy Gerspacher, Gerspacher Real Estate Group/CORFAC International After five straight quarters of tenants giving back more space than they took, Northeast Ohio’s industrial market is finally turning a corner. The reason isn’t a sudden rush of new demand. It’s that almost nobody built anything speculative for two straight years, so the modest leasing activity we’re seeing is enough to move the needle. A manufacturing market Northeast Ohio has never been a mega-warehouse market chasing Amazon-style fulfillment. We’re a manufacturing region. Most of the active deals are in buildings under 100,000 square feet run by regional manufacturers and smaller operators who have been here for decades. Deals aren’t driven by national logistics players making their way in because of population growth. Instead, deals are driven by suppliers to the region’s manufacturing base. Market data tells the story Data sources all point to the same fact: Cleveland’s industrial market remains very tight. Vacancy stood at 4.3 percent in the first quarter of 2026, with average asking rents around $6.70 per square foot, according to CoStar. That’s particularly notable compared with the national industrial vacancy rate, which started the year at approximately 7.5 percent. The market also recorded approximately 420,000 square…

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Dallas Multifamily Investors Face Challenging Capital Allocation Choices Heading Into 2027

Taylor Williams — Tue, 01 Sep 2026 11:42:00 +0000

By Cyrus Khadivi, regional vice president of sales, LoopNet Inc./Ten-X For a Dallas multifamily investor considering where to allocate the next deployment of capital, the process and ultimate solution may be more complex than simply seeking the next acquisition. Looking ahead to 2027, the options could range from competing for additional assets in Dallas, pursuing lower-cost alternatives in other parts of the market, making larger investments in properties currently in their portfolio or simply keeping cash on hand until a better deal comes along. No matter what strategy the investor chooses, the deal execution will follow an extended period during which Texas multifamily owners have dealt with increasing debt rates, slowed rent growth in oversupplied markets and higher operating costs. Deals continue to happen, but investors are evaluating them with more attention to underlying fundamentals. According to a new survey among U.S multifamily investors conducted by LoopNet Inc., about a third of survey participants are planning to focus on upgrades to add value to their portfolios and increase rents in the coming year. An equal number plan to keep extra money to weather market downturns, and roughly a quarter of investors plan to make no portfolio changes at all. In…

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Orlando Gains Momentum Via Strong Office Leasing, Owner-User Acquisitions

John Nelson — Mon, 31 Aug 2026 11:45:00 +0000

Orlando’s office market is experiencing a notable resurgence, driven by strong sales volume across both owner-user transactions and institutional investment activity. This surge is helping push vacancies lower, tightening the leasing market and reinforcing investor confidence in the metro’s long-term fundamentals. Orlando is moving decisively past its post-pandemic softness and into a new phase of growth. Lease rates remained largely stable, with the market average sitting at $28.36 per square foot in the second quarter. Trophy space, meanwhile, commands average asking rents of $36.52 per square foot, a $4.20 premium over Class A product. However, several indicators suggest that stability may soon give way to upward movement. Recent owner-user sales activity, combined with high-profile leasing commitments such as TMRW Sports, the golf-technology venture backed by Tiger Woods and Rory McIlroy, signing for 40,000 square feet in downtown Orlando, points to tightening conditions and growing demand for premium space. Landlords with quality assets in well-located submarkets are increasingly positioned to push rents higher in the coming quarters. That growth is underpinned by strong population and employment gains, with particularly robust expansion in healthcare, technology and professional services. Health and education services posted a 4.5 percent increase in employment over the previous…

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The Texas Retail Pad-Site Premium That Nobody Is 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 18 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 all…

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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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