Market Reports

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

by Taylor Williams August 4, 2026

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 …

August 4, 2026

Industrial Market Reports North Carolina Southeast Southeast Market Reports

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

by John Nelson August 3, 2026

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 …

August 3, 2026

California Market Reports Office Western Western Market Reports

Orange County Office Finds Firmer Footing After Years of Vacancy Pressure

by John Nelson July 31, 2026

— 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 …

July 31, 2026

Industrial Life Sciences Market Reports Midwest Midwest Market Reports Ohio

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

by Kristin Harlow July 30, 2026

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, …

July 30, 2026

Market Reports North Carolina Restaurant Retail Southeast Southeast Market Reports

The Institutionalization of Charlotte’s Retail Sector

by John Nelson July 27, 2026

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. …

July 27, 2026

California Market Reports Multifamily Western Western Market Reports

OC Multifamily Market Continues to Gain Momentum

by John Nelson July 24, 2026

— 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 …

July 24, 2026

Market Reports North Carolina Office Southeast Southeast Market Reports

Charlotte’s Office Market Picks Up in 2026 as Activity Accelerates

by John Nelson July 20, 2026

The story in Charlotte’s office market today is a continuation of what began to take shape last year — only now, the activity behind it is real and measurable. The tenants that were cautiously exploring the market in 2024 have re-engaged, and many are now making decisions with greater clarity around their long-term space needs. Leasing volume reflects that shift. Activity reached roughly 1.4 million square feet in the first quarter of 2026, a significant increase year-over-year, with the majority of deals driven by new leases and expansions. That’s been the biggest change over the past 12 months: groups that were once on the sidelines are now moving forward, and deal velocity is picking up across multiple industries. At the same time, demand remains highly focused on quality. Class A buildings continue to capture most of the leasing activity, accounting for nearly 70 percent of total volume and leading overall absorption, which approached 400,000 square feet in first-quarter 2026. The best-performing assets in Uptown, Midtown and South Park are seeing steady occupancy gains, with rents at the top of the market pushing into the high-$50s per square foot. That said, the conversation around quality is becoming more nuanced. While top-tier …

July 20, 2026

California Market Reports Restaurant Retail Western Western Market Reports

It’s Summertime in SoCal, And Orange County Retail Is Hot

by John Nelson July 17, 2026

— By John Read of CBRE Retail Investment Properties-West — Often defined by its 42 miles of Pacific coastline, Orange County’s weather may not be the hottest throughout the Southern California region, but its retail performance arguably is. Orange County remains a target for retailers and investors alike, driving it to be one of the strongest retail markets in the larger region and nation. Orange County’s coastline and famously consistent weather with globally recognized theme parks — Disneyland and Knott’s Berry Farm — and retail landmarks like South Coast Plaza and Fashion Island, do contribute to the region’s exposure and appeal, but the county’s retail fundamentals are planted in its scale and demographics. Orange County’s nearly 800 square miles are home to more than 3.1 million residents and one of the most diverse populations in the U.S. with significant affluence and education. Average household income exceeds $157,000 and 46 percent of residents hold a bachelor’s degree or higher. With diversified industry sectors and major employers, including Disney, UC Irvine, Providence, Kaiser Permanente and Hoag, Orange County’s unemployment rate remains low, ending May 2026 at 3.5 percent. Together, those factors support retail fundamentals that remain stronger than many comparable markets. The …

July 17, 2026

Iowa Market Reports Midwest Midwest Market Reports Retail

Des Moines at the Midpoint: Demand Is Real, Space Is the Variable

by Kristin Harlow July 16, 2026

By Aaron Hyde and Justin Lossner, JLL Regional markets like Des Moines are no longer waiting their turn. Retailers and office users that once bypassed mid-sized metros for coastal or high-growth markets are compressing their timelines and arriving here ahead of schedule. Heading into the second half of 2026, that shift is already playing out on the ground. Des Moines faces constrained supply and steady demand—not excess capacity. Across retail and office, the question isn’t whether tenants want to be here, but whether growth can physically occur. Retail: strong demand Retail vacancy in metro Des Moines sits around 3.5 percent, the tightest rate in over a decade. Demand spans categories: Quick-service restaurants, banks, auto tenants, fitness and junior box soft goods retailers all absorb space as it becomes available. Retailers are no longer simply looking for the next door down the street. They’re expanding regionally, and markets like Des Moines are benefiting as larger metros tighten. National retailers now enter Des Moines earlier in their expansion cycles. In fact, roughly 36 percent of new national retail leases were signed within five months of space becoming available. Des Moines is consistent with that velocity. Space — not demand — limits growth …

July 16, 2026

Market Reports Multifamily New York Northeast Northeast Market Reports Texas Texas Market Reports

Two Cures for High Rent

by Taylor Williams July 14, 2026

By Jack Stone, managing director, Greysteel In the last week of June, two things happened in the American multifamily market that belong side by side: New York City froze rents, and the Dallas Fed confirmed that Texas is drowning in apartments. One of those scenarios involves a market correcting itself. The other is a market being told to stop. In New York City, the Rent Guidelines Board voted seven to one to freeze rents on roughly 1 million rent-stabilized apartments, including zero percent increases on one- and two-year leases, the first two-year freeze in the board’s history. That action impacts about a quarter of all housing inventory in the city and roughly 40 percent of its rental units. In Texas, markets have kept doing what they’ve been doing for two years: bleeding. Both states are wrestling with the same underlying problem. Rents got too high for many people to afford. The difference is what each one decided to do about it, and that difference is the whole story. Texas is in pain, and the pain is honest. The Dallas Fed put numbers to it this spring. A pandemic-era construction boom, cheap money and aggressive bank lending dumped a historic wave …

July 14, 2026

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