Download - 2012 Mid-Year Blue Book
Blue Book2012
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Coldwell Banker Commercial® Mid Year Market Review
Sources of InformationEach market information comes from the CBC affiliate listed as the contact. Information is deemed from sources considered reliable. Various sources of the data include but are not limited to: CoStar, Reis and LoopNet. Demographic information was accessed from EASI Demographics and 2010 Census. A Core Based Statistical Area (CBSA) is a U.S. geographic area defined by the Office of Management and Budget (OMB) based around an urban center of at least 10,000 people and adjacent areas that are socioeconomically tied to the urban center by commuting. Unemployment numbers were taken from Bureau of Labor Statistics.
The CBC® Blue Book offers a unique market perspective with data generated by true commercial real estate market experts – the professionals of the Coldwell Banker Commercial companies within the local markets. In total, the Blue Book contains over 130 markets.
The Blue Book highlights one of the strengths of the Coldwell Banker Commercial organization: our national footprint.
The CBC organization’s strong local market coverage combined with our global reach helps our clients obtain real-time market information in order to make informed real estate decisions.
About the CBC® Blue Book
AL - Birmingham 4AL - Dothan, Houston County 4AL - Montgomery 5AK - Anchorage 5AR - Hot Springs 6AR - Jonesboro 6AR - Little Rock 7AZ - Sedona/Verde Valley 7CA - Arcadia 8CA - Inland Empire North/Victor Valley 8CA - Los Angeles 9CA - Los Angeles, Westside 9CA - Modesto 10CA - Napa Valley/Napa County 10CA - Orange County 11CA - Redding 11CA - Sacramento Greater Area 12CA - San Gabriel/San Fernando Valley 12CA - Southwest Riverside County 13CO - Western 13CT - Danbury/Upper Fairfield/New Haven 14CT - Fairfield County 14DE - Sussex County 15FL - Brevard County 15FL - Charlotte/Sarasota Counties 16FL - Daytona/Ormond Beach, Volusia County 16FL - Destin 17FL - Florida Keys 17FL - Gainesville 18FL - Indian River County 18FL - Jacksonville 19FL - Lakeland/Winter Haven 19FL - Melbourne/Brevard County 20FL - Naples/Ft. Myers 20FL - Orlando 21FL - Polk County 21FL - Sarasota/Manatee/Charlotte Counties 22FL - Southern 22FL - St. Lucie County 23FL - Tallahassee 23FL - Tampa/St. Petersburg 24GA - Athens 24GA - Atlanta 25GA - Chatham County 25GA - Columbus 26GA - Hinesville/Fort Stewart 26GA - Lake Oconee/Lake Sinclair 27GA - Macon, Bibb County 27HI - Honolulu 28ID - Boise 28ID - Coeur d’ Alene 29IL - Bloomington/Normal, McLean County 29IL - Champaign/Urbana 30IL - Chicagoland 30IL - Madison/St. Clair Counties 31IL - Peoria County 31IL - Sangamon County 32IN - Delaware County 32KS - Garden City 33KS - Kansas City Metro Area 33KY - Louisville Metro 34KY - Southern 34LA - Acadiana 35LA - New Orleans 35ME - Midcoast 36MD - Suburban 36MA - Pioneer Valley 37MI - Middle 37
MI - Western 38MN - Mankato 38MN - Minneapolis/St. Paul Metro Area 39MN - St. Cloud/Central 39MO - St. Joseph 40MS - Gulfport/Biloxi 40MT - Billings 41NE - Lincoln 41NV - Reno/Sparks 42NJ - Central 42NJ - Morris County 43NJ - Northern 43NM - Albuquerque 44NY - Albany 44NY - Long Island 45NY - New York City 45NC - Southeastern 46NC - Triad Area 46NC - Triangle 47ND - Fargo/Moorhead 47OH - Lorain County 48OK - Oklahoma City 48OR - Portland 49OR - Salem 49PA - Pittsburgh 50PA - Southeastern 50PA - York/Lancaster/Harrisburg 51SC - Charleston 51SC - Columbia 52SC - Greenville/Spartanburg 52SC - Myrtle Beach 53SD - Rapid City 53TN - Chattanooga Metro Area 54TN - Knoxville/East 54TX - Abilene 55TX - Austin 55TX - Bryan/College Station 56TX - Dallas/Fort Worth 56TX - Houston 57TX - Lubbock 57TX - Rio Grande Valley 58TX - San Antonio 58TX - Waco, McLennan County 59UT - Salt Lake County 59VA - Lynchburg 60WA - King County 60WA - South Puget Sound 61WA - Tacoma 61WA - Vancouver & Southwest 62WI - Janesville/Beloit 62WY - Cheyenne Metro 63
INTERNATIONAL MARKETSBermuda 64Canada - Belleville 64Canada - Greater Toronto Area 65Canada - Kelowna/West Kelowna 65Canada - Nanaimo, BC 66Canada - Ottawa, Ontario 66Canada - Waterloo Region 67Colombia - Cartagena 67Greece 68Ireland 68Mexico - Mexico City 69The Netherlands 69Turkey - Istanbul 70United Arab Emirates 70
Table of Contents
4
• The construction of a new ballpark in Birmingham’s Southside has spawned a number of real estate transactions in the Industrial sector. Also due in part to the new ballpark development, the Central submarket experienced the largest amount of positive absorption in the Q2.
• Riverchase Galleria announced Von Maur department store is leasing 187,000 SF and will be the fifth department store in the mall.
• Birmingham is seeing more casual dining enter the market. New restaurants like Which Wich, Lime Fresh Mexican Grill, Little Donkey, Tellini’s Italiano and Seasons 52 have either just opened or will open soon.
• Chicago-based Accretive Health Services leased 21,000 + SF at The Forum Building. Accretive Health is new to Birmingham, and Birmingham was chosen over several other cities in the Southeast.
• Mercy Medical, a medical facility for senior citizens, leased the 45,540 SF former Haverty’s Furniture Showroom in Irondale.
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Coldwell Banker CommercialMoore Company Realty2 Office Park Circle, Suite 110Birmingham, AL 35223(205) 871-2088www.cbcmcr.com
CBSA Birmingham-Hoover, AL
Square Miles 5,298
Population 1,135,190
Households 451,751
Household Income Median
$55,642
Employees (Total) 485,749
Unemployment 7.90%
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AL - Birmingham
• New Medical College is under construction with the first class admitting in August 2013.
• Hotel occupancy rate remains high.
• Healthcare Industry drives the Dothan economy and continues to grow.
• Cost of Living Index is one of lowest in the nation.
• Southeast Alabama & Northwest Florida announce mega site location.
• Regional Airport offers hangers for wide body aircraft.
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Coldwell Banker CommercialAlfred Saliba Realty410 North Shady LaneDothan, AL 36303(334) 793-6600www.alfredsalibacommercial.com
CBSA Dothan, AL
Square Miles 1,718
Population 143,295
Households 57,785
Household Income Median
$43,656
Employees (Total) 58,833
Unemployment 8.30%
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AL - Dothan, Houston County
5
• Alabama heats up as the place to do business: Expansion of Mercedes in Vance; Expansion of Hyundai in Montgomery; Expansion of Honda in Lincoln; Airbus to open its North American plant in Mobile.
• Office vacancy is stabilizing. Targeted Retail is succeeding in their desired demographics. Call volume has increased for all product types.
• Restaurant and pub nears completion in downtown historic district.
• Budget homebuilders in the finished price range of $80/SF find traction.
• With the expansion of Hyundai and its ancillary jobs created, there is optimism in the market.
• Montgomery can become the natural cargo break point for intermodal product arriving in the Port of Mobile.
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Coldwell Banker CommercialMoore Company Realty121 Coosa St., Suite 250,Montgomery, AL 36104(334) 262-1958www.cbcmcr.com
CBSA Montgomery, AL
Square Miles 2,725
Population 367,157
Households 147,017
Household Income Median
$52,679
Employees (Total) 144,160
Unemployment 8.90%
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AL - Montgomery
• In July of 2012, Cabela’s announced plans to build a 100,000 SF store in Anchorage. New national retailers continue to have success moving into the market, including Olive Garden and Buffalo Wild Wings.
• Anchorage Office market continues to have a low vacancy rate of 6.1%.
• The Alaska market continues on its upward growth path
• Retailers are moving to better locations as their current leases expire, creating new construction projects and leaving behind older vacant facilities.
• The Industrial market is tight with vacancy - the only product available is less desirable facilities due to ceiling height and electrical capabilities.
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Coldwell Banker CommercialNRT - AK6550 South Millrock Dr.Suite 200Salt Lake City, UT 84121(907) 694-4944www.coldwellutah.com
CBSA Anchorage, AK
Square Miles 26,379
Population 378,904
Households 137,722
Household Income Median
$72,444
Employees (Total) 162,368
Unemployment 6.90%
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AK - Anchorage
6
• New tenants in the market include TCBY and Orange Leaf.
• Foreclosures in commercial real estate in the area have remained minimal.
• Two parcels of land are currently under contract for the construction of two new hotels.
• More residential units have been sold this year but the average price/unit was reduced.
• The City of Hot Springs, along with the Chamber of Commerce, is working on plans to further the revitalization of the historic downtown.
• Commercial sales and leasing activity through Q2 of 2012 have exceeded the year 2011 sales.
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Coldwell Banker CommercialRPM401 Section Line Rd., Suite FHot Springs, AR 71913(501) 520-4000www.cbcrpm.com
CBSA Hot Springs, AR
Square Miles 677
Population 98,888
Households 43,175
Household Income Median
$42,222
Employees (Total) 32,750
Unemployment 7.60%
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AR - Hot Springs
• NEA Baptist Hospital is building a new facility with new technology and a new health care model for Northeast Arkansas.
• Arkansas State University is always expanding and was named in the Best Colleges Regional Universities South 2012.
• New restaurants are moving into Jonesboro: Cheddar’s, Five Guys Burgers, Buffalo Wild Wings and Panera.
• New stores are coming into Jonesboro: Academy Sports, Kirkland’s and Sissy’s Log Cabin.
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Coldwell Banker CommercialVillage Communities2704 S. Culberhouse, Suite AJonesboro, AR 72401(870) 935-7800www.cbcworldwide.com
CBSA Jonesboro, AR
Square Miles 711
Population 96,443
Households 39,977
Household Income Median
$42,931
Employees (Total) 37,743
Unemployment 7.00%
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AR - Jonesboro
7
• Welspun Corp. Ltd. announces $100m expansion of its pipe-manufacturing facility in LR Port, adding 200 jobs.
• Southwest Power Pool celebrates July grand opening of its new $62m, 190,000 SF Corporate Center in West Little Rock.
• Custom Aircraft Cabinets doubles employment and invests $6m in expansion/relocation to Sherwood facility.
• Industrial market has 5th consecutive quarter of positive absorption.
• Local developers announce Mixed-Use Mann Building project in CBD, to include Multi-Family, Retail and Office.
• Windstream Hosted Solutions opens 30,000 SF state-of-the-art data center in West Little Rock.
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Coldwell Banker CommercialHathaway Group2100 Riverdale Rd., Suite 100LIttle Rock, AR 72202(501) 663-5400www.hathawaygroup.com
CBSA
Little Rock-North Little Rock-Conway, AR
Square Miles 4,090
Population 690,456
Households 276,042
Household Income Median
$56,190
Employees (Total) 290,765
Unemployment 6.60%
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AR - Little Rock
• Historic Oak Creek Canyon Resort was sold and revitalized.
• Commercial vacancies are steady and trending downward.
• State is upgrading lighting in Sedona business corridor.
• Residential units sales are strong with a 6-year low inventory.
• Sedona Hotel occupancy is up 10% YTD for Q1 and Sedona Marathon up 20%.
• Sedona internet inquiries are up 43% for Q1 of 2012.
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Coldwell Banker CommercialFirst Affiliate195 W. State Route 89ASedona, AZ 86336(928) 282-4666www.cbsedonacommercial.com
CBSA Flagstaff, AZ
Square Miles 18,617
Population 130,596
Households 46,597
Household Income Median
$52,993
Employees (Total) 48,137
Unemployment 8.30%
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AZ - Sedona/Verde Valley
8
• This market is experiencing slow recovery for Commercial Real Estate.
• Increase on BPO orders for banks & investors.
• This area is experiencing high vacancy.
• Limited commercial lending is available.
• There is a big gap between buyer & seller expectations.
• Buyers are still sitting on the fence.
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Coldwell Banker CommercialGeorge Realty660 W. Huntington Dr.Arcadia, CA 91007(626) 445-6660www.cbcworldwide.com
CBSALos Angeles-Long Beach-Santa Ana, CA
Square Miles 4,850
Population 12,935,173
Households 4,288,080
Household Income Median
$60,485
Employees (Total) 5,313,010
Unemployment 10.30%
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CA - Arcadia
• Macy’s, JCPenney and Fitness 19 are under construction.
• Number of Multi-Family sales Q2 vs. Q1 is up 26%.
• Increase in owner/users purchasing vacant Industrial buildings.
• Industrial tenants are relocating to similar or larger SF buildings; taking advantage of low rates, better locations &/or more suitable facilities.
• Office leasing activity is improving, there are signs of expansion from out of the area users with space requirements ranging from 1,000 SF to 1,500 SF.
• Office sector landlords are typically doing 1-3 year lease terms with minimal concessions and TI allowances with options at market.
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Coldwell Banker CommercialReal Estate Solutions15500 W Sand St., 2nd FloorVictorville, CA 92392(760) 684-8000www.cbcdesert.com
CBSARiverside-San Bernardino-Ontario, CA
Square Miles 27,260
Population 4,171,856
Households 1,350,253
Household Income Median
$52,845
Employees (Total) 1,156,307
Unemployment 12.60%
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CA - Inland Empire North/Victor Valley
9
• Apple is opening a mega store in Santa Monica, CA.
• Office market is tightening up, rates climbing slowly.
• Owner/user investment continues to remain strong.
• Creative Office continues to attract tenants.
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Coldwell Banker CommercialWESTMAC1515 Sepulveda Blvd.Los Angeles, CA 90025(310) 478-7700www.westmac.com
CBSALos Angeles-Long Beach-Santa Ana, CA
Square Miles 4,850
Population 12,935,173
Households 4,288,080
Household Income Median
$60,485
Employees (Total) 5,313,010
Unemployment 10.30%
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CA - Los Angeles
• Strongest property sectors are Multi-Family, single-tenant NNN Investments, Medical Office and Industrial (due to the scarcity of the product and ability to convert to creative Office uses).
• The strongest sub-markets are the Santa Monica-Venice creative corridors, Beverly Hills, West Hollywood and Brentwood.
• Multi-Family market is very active and financing is readily available. Cap rates in A/B areas are 4%-5%; B/C areas range from 4.75%-6.5%.
• A lot of cash is on the sidelines, much of it chasing similar product – well located property with strong tenants and/or upside potential. Most Investors continue to be risk-averse and opt for lower returns on less risky Investments.
• Developers are looking for opportunities to build with several-hundred-thousand SF of Multi-Family, creative Office and Mixed-Use developments in the pipeline, slated to come on line in 2014-2016.
• Single Family/Condo market is trending upwards with more offer activity, more sales and shorter marketing times.
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Coldwell Banker CommercialNRT - Los Angeles11999 San Vicente Blvd. Suite 100Los Angeles, CA 90049(310) 820-6651www.cbcworldwide.com
CBSALos Angeles-Long Beach-Santa Ana, CA
Square Miles 4,850
Population 12,935,173
Households 4,288,080
Household Income Median
$60,485
Employees (Total) 5,313,010
Unemployment 10.30%
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CA - Los Angeles, Westside
10
• Stanislaus County is located in the Central Valley. Its county seat is Modesto, which is where many people in the surrounding areas shop.
• The major industry is AG-related, employing approximately 18,000 people or 11.3% of the total 160,000 people that are employed. Unemployment varies based on the fact that most of the AG jobs are seasonal.
• Shopping areas that are well located have been attracting new tenants with some major remodeling. Due to lack of new construction, the vacant space has been absorbed as needs arise. Kaiser Permanente built a major hospital complex with Memorial Hospital making a major expansion.
• There have been major layoffs in government sector based on tax assessments being lowered due to downturn in real estate values. Leveling out has occurred and all are hoping real estate prices will start to rise in 2012. This will only come if the unemployment in the area starts to decline.
• Office and Retail are improving in good centers and locations.
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Coldwell Banker CommercialVinson Chase, Realtor220- C Standiford AveModesto, CA 95305(209) 577-2121www.cbcworldwide.com
CBSA Modesto, CA
Square Miles 1,494
Population 512,221
Households 167,008
Household Income Median
$49,395
Employees (Total) 140,743
Unemployment 15.80%
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CA - Modesto
• Napa City Council approved the Downtown Specific Plan, making way for more favorable development guidelines, options for downtown living, more green areas, bike-friendly paths and the return of two-way streets.
• Developer Todd Zapolski purchased the Napa Town Center. His proposed rejuvenation project is expected to attract more world-class retailers and restaurateurs.
• Multi-Family Office vacancy rates in the city of Napa have declined to about 14%.
• The total Industrial market in Napa County consists of over 16 million SF, with a current vacancy rate of less than 8%.
• During the first six months of 2012, the Up Valley (Calistoga, St. Helena and Yountville) Commercial real estate market saw a resurgence of sales and leasing activity.
• Buyers, especially developers, appear to be coming back into the commercial marketplace, eager to make the most of attractive prices and low interest rates.
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Coldwell Banker CommercialBrokers of the Valley1775 Lincoln Ave.Napa, CA 94558(707) 224-8454www.napacommercialproperties.com
CBSA Napa, CA
Square Miles 754
Population 135,273
Households 52,057
Household Income Median
$72,042
Employees (Total) 60,343
Unemployment 7.80%
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CA - Napa Valley/Napa County
11
• Office market has nearly 1,000,000 SF of positive absorption in Q2.
• Retail construction activity is still low but starting.
• Orange County commercial activity is picking up.
• Orchard Retail Center sells for $122 million or $434/SF.
• A new Apartment development with 758 units will built by The Irvine Company in Tustin.
• Orange County’s largest private companies posted their 3rd year of sales gains.
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Coldwell Banker CommercialNRT - Newport Beach4 San Joaquin Plaza Suite 260Newport Beach, CA 92660(949) 644-1600www.cbcworldwide.com
CBSALos Angeles-Long Beach-Santa Ana, CA
Square Miles 4,850
Population 12,935,173
Households 4,288,080
Household Income Median
$60,485
Employees (Total) 5,313,010
Unemployment 10.30%
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CA - Orange County
• Retail markets show surprising resilience.
• Vacancy rate is falling as shortage looms.
• Housing construction is starting up again.
• Commercial foreclosures are slowing.
• Slow but positive absorption is seen in the Office market.
• Industrial market is still lagging.
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Coldwell Banker CommercialC&C Properties2155 Larkspur Lane, Unit ARedding, CA 96002(530) 221-9638www.cbcnorthstate.com
CBSA Redding, CA
Square Miles 3,785
Population 181,457
Households 71,491
Household Income Median
$45,729
Employees (Total) 53,468
Unemployment 13.10%
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CA - Redding
12
• Greater Sacramento area commercial market is still very slow. Sales of some small free-standing Retail properties have been picking up lately.
• Office rents have stabilized.
• There has been little to no new construction in this area.
• The 540,000 SF Palladio at Broadstone lifestyle center in suburban Folsom is still under construction and is expected to be completed 2013.
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Coldwell Banker CommercialNRT - Sacramento730 Alhambra Blvd., Suite 150Sacramento, CA 95816(926) 447-5900www.cbcworldwide.com
CBSASacramento--Arden-Arcade--Roseville, CA
Square Miles 5,094
Population 2,141,658
Households 801,834
Household Income Median
$61,184
Employees (Total) 727,825
Unemployment 10.80%
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CA - Sacramento Greater Area
• The area is experiencing heavy investor and user activity due to low interest rates and low vacancy.
• Look for lease rates and sales prices to jump in the next 6 months.
• Retailers are back and so is their appetite for large distribution space.
• 1,700 upscale Apartments are currently under construction in Glendale.
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Coldwell Banker CommercialNorth County801 N Brand Blvd., Suite 180Glendale, CA 91203(818) 334-1900www.cbcnco.com
CBSALos Angeles-Long Beach-Santa Ana, CA
Square Miles 4,850
Population 12,935,173
Households 4,288,080
Household Income Median
$60,485
Employees (Total) 5,313,010
Unemployment 10.30%
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CA - San Gabriel/San Fernando Valley
13
• The overall market continues to stabilize with increased activity in all sectors.
• Vacancy levels are stable across the Office, Industrial and Retail markets.
• Anti Gravity Sports is moving into two major markets with over 70,000 SF.
• The unemployment rate remain at 12.5%, down from 15%, bringing optimism among business owners.
• Land sales are on the rise with 93 acres recently sold in Lake Elsinore, CA for $1,500,000.
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Coldwell Banker CommercialSudweeks Group27708 Jefferson Ave., Suite 201Temecula, CA 92590(951) 200-7683www.cbcsuds.com
CBSARiverside-San Bernardino-Ontario, CA
Square Miles 27,260
Population 4,171,856
Households 1,350,253
Household Income Median
$52,845
Employees (Total) 1,156,307
Unemployment 12.60%
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CA - Southwest Riverside County
• The healthcare system in the Grand Valley is nationally renowned, highly integrated, community-focused and unique to Western Colorado. The Physician-created Health Plan boosts care quality, lowers costs and is touted as a National model.
• Western Colorado is the Retail hub for Western Colorado and Eastern Utah. The City of Grand Junction sales and use tax revenue increased by 1.7% from June of 2011 to June 2012. The Sales and use tax revenues comprise more than 40% of the City of Grand Junction’s total revenues.
• Western Colorado is a tourist destination. The area offers world renowned mountain bike trails, growing agri-tourism industry, and the largest concentration of vineyards and wineries in the state. The lodging taxes collected in Q2 of 2012 had an increase of 6.3%.
• The new construction building permits are up more than 13% in the Q1 2012. City of Grand Junction building permit valuation is down in Q2 more than 18% compared to Q1 2012. However, year-to-date new construction permits are up more than 37% from June 2011.
• Colorado Mesa University Campus continues to expand including a state-of-the-art learning facilities on 78-acres in the heart of Grand Junction.
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Coldwell Banker CommercialPrime Properties, LLC2646 Patterson Rd., Suite BGrand Junction, CO 81506(970) 243-7375www.grandjunctioncommercial.com
CBSA Grand Junction, CO
Square Miles 3,328
Population 148,298
Households 60,317
Household Income Median
$47,409
Employees (Total) 54,564
Unemployment 9.40%
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CO - Western
14
• LL Bean (16,000 SF) is the latest NNN tenant to take space at Danbury Fair Mall. Others include: Forever 21, Brio, Cheesecake Factory and Dick’s Sporting Goods. Guidepost Publications has leased 54,000 SF of Class A Office space at the Matrix Corporate Center, in Danbury, CT.
• Area vacancy rates are down due in part to low supply, and an influx of commuting professionals is now redesigning neighborhoods in Brewster, NY. Key transportation outlets allow them to commute to lower Fairfield County, New York City, DC and Boston; while enjoying a more affordable lifestyle.
• New construction includes: $33.8m / 95,000 SF Armed Forces Reserve Center in Danbury, CT; Brookfield, CT. Costco is increasing existing building by 15,000 SF w/ a gas station; Danbury Regional Hospice to construct a 30,000 SF center.
• Due in part to lower mortgage rates, and multi-generational buyers, single family home sales volume and pricing have improved. Danbury has placed in the Top 10 in the nation for multi-generational living scenarios.
• An increase in hiring since Q3 2010 continues to bolster Retail rentals, while the weaker housing sector is stimulating Apartment rentals.
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Coldwell Banker CommercialScalzo Group2 Stony Hill Rd., Suite 101Bethel, CT 6801(203) 744-7077www.coldwellbankerscalzo.com
CBSABridgeport-Stamford-Norwalk, CT
Square Miles 626
Population 904,874
Households 336,733
Household Income Median
$91,039
Employees (Total) 419,437
Unemployment 7.80%
OFFICE RETAIL
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CT - Danbury/Upper Fairfield/New Haven
• Fairfield County’s Office market ended the Q2 of 2012 with a vacancy rate of 14.0% up from 13.5% with net absorption totaling negative 310,857 SF, compared with 68,806 SF in the Q1. Vacant sublease space increased to 850,551 SF up from 807,000 SF at Year End 2011.
• Fairfield County’s available, vacant-sublease space increased across the board from 2011 Year End. Office went from 599,000 SF to 851,000 SF; Industrial from 74,000 SF to 81,000 SF and Retail from 16,000 SF to 21,000 SF.
• Significant movements: Western CT Healthcare Research Institute leased 15,000 SF of Office. Gamma Aviation leased 15,000 SF of Industrial. Terrain Inc. leased 22,000 SF of Retail. UBS vacated 110,000 SF of Office. Patio.com vacated 20,000 SF of Industrial, and Chase Bank vacated 15,000 SF Retail/Office.
• The 150,000 SF Lockworks building was completed in 2012, plus an additional 313,000 SF of Retail is still under construction, however no Office or Industrial construction was completed, yet. There is 166,000 SF still under construction, the largest is 110 Quarry Rd with 74,726 SF.
• The average quoted asking rate is $31.68 /SF for Office.
Vacancy p
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Vacancy N/A
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Coldwell Banker CommercialNRT - CT77 Old Ridgefield Rd.Wilton, CT 6897(203) 831-4187www.cbcworldwide.com
CBSABridgeport-Stamford-Norwalk, CT
Square Miles 626
Population 904,874
Households 336,733
Household Income Median
$91,039
Employees (Total) 419,437
Unemployment 7.80%
OFFICE RETAIL
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CONTACT
CT - Fairfield County
15
• Panera Bread opened a new, free-standing store on Coastal Highway between Lewes and Rehoboth this spring. Several other national tenants are reportedly looking at the Route 1 corridor.
• The vacancy rate in eastern Sussex County continues to fall. Absorption was strong this spring, and most prime Office space has been leased. Some prime Retail locations remain available but absorption has been good. The three outlet malls continue their long history of strong Retail sales.
• Residential construction remains strong in eastern Sussex. Commercial construction remains slow but availability of financing has improved.
• For the first half of 2012, the Sussex County Association of Realtors reported a 22% increase in home sales by volume. The average home price was up 17% over 2011 YTD.
• Sussex County continues to be a prime destination for retirees. Very low property taxes and NO sales tax are strong draws for those on fixed incomes.
• Sussex County is one of the largest counties east of the Mississippi based on square miles, but the population is less than 200,000.
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Vacancy N/A
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Coldwell Banker CommercialResort Realty20184 Coastal HighwayRehoboth, DE 19971(302) 227-5000www.cbankercommercial.com
CBSA Seaford, DE
Square Miles 938
Population 194,215
Households 78,981
Household Income Median
$52,386
Employees (Total) 68,986
Unemployment 8.70%
OFFICE RETAIL
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CONTACT
DE - Sussex County
• “Space Coast” Brevard County offers pro-business incentives, low taxes, robust transportation infrastructure, high-tech labor force, 73 degree average temp, and 72 miles of pristine beach.
• Foreign Trade Zone 136 has a superior infrastructure for national/international trade including: the second busiest port in the world, a freight railway system and major interstate highways.
• Embraer Aircraft is expanding its operations at Melbourne International Airport with a new research and development facility and 200 new engineering jobs .
• BlueWare, Inc., a healthcare IT company, is relocating its operations to Melbourne and expects to hire 190 employees to have an economic impact estimated to be over $22.4 million.
• Rocket Crafters’ move to the Space Coast Regional Airport in Titusville will have an economic impact over $48m. Bertram Yacht’s new facility in Merritt Island will have a projected economic impact of over $26.3m.
• Brevard’s June 2012 residential market average sale price of $147,500 is up almost 13% over 2011 prices and the average days on the market of 119 has dropped 16% over 2011.
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Coldwell Banker CommercialSun Land Realty1920 Highway A1AIndian Harbour Beach, FL 32937(321) 777-7743www.commercialsunlandrealty.com
CBSAPalm Bay-Melbourne-Titusville, FL
Square Miles 1,018
Population 536,805
Households 225,977
Household Income Median
$56,299
Employees (Total) 181,926
Unemployment 9.40%
OFFICE RETAIL
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FL - Brevard County
16
• A major new development in the area is the Cocoplum Village Shops.
• Vacancy is falling due to the economy and lost jobs.
• There has been some Retail and a Hospital expansion, but other than that, not much new commercial construction.
• The Residential market is currently flat.
• The market has not changed in general.
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Vacancy n
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Coldwell Banker CommercialSunstar Realty, Inc.970 Kings Hwy., Suite 1Port Charlotte, FL 33980(941) 255-3497www.sunstarcommercial.com
CBSASarasota Bradenton-Venice, FL
Square Miles 1,313
Population 689,676
Households 311,173
Household Income Median
$58,236
Employees (Total) 230,801
Unemployment 8.80%
OFFICE RETAIL
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CONTACT
FL - Charlotte/Sarasota Counties
• Joe’s Crab Shack, a 19,000 SF eating area and 6,725 SF deck, opened July 1 and is the largest Joe’s Crab Shack on a pier over the Atlantic ocean. It is the beginning of the recently created entertainment district.
• 3 large ocean front raw land properties sold, with one major project being announced by a Canadian development company planning on building one of the area’s largest hotel/condo projects.
• 11 start up companies are celebrating the first anniversary of the UCF Incubator at Daytona Beach International Airport.
• Embry Riddle University is selected as a drone test site as well as Next-gen test area.
• Boardings continue to rise at Daytona Beach International Airport, and bed taxes continue to rise in the Hotel/Motel resort area.
• 800 ft Volusia County - city of Ormond Beach oceanfront park breaks ground.
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Coldwell Banker CommercialBenchmark570 Memorial Circle, Suite 300Ormond Beach, FL 32174(386) 672-8530www.benchmarkdaytona.com
CBSA
Deltona Daytona Ormond Beach, FL
Square Miles 1,103
Population 495,625
Households 214,567
Household Income Median
$47,500
Employees (Total) 146,482
Unemployment 9.10%
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FL - Daytona/Ormond Beach, Volusia County
17
• There has been increased velocity in income producing assets.
• There is a strong speculative interest in land as inventory diminishes.
• Condo absorption is at a four year low, with less than 1 year of inventory.
• REO assets are working through the process with price reductions.
Vacancy n
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Coldwell Banker CommercialUnited, Realtors4458 Legendary Dr.Destin, FL 32541(850) 376-7289www.cbcunitedgulfcoast.com
CBSA
Fort Walton Beach CrestviewDestin, FL
Square Miles 936
Population 178,019
Households 72,513
Household Income Median
$60,945
Employees (Total) 67,600
Unemployment 6.10%
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FL - Destin
• Fast Buck Freddies closed in Key West from internet competition.
• Grocery and Pharmacy are doing well and expanding. Retail is contracting. Hospitality and Restaurants are doing well.
• Valero/Dunkin Donuts has built a new store in the Middle Keys. Publix has opened a second store in Key West. Bank branches are consolidating.
• Inventory levels are declining at the rate of 10% annually. Distressed properties represent only 13% of all properties for sale.
• Hospitality and tourism are booming with the highest ADR’s and occupancies in the state.
• Barriers to entry are significant related to the availability of building permits.
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Coldwell Banker CommercialSchmitt Real Estate, Co11100 Overseas Hwy.Marathon, FL 33050(305) 743-5181www.cbcworldwide.com
CBSA Key West, FL
Square Miles 997
Population 73,047
Households 32,553
Household Income Median
$71,455
Employees (Total) 29,685
Unemployment 4.40%
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FL - Florida Keys
18
• 91 percent of deals being done in the local CBC office are leasing.
• Of those properties being leased, 71 percent were Office and 15 percent Retail.
• 18,000 SF positive Office lease absorption and a 3,600 SF positive lease absorption.
• Average Office lease rate is $13.33/SF gross and average Retail lease rate is $15.72/SF NNN.
• Average Office listing is on the market 426 days and average Retail listing is on the market 585 days.
• Even though time on market is high, there is a tremendous amount of lease activity occurring, but little sale activity.
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Coldwell Banker CommercialM.M. Parrish Realtors3870 NW 83rd St.Gainesville, FL 32606(352) 264-3772www.mmparrish.com/commercial
CBSA Gainesville, FL
Square Miles 1,223
Population 261,674
Households 113,545
Household Income Median
$45,060
Employees (Total) 87,322
Unemployment 7.30%
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CONTACT
FL - Gainesville
• Large grocery store closed on US 1.
• Overall market conditions are gradually improving.
• Development interest is returning.
• New construction in residential single family is up in 2012.
• Owner users are the primary buyers for Office and Retail.
• New corporate interest in moving to Indian River County.
Vacancy n
Absorption n
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Coldwell Banker CommercialEd Schlitt, L.C.1950 U. S. 1Vero Beach, FL 32960(772) 460-2081www.cbc.flcoldwellbanker.com
CBSA Sebastian-Vero Beach, FL
Square Miles 503
Population 135,534
Households 59,807
Household Income Median
$62,271
Employees (Total) 43,595
Unemployment 11.30%
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FL - Indian River County
19
• The medical practice of Dr. Scott and Karen Warren purchased a 7,886 SF Retail building in Ponte Vedra Beach, FL for just under $1.79m. CBC Benchmark’s Colin Nicholson and Travis Lemley represented the Heritage Bank of Florida in the REO sale.
• Global Income Trust Inc., an Orlando-based REIT, agreed to purchase the Samsonite distribution facility at Imeson Industrial Park in Jacksonville, FL. The 817,680 SF building sold for $42.5m or $52/SF
• The Villas at St. Johns, a Riverside Apartment property sold for $38.6m or $150,194/unit. The sale is just less than last year’s highest per-unit transaction, $153,405/unit, of Tattersail at Tapestry Park.
• With the Olympics in full swing, and golf headed to the Olympics in 2016, there is increased international interest in golf properties. Visit www.cbcgolfcoursesales.com for more information. Five new course listings have been added in the last two months.
• The Summit Contracting Group of Jacksonville has won a $24.6m contract to build a 230 unit student housing project next to the University of Virginia in Charlottesville, VA.
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Coldwell Banker CommercialBenchmark4348 Southpoint Blvd., Suite 310Jacksonville, FL 32216(904) 281-1990www.cbcbenchmark.com
CBSA Jacksonville, FL
Square Miles 3,221
Population 1,334,380
Households 518,910
Household Income Median
$60,216
Employees (Total) 551,254
Unemployment 8.50%
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FL - Jacksonville
• LEGOLAND Florida attendance exceeding expectations. The water park opened in May 2012. CBC Saunders Ralston Dantzler launch commercial sites at Legoland for restaurants and hotels.
• Publix expands County Line RD Warehouse to 1 million SF.
• Little or no vacancy of high-quality Industrial space. No large blocks of space (over 100,000) are immediately available.
• Florida Polytechnic launched as Florida’s 12th University. Expect demand for R & D space in NE Lakeland.
• Sykes leases 90,000 SF of Office space for expanded call center operation and will hire over 300 employees.
• Foreclosure activity continues to drive demand for Apartments; Vacancy is at all time low.
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Coldwell Banker CommercialSaunders Ralston Dantzler Realty114 N Tennessee Ave., 3rd FloorLakeland, FL 33801(863) 648-1528www.srdcommercial.com
CBSALakeland Winter Haven, FL
Square Miles 2,010
Population 606,019
Households 228,998
Household Income Median
$40,730
Employees (Total) 245,900
Unemployment 10.00%
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FL - Lakeland/Winter Haven
20
• Embraer expands, and Mid Air constructs 180,000 SF.
• Commercial leasing is recovering. Port Canaveral growth continues with more than 3 million cruise passengers in 2011.
• Numerous large hire companies are relocating to Brevard County.
• Residential market is recovering. New construction taking place in Viera. Inventory is down.
• National tenants are seeking sites.
• Private space sector is replacing NASA and hiring NASA Engineers.
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Coldwell Banker CommercialEd Schlitt, L.C.235 Fifth Ave.Indialantic, FL 32903(321) 723-9500www.cbc.flcoldwellbanker.com
CBSAPalm Bay-Melbourne-Titusville, FL
Square Miles 1,018
Population 536,805
Households 225,977
Household Income Median
$56,299
Employees (Total) 181,926
Unemployment 9.40%
OFFICE RETAIL
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CONTACT
FL - Melbourne/Brevard County
• This is the time to buy in Naples/Ft. Myers because prices are at historic lows.
• Retail improves with vacancy down to 7.6%.
• Office continues with vacancy at 15.1%.
• Industrial has a long way to go. There are many bargains at this time.
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Vacancy N/A
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Coldwell Banker CommercialNRT - Naples550 Fifth Ave. SouthNaples, FL 34102(239) 596-6130www.cbcworldwide.com
CBSA Naples-Marco Island, FL
Square Miles 2,025
Population 320,101
Households 132,487
Household Income Median
$76,515
Employees (Total) 115,960
Unemployment 8.80%
OFFICE RETAIL
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CONTACT
FL - Naples/Ft. Myers
21
• Baer’s Furniture moved out of 35,000 SF in Altamonte Springs.
• 75,000 SF of Office space was leased by Florida Institute of Technology.
• 10 buildings totaling 137,403 SF of Retail space were completed in Orlando.
• Class-B Office space net absorption +322,116 SF; Class-C: + 32,006 SF.
• Amcor Rigid Plastics USA is moving into 500,000 SF of Industrial Space.
• Flex building recorded net absorption of positive 91,666 SF.
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Coldwell Banker CommercialNRT - Maitland901 N Lake Destiny Dr., Suite 110Maitland, FL 32751(407) 571-5294www.cbcworldwide.com
CBSA Orlando Kissimmee, FL
Square Miles 3,491
Population 2,093,845
Households 799,047
Household Income Median
$53,425
Employees (Total) 956,766
Unemployment 8.70%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
FL - Orlando
• Lakeland Industrial building sells for $13,472,900.
• Rental rates for Retail in Polk County were down slightly from the Q4 of 2011.
• John Deere Landscaping leased 8,190 SF on 2700 Combee Rd. in Polk County.
• Office vacancy and rental rates in Polk County remained virtually unchanged. Slight increases in absorption were noted.
• One of the largest transactions that has occurred within the last four Quarters in the Tampa/St. Pete market is the sale of 1515 W. Bella Vista St. in Lakeland. This 180,000 SF Industrial building sold for $13,472,900 or $74.85 per SF on 9/9/11.
Vacancy n
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Vacancy N/A
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Coldwell Banker CommercialNRT - Winter Haven290 Cypress Gardens Blvd..Winter Haven, FL 33880(863) 294-7541www.cbcworldwide.com
CBSALakeland Winter Haven, FL
Square Miles 2,010
Population 606,019
Households 228,998
Household Income Median
$40,730
Employees (Total) 239,100
Unemployment 10.00%
OFFICE RETAIL
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DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
FL - Polk County
22
• Industrial absorption is picking up.
• Manatee County-Feld Industry and Dentsply purchased 750,000 SF Industrial.
• New home sales have picked up.
• Multi-Family properties are in high demand.
• Unemployment dropped from 12% to 8% percent overall.
• International tourism was a big factor in this years season.
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Coldwell Banker CommercialNRT - Sarasota100 N. Tamiami TrailSarasota, FL 34236(941) 925-8586www.cbcworldwide.com
CBSASarasota- Bradenton-Venice, FL
Square Miles 1,313
Population 689,676
Households 311,173
Household Income Median
$58,236
Employees (Total) 230,801
Unemployment 9.00%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
FL - Sarasota/Manatee/Charlotte Counties
• Publix opened a second store in Key West, and is planning a new store in Islamorada.
• Vacancies are falling due to expansions and new business moving to the Keys.
• Dunkin Donuts is expanding into Marathon with a new store.
• Residential inventories are going down over 10% per year for the past 2 years.
• The Keys enjoy the highest ADR and occupancy in the state. Tourism is driving the recovery.
• Barriers to entry are very high given land use and environmental issues.
Vacancy n
Absorption n
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Absorption p
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Coldwell Banker CommercialSchmitt Real Estate, Co.11050 Overseas Hwy.Key West, FL 33050(305) 743-5181www.cbcworldwide.com
CBSA Key West, FL
Square Miles 997
Population 73,047
Households 32,553
Household Income Median
$71,455
Employees (Total) 29,685
Unemployment 4.40%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
FL - Southern
23
• Vacancy in Retail seems to be at a standstill. Small office space is moving (mostly 3,000 SF and under).
• Residential market has improved greatly in the St. Lucie County, FL area. Inventory is low.
• There have been more land sales this year than in the past three years!
Vacancy p
Absorption N/A
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Vacancy N/A
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Vacancy N/A
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Coldwell Banker CommercialNRT - Port St. Lucie1973 SW Savage Blvd.Port St. Lucie, FL 34953(772) 621-7518www.cbcworldwide.com
CBSA Port St. Lucie, FL
Square Miles 1,128
Population 407,361
Households 169,340
Household Income Median
$53,266
Employees (Total) 117,662
Unemployment 10.90%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
FL - St. Lucie County
• Whole Foods is planned to open in 2013. Academy Sports opened in 2012.
• Office vacancy is rising and stands at 22%. The major reason is the state of Florida is vacating several large spaces.
• VA Hospital is planned to open in 2013. There are also multiple FSU student Multi-Family projects in progress in College Town.
• Residential transaction volume is up 6% the first half of 2012. Inventory is decreasing; prices are stable and increasing in certain areas.
• Unemployment is down to 7.2% vs 7.9% this time last year, one of the lowest rates in the state.
• Gaines Street Retail Re-development is finally happening. Mid-town is continuing it’s Retail expansion. New FSU Student housing projects coming on line (approximately 4,500 beds) in the next few years. Tallahassee has also become a national top retirement destination.
Vacancy p
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Coldwell Banker CommercialHartung & Noblin Inc.3303 Thomasville Rd.Tallahassee, FL 32308(850) 386-6160www.cbcworldwide.com
CBSA Tallahassee, FL
Square Miles 2,387
Population 361,765
Households 154,494
Household Income Median
$47,364
Employees (Total) 111,973
Unemployment 7.20%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
FL - Tallahassee
24
• Moffit Cancer Center is moving into 100,000 SF on Telcom Dr.
• Tampa/St. Petersburg Office vacancy ended unchanged in Q2 of 2012.
• Retail net absorption was slightly positive in Tampa/St. Petersburg.
• During Q2, two buildings totaling 162,196 SF were completed.
Vacancy n
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Vacancy N/A
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Coldwell Banker CommercialNRT - Tampa5010 W. Kennedy Blvd., 2nd FloorTampa, FL 33609(813) 286-2964www.cbcworldwide.com
CBSATampa-St. Petersburg-Clearwater, FL
Square Miles 2,554
Population 2,757,566
Households 1,166,605
Household Income Median
$49,596
Employees (Total) 1,059,081
Unemployment 9.00%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
FL - Tampa/St. Petersburg
• In spring of 2012, Caterpillar Inc. announced the relocation of a $200 million plant to Athens, GA.
• The plant will be located on an 860 acre Industrial parcel between U.S. Highway 78 and GA Hwy 316 in Clarke and Oconee Counties. Caterpillar has already broken ground and will start production in 2013.
• Wages will be at or above the median incomes of Clarke and Oconee Counties.
• In addition to the 1,400 factory jobs created, Caterpillar will indirectly create another 2,800 jobs through its $57 million payroll and $39 million in increased retail spending, generating $1 million in annual sales tax revenue. Georgia Governor Nathan Deal called the relocation a “game-changer” for Athens and the surrounding counties.
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Coldwell Banker CommercialUpchurch Realty2405 W. Broad St.Athens, GA 30606(706) 354-7870www.upchurchrealtycommercial.com
CBSA Athens-Clarke County, GA
Square Miles 1,031
Population 193,495
Households 77,486
Household Income Median
$40,278
Employees (Total) 60,760
Unemployment 7.50%
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GA - Athens
25
• Atlanta’s office market began 2012 with absorption totaling just over 625,000 SF, an amount equal to almost all of last year’s total. Atlanta’s office market recovery continues to show signs of strengthening.
• On the whole, Retail absorption topped 240,000 SF in Q1 of 2012 with shopping centers seeing the bulk of the occupancy gains.
• At mid-year 2012, the recovery of Atlanta’s industrial market remains solid. Q2 absorption topped 2.5 million SF, which is the second highest amount of industrial space absorbed in the past four quarters.
• Since the end of 2009, the overall retail vacancy rate in the Atlanta region has essentially remained unchanged. The occupancy gains experienced during this period of time have been matched almost equally by the amount of vacant space added to the market.
• While housing starts are only just beginning to show an uptick, anecdotal evidence indicates supply for new housing in desirable locations is running low.
• On the whole, Atlanta’s office market will likely see less absorption in the Q3 thanks to a number of consolidations set to occur; yet still remain in positive territory.
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Coldwell Banker CommercialMetro Brokers3575 Piedmont Rd. N.E. Building 15, Suite 950Atlanta, GA 30305(404) 495-8915www.cbcmetrobrokers.com
CBSAAtlanta-Sandy Springs Marietta, GA
Square Miles 8,376
Population 5,521,582
Households 2,028,400
Household Income Median
$60,590
Employees (Total) 2,223,339
Unemployment 9.30%
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GA - Atlanta
• Gulfstream has launched a $500m, seven-year expansion program at its Savannah facility. As part of the program, Gulfstream will add 1,000 jobs, increasing the workforce to about 6,500 employees in Savannah.
• Mitsubishi Power Systems Americas dedicated its new $325 million Savannah Machinery Works, a state-of-the-art facility that will manufacture goods to provide power to the electric grid both in the U.S. and around the world. The complex will employ some 500 people and create millions of dollars in economic activity for Georgia.
• New construction includes a Nordic Logistics and Warehousing 400,000 SF cold storage facility.
• Groundbreaking for West Chatham water park / IMAX theater complex.
• One West Victory, $20 million Mixed-use facility, has broken ground.
• Construction of 700+ unit Multi-Family project is taking place with more planned.
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Coldwell Banker CommercialPlatinum Partners6349 Abercorn St.Savannah, GA 31405(912) 352-1222www.cbcplatinum.com
CBSA Savannah, GA
Square Miles 1,359
Population 347,453
Households 130,609
Household Income Median
$55,567
Employees (Total) 129,296
Unemployment 9.10%
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GA - Chatham County
26
• AFS America, a primary supplier for Hyundai and Kia, has chosen Columbus for a new manufacturing plant, which will bring 65 new jobs. It is expected to be completed by early 2013.
• Construction has started on a new Martin Army Community Hospital to house 75 beds, with a total Investment of $408 million.
• Columbus is opening a branch of the Mercer Medical School by way of a partnership between Mercer, Columbus Regional Healthcare and St Francis Hospital. The first 14 students are studying here now.
• Overall housing market in Columbus, GA is projected to recover slowly with steady growth. Overall price points combined with low interest rates and rising income provide for an affordability index that is at historic highs.
• Columbus market has enjoyed stability, with periods of growth primarily due to the expansion and reallocation of troops coming into Ft. Benning - the new Maneuver Center of Excellence.
• Moody’s long term assessment for Columbus is that it will outperform the nation over the next two years. Overall, southern metropolitan areas are expected to outpace the nation at even greater numbers.
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Coldwell Banker CommercialKennon, Parker, Duncan & Key4621 River Rd. Suite CColumbus, GA 31904(706) 256-1500www.commercialcolumbusga.com
CBSA Columbus, GA-AL
Square Miles 1,937
Population 293,977
Households 117,712
Household Income Median
$49,432
Employees (Total) 93,485
Unemployment 9.80%
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GA - Columbus
• The Hinesville/Fort Stewart MSA was the 3rd fastest growing MSA in the US 2010/2011.
• The Hinesville/Fort Stewart MSA was the 4th fastest growing MSA for Job growth 2010/2011.
• Fort Stewart is the largest military installation east of the Mississippi River.
• Fort Stewart has a $7.13 billion economic impact on the region.
• Liberty County is centrally located between 4 deep water ports, 2 within 45 minutes.
• Liberty county has a highly disciplined, motivated and trained military retiree work force.
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Coldwell Banker CommercialHoltzman Realtors730 General Stewart WayHinesville, GA 31313(912) 408-4040www.cbcholtzman.com
CBSA Hinesville-Fort Stewart, GA
Square Miles 920
Population 73,844
Households 26,115
Household Income Median
$48,667
Employees (Total) 12,145
Unemployment 9.60%
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GA - Hinesville/Fort Stewart
27
• MetLife completes acquisition of Reynolds Plantation. Purchase included six championship golf courses, dining, swimming pools, pedestrian trails, marinas, a tennis center and a wellness campus.
• Also included was the Ritz-Carlton Lodge, a 251-room lakefront resort and spa, which was named as a 2012 AAA Five Diamond Lodging, and hundreds of acres of prime commercial real estate.
• Baxter International Inc., a global leader in biologic medical therapies, has announced it will build a new state-of-the-art manufacturing facility nearby to support growth of its plasma-based treatments, resulting in the creation of more than 1,500 full-time positions in GA.
• The number of units sold has increased in both the local Commercial and Residential market, compared YTD in 2011.
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Coldwell Banker CommercialLake Country1020 Greensboro Rd., NEEatonton, GA 31024(706) 485-0124www.cbclakecountry.com
CBSA Greene County, GA
Square Miles 345
Population 21,218
Households 8,601
Household Income Median
$50,485
Employees (Total) 5,263
Unemployment 9.40%
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GA - Lake Oconee/Lake Sinclair
• Tractor Supply has begun construction of its 700,000 SF regional distribution facility that will employ 200 people.
• Global Parts Distributors, one of the world’s most dependable sources of aftermarket A/C parts, has leased a 110,000 SF Warehouse in Macon that will serve the Southeast Region and employ over 50 positions.
• Vacancy is falling because of high level of manufacturer/distributors being located near the Port of Savannah along Interstate 16 and 75.
• NW Technologies is constructing a $20,000,000 polar and wind products manufacturing facility here that will employ over 150 new positions.
• The residential market is keeping with national trends; new housing starts are mostly non-existent and resales of existing homes are up 2% over year end 2010. Several new Multi-Family Apartment developments are under way, started in 2011 to be finished in 2012.
• Local voters approved a consolidation of City and County Governments.
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Coldwell Banker CommercialEberhardt & Barry990 Riverside Dr.Macon, GA 31201(478) 746-8171www.coldwellbankercommercialeb.com
CBSA Macon, GA
Square Miles 1,725
Population 232,119
Households 89,721
Household Income Median
$47,145
Employees (Total) 83,398
Unemployment 10.10%
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GA - Macon, Bibb County
28
• Hawaii’s economy remains healthier than the continental U.S. However, it is slowing due to stagnant labor markets and limited construction. Tourism remains a bright spot posting an 8.5% increase in visitor arrivals over 2011 levels.
• Hawaii’s construction is a replay of 2011 for 2012, with only military and government projects being awarded, attracting out-of-state firms to compete for these contracts.
• In 2012, the unemployment rate decreased to 6.4%.
• Larry Ellison, CEO of Oracle, purchased the Island of Lanai, the 6th largest island in the state. The purchase price is estimated upwards of $500 million.
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Coldwell Banker CommercialPacific Properties737 Bishop St., Suite 2000Honolulu, HI 96813(808) 526-0896www.cbcpacific.com
CBSA Honolulu, HI
Square Miles 600
Population 910,677
Households 311,782
Household Income Median
$67,192
Employees (Total) 365,718
Unemployment 6.40%
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HI - Honolulu
• Major grocer openings in the Boise area market in 2012 include: Fred Meyer, Rosauer’s Supermarket and Whole Foods opening November 2012. Walmart will open two new locations in 2013/2014 in Meridian, ID.
• Meridian Town Center, a 500,000 SF, $250m Retail project in Meridian, Idaho, is underway. Developer, CenterCal Properties has leased over 200,000 SF of the project’s space. Tenants include Gordman’s, Marshalls, Petco, Gap Outlet, Chick-fil-A, Cinema West and Big Al’s Sports Bar.
• The number of new home sales is up an incredible 100% for the Q1 of 2012 compared to 2011.
• The Boise area has seen marked economic improvement characterized by steady, broad-based job growth and increasing property values, both residential and commercial.
• Idaho’s unemployment rate dropped a tenth of a point to 7.8% in June 2012 the lowest since September 2009.
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Coldwell Banker CommercialNRT - Boise6550 South Millrock Dr.Suite 200Salt Lake City, UT 84121(208) 888-1825www.coldwellutah.com
CBSA Boise City-Nampa, ID
Square Miles 11,788
Population 610,611
Households 224,823
Household Income Median
$55,100
Employees (Total) 232,386
Unemployment 7.30%
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ID - Boise
29
• WinCo anchored Shopping Center planned for construction in 2013.
• Lack of new construction for Multi-Family projects is helping with absorption.
• There has been a fair amount of Owner Occupied new construction.
• Rental rates continue to stay stagnant, but Landlord concessions are starting to drop.
• Continues to be a buyers market ripe with Owner Occupied opportunities.
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Coldwell Banker CommercialSchneidmiller Realty2000 Northwest Blvd.; Suite 200Coeur d’Alene, ID 83814(208) 664-1461www.cbcsr.com
CBSA Coeur d’Alene, ID
Square Miles 1,245
Population 140,628
Households 53,154
Household Income Median
$50,618
Employees (Total) 49,226
Unemployment 8.00%
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ID - Coeur d’ Alene
• State Farm Insurance continues employment growth.
• Uptown Normal is busy with a Transportation Center and other projects in the works.
• ISU campus apartment development is active.
• Healthcare expansions are planned for Advocate BroMenn and OSF.
• Local jobless rate stays consistently best in the state.
• The local housing market is up 25%.
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Coldwell Banker CommercialHeart of America Realtors802 S. Eldorado Rd.Bloomington, IL 61704(309) 662-3377www.cbhoacommercial.com
CBSA Bloomington-Normal, IL
Square Miles 1,184
Population 168,918
Households 70,687
Household Income Median
$59,825
Employees (Total) 69,980
Unemployment 7.60%
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IL - Bloomington/Normal, McLean County
30
• Carle Hospital has announced plans for expansion of their Emergency Room department.
• Parkland College has completed their new Applied Technology Center and begun work on a new Student Services addition.
• Easton-Bell Sports has announced plans for a 800,000 SF facility in Rantoul.
• The Retail segment bounced back and has seen a lot of activity in the first half of 2012.
• The student housing market remains very hot with cap rates falling below 6% on the University of Illinois Campus.
• The University of Illinois is continuing work on their new Ikenberry Commons residence halls and has begun work on a new building on the Engineering Campus.
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Coldwell Banker CommercialDevonshire Realty201 W. Springfield, 11th FloorChampaign, IL 61820(217) 352-7712www.cbcdr.com
CBSA Champaign-Urbana, IL
Square Miles 1,923
Population 227,494
Households 97,325
Household Income Median
$47,851
Employees (Total) 80,156
Unemployment 9.10%
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IL - Champaign/Urbana
• The Chicago Industrial market continued to improve in the Q2 of 2012. There was 5,817,000 SF of net absorption. The vacancy rate decreased to 10.6 %. The largest leases signed in 2012 so far are M Block & Sons for 916,000 SF and Bridgestone for 406,000 SF.
• The vacancy rate in Industrial and Office decreased in the Q2 and Retail vacancy only increased slightly. The reason the vacancy has fallen is because there was very little new construction, and several large new leases were signed.
• There was 453,000 SF of new Industrial space, 425,000 SF of new Office space and 117,000 SF of new Retail space constructed. These are very nominal amounts of new space when compared to the size of the overall markets.
• The residential market has shown dramatic improvement. Sales of single family homes have increased significantly and prices are starting to increase. The Apartment market continues to flourish with low vacancies, increasing rents and several new projects being built.
• The Industrial market has been very active with large absorption over the last 3 Quarters. Office has also shown significant improvement, but vacancy rates in the suburban markets are still over 16%.
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Coldwell Banker CommercialNRT - Chicago2215 Sanders Rd.Northbrook, IL 60062(847) 313-4600www.cbcworldwide.com
CBSAChicago Naperville Joliet, IL-IN-WI
Square Miles 7,212
Population 9,617,804
Households 3,484,370
Household Income Median
$66,775
Employees (Total) 4,186,171
Unemployment 9.30%
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IL - Chicagoland
31
• Sam’s Store purchased property in Glen Carbon. This is the second store in the Metro East St. Louis market.
• Southern Illinois University Edwardsville is completing $200 million + in construction projects this year.
• New student housing project is fully leased, and two more projects are under consideration.
• This market is home to Scott Air Force Base.
• Three Hospital projects are under consideration.
• A major sands oil refining project was just completed by Conoco Phillips.
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Coldwell Banker CommercialBrown Realtors2205 South State Route 157Edwardsville, IL 62025(618) 692-7290www.brownrealtorscommercial.com
CBSA St. Louis, MO-IL
Square Miles 9,392
Population 2,858,935
Households 1,125,496
Household Income Median
$57,785
Employees (Total) 1,261,660
Unemployment 9.00%
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IL - Madison/St. Clair Counties
• Healthcare Industry continues to expand in the area. Big R has now leased two large vacant centers in the area. CAT announced a major retrofit of general offices.
• Vacancy in this region is fairly static. Economic uncertainty is the biggest factor.
• New commercial construction is spotty, but there are huge improvements from two years ago.
• The Residential market has construction starting, and home purchasing is on the upswing.
• Commercial market is definitely improving, both property sales and leasing.
• Unemployment in the Tri County area continues to decline. Caterpillar continues as a major force in Peoria and surrounding areas.
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Coldwell Banker CommercialDevonshire Realty4507 N. Sterling Ave., Suite 203Peoria, IL 61615(309) 692-7707www.cbcdr.com
CBSA Peoria, IL
Square Miles 2,470
Population 377,630
Households 153,377
Household Income Median
$60,133
Employees (Total) 157,932
Unemployment 7.90%
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IL - Peoria County
32
• There is a very strong medical influence in this market.
• Capitol of Illinois adds to strong employment base.
• There is a strong agricultural influence in this area.
• Residential market has been up for the past 7 months.
• There is lower than average unemployment in this area.
• Springfield has a strong tourism draw with Lincoln sites.
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Coldwell Banker CommercialDevonshire Realty3201 Old Jacksonville Rd.Springfield, IL 62711(217) 547-6650www.cbcdr.com
CBSA Springfield, IL
Square Miles 868
Population 196,269
Households 82,636
Household Income Median
$56,722
Employees (Total) 83,238
Unemployment 7.70%
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IL - Sangamon County
• Sallie Mae added 50,000 SF and 200 new jobs.
• Jarden Home Brands and IBM extend leases and IBM is expanding at Heartland Business Center in Daleville.
• A new Auto Mall is being developed on 72 acre site.
• Three new student housing projects totaling 350 units to be completed in 2012-2013.
• Residential Market - unit sale up 12.3% and average price up 8.9%.
• Magna Power Trac is adding 50,000 SF and 50 jobs.
• Delaware Advancement Corporation announces completion of new 40,000 SF Industrial shell building.
• New 50,000 SF light Industrial building being constructed at Heartland Business Center in Daleville.
• Spartech Packaging Technologies making a $19 million capital investment and adding 32 jobs.
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Coldwell Banker CommercialLunsford3601 W. Bethel Ave.Muncie, IN 47304(765) 289-2228www.cblcre.com
CBSA Muncie, IN
Square Miles 393
Population 115,425
Households 48,625
Household Income Median
$40,907
Employees (Total) 42,446
Unemployment 9.70%
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IN - Delaware County
33
• Aztec Oil Company has moved into the area.
• Vacancy is falling because this area is center for Oil & Gas + a major Retail Center.
• New construction is starting again.
• This residential market is stable and strong.
• This area is growing as a Major Retail Center.
• This is an Aggressive Market Area.
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Coldwell Banker CommercialThe Real Estate Shoppe Inc1135 College Dr. Suite EGarden City, KS 67846(620) 275-7421www.cbcworldwide.com
CBSA Garden City, KS
Square Miles 1,302
Population 42,609
Households 13,697
Household Income Median
$43,008
Employees (Total) 13,558
Unemployment 4.20%
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KS - Garden City
• Unemployment has lowered to 7.6% in the Metro and 5.8% in Kansas.
• The new Ford Claycomo plant is under construction.
• Retail sales in the Metro area are up. New Retail and entertainment construction is underway.
• Home sales in the metro area are up.
• Surveys show that business executive confidence is up.
• The continued good farm economy is having a positive effect on the Metro area.
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Coldwell Banker CommercialFishman & Company1948 E. Santa FeOlathe, KS 66062(913) 782-9000www.cbcfishman.com
CBSA Kansas City, MO-KS
Square Miles 7,857
Population 2,076,653
Households 819,900
Household Income Median
$60,301
Employees (Total) 914,989
Unemployment 6.80%
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KS - Kansas City Metro Area
34
• Louisville employment has been stronger than many markets during the last two years. Contributors have included the UPS National Airhub, the Ford plants, GE Appliance Park, YUM! Brands, and the vitality of the medical industry (example: Humana acquired Kindred of St. Louis in 2011).
• Investor interest in Louisville Multi-Family is high, and cap rates are significantly higher than in glitzier markets. The problem, as elsewhere, is a lack of product as owners hang on to their properties in this time of rising rents and occupancy. There is some new construction.
• Retail in Louisville is flat as in much of the country. There is low double-digit vacancy. It’s probably poised to bounce back quickly when national economy rebounds. Newcomers such as Nike Factory Outlet, Trader Joe’s, Urban Outfitters and others are hopefully the vanguard.
• Industrial Louisville leasing activity is strongest in five years, except for 2008. Rates are fairly flat over last five years. Vacancy has dropped below 8% for first time in last five years.
• Louisville Office remains a weak sector, but with some improvement, especially in Class A. Vacancy above 10% for Class A; mid-teens for B; and high teens for C. Flat rental rates. Total leasing activity best in several years, but well shy of 2007.
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Coldwell Banker CommercialMcMahan Co.10600 Timberwood CircleSuite 7Louisville, KY 40223(502) 425-8800www.cbcworldwide.com
CBSALouisville Jefferson County, KY-IN
Square Miles 4,135
Population 1,263,217
Households 506,857
Household Income Median
$54,741
Employees (Total) 549,941
Unemployment 8.30%
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KY - Louisville Metro
• Holley Performance Products announces $7 million+ expansion.
• Fruit of the Loom continues to grow international headquarters in Bowling Green.
• Corvette Plant announces 60th Anniversary Model. All Corvettes are built in Bowling Green, KY.
• Warren County has been ranked as Kentucky’s #1 County for Private Sector Growth for 10 Years.
• Newsweek Ranks WKU’s Gatton Academy as #1 High School in the Country.
• Taggart Solar to locate in Edmonson County Industrial Park.
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Coldwell Banker CommercialLegacy Real Estate Group2435 Fitzgerald Industrial Dr., Suite 101Bowling Green, KY 42104(270) 781-3844www.cbclegacy.com
CBSA Bowling Green, KY
Square Miles 848
Population 121,646
Households 50,840
Household Income Median
$46,805
Employees (Total) 50,727
Unemployment 7.40%
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KY - Southern
35
• Oil and gas industry continues to drive all segments of the Arcadiania market.
• New Medical facilities on the south side of the city are increasing activity both commercially and residentially.
• Halliburton recently opened a new manufacturing facility in Lafayette North. This activity has spurred new growth along the I-49 corridor.
• Industrial buildings available for sale or lease are statistically non-existent, which continues to foster new Land developments and new construction of Industrial buildings of all sizes.
• Existing building renovations are a hot market, not only in the traditional in-fill areas, but also in older Industrial areas where an infrastructure is in place and land values reasonably priced.
• Funding for speculative projects remains a challenge but has loosened considerably in 2012.
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Coldwell Banker CommercialPelican Real Estate806 East Saint Mary Blvd.Lafayette, LA 70503(337) 233-9541www.cbcpelican.com
CBSA Lafayette, LA
Square Miles 1,010
Population 264,966
Households 101,487
Household Income Median
$54,248
Employees (Total) 139,997
Unemployment 6.20%
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INDUSTRIAL MULTI-FAMILY
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CONTACT
LA - Acadiana
• GE Capital Center brings 300 direct jobs to New Orleans in its technology center.
• Vacancy rates are falling across most product types due to expanding technology in the medical and bio-medical employment sectors in this market.
• Substantial transportation and medical facility upgrades are leading to increased demand for space in the New Orleans area.
• Residential inventory is nearing 2005 levels of supply, and demand has improved, which is leading to increased pricing.
• Forbes named New Orleans the fastest growing market in America.
• Due to tax incentives, quality of life and a positive business climate, young entrepreneurs are choosing New Orleans to open their businesses for the first time since the 1960’s.
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Coldwell Banker CommercialTEC Realtors701 Loyola Ave., Suite 401, P.O. Box 50070New Orleans, LA 70150(504) 566-1777www.cbctec.com
CBSANew Orleans- Metairie Kenner, LA
Square Miles 3,153
Population 1,230,886
Households 469,474
Household Income Median
$58,413
Employees (Total) 458,428
Unemployment 8.70%
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LA - New Orleans
36
• Midcoast Maine is starting to see substantial increase in Retail development. Walmart is breaking ground on their new Super Walmart 150,000 SF Retail center in August 2012. Tractor Supply will follow shortly thereafter with their new 20,000 SF Retail building.
• Due to continued national exposure and attractive lifestyle, Midcoast Maine is seeing further growth in the sale of residential properties. Prices have increased 12% over the past twelve month period.
• Many Flags Regional School/College Campus is closer to becoming a reality with the State of Maine now seeking ways to fund the development of the one-of-a-kind campus.
• Tourism traffic is ahead of 2011 for the area. The outlook for the immediate future is looking very promising despite the economic news.
• Retail sales continue to be up. One example, a national Retail lumber store continues to see increases in their year-over-year sales since opening approximately six years ago. The outlook for them and others in the area continues to look good. Retail trade area -114,000 residents.
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Coldwell Banker CommercialSoundVest Properties147 Park St.Rockland, ME 04841(207) 596-7478www.cbcworldwide.com
CBSA Rockland, ME
Square Miles 366
Population 40,753
Households 23,744
Household Income Median
$52,132
Employees (Total) 15,971
Unemployment 6.90%
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ME - Midcoast
• BRAC (Base Realignment and Closure) continues to fuel Defense Contractor activity in the Fort Meade area.
• Tenants moving into large blocks of Office space include the US Navy, 67,334 SF in Annapolis and Ciena Corp, 88,405 in Hanover.
• A flat economy and flat job growth has caused Office absorption and rental rates to decline.
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Coldwell Banker CommercialNRT - Annapolis170 Jennifer Rd., Suite 102Annapolis, MD 21401(410) 224-2200www.cbcbannapolis.com
CBSA Baltimore-Towson, MD
Square Miles 2,609
Population 2,697,935
Households 1,053,696
Household Income Median
$70,020
Employees (Total) 1,099,602
Unemployment 7.80%
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MD - Suburban
37
• Bargains are here.
• This is a small city with big opportunities.
• Brand new casino is coming to the area soon!
• Longmeadow provides easy highway access.
• Longmeadow is triangulated between NYC, Hartford, Boston and Albany.
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Coldwell Banker CommercialNRT - MA136 Dwight Rd.Longmeadow, MA 01106(413) 575-1970www.cbcworldwide.com
CBSA Springfield, MA
Square Miles 1,849
Population 699,962
Households 286,180
Household Income Median
$54,006
Employees (Total) 244,160
Unemployment 7.50%
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MA - Pioneer Valley
• Emergent Biosolutions has been awarded military contracts and building additions that will nearly double their current office and production facility.
• There is growing demand for Office space of 10,000 SF and higher, while Office space less than 10,000 SF remains flat.
• Residential construction had a Q1 rebounded, but has slowed over the Q2.
• Residential sales are up for the first half of 2012 by nearly 20%, making 11 consecutive months of positive growth in mid-Michigan.
• Unemployment in mid-Michigan is below the State and National average, and the real estate market appears to be making a gradual positive turn.
• All 4 sectors of mid-Michigan employment are showing signs of economic improvement, including 1. Michigan State University 2. State Government 3. General Motors 4. Hub for national insurance companies.
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Coldwell Banker CommercialHubbell BriarWood830 W. Lake Lansing Rd.East Lansing, MI 48823(517) 321-5100www.cbcworldwide.com
CBSA Lansing-East Lansing, MI
Square Miles 1,707
Population 453,378
Households 184,334
Household Income Median
$54,211
Employees (Total) 165,594
Unemployment 7.70%
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MI - Middle
38
• Cabela’s moved into the area.
• Demand for Healthcare, Professional Care and Manufacturing contribute to vacancy rates.
• New construction includes Gordon Food Service HQ, Cabela’s and MSU Medical.
• For residential, there is less than 6 month supply.
• Both demand and lack of inventory are changes in this market.
• University Growth, Healthcare and branding of a city are all important features of the area.
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Coldwell Banker CommercialSchmidt, Realtors2168 WEALTHY ST SEEast Grand Rapids, MI 49504(616) 459-0400www.cbgreatlakescommercial.com
CBSA Grand Rapids-Wyoming, MI
Square Miles 2,828
Population 779,129
Households 293,209
Household Income Median
$55,111
Employees (Total) 358,125
Unemployment 7.30%
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MI - Western
• Forbes recently ranked Greater Mankato as 11th of “Best Small Places for Business and Careers.”
• Greater Mankato is now designated as a Level 1 Trade Center, further establishing the area as a key Retail and service hub for southern MN and Northern IA.
• Several new neighborhood strip centers are in development as a result of renewed interest from national Retailers.
• Area Medical facilities continue to receive high quality rankings as they further expand their services in the region.
• Development land sales continue to be sluggish.
• Mankato is located just over an hour south of the Twin Cities Metro Area.
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Coldwell Banker CommercialFisher Group1400 Madison Ave. Suite 616Mankato, MN 56001(507) 625-4715www.cbcfishergroup.com
CBSA Mankato-North Mankato, MN
Square Miles 1,205
Population 93,650
Households 39,391
Household Income Median
$51,381
Employees (Total) 49,122
Unemployment 5.10%
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MN - Mankato
39
• Piper Jaffrey & Co. renews 112,823 SF lease for 11 years.
• Expanding retailers commit to prime space in strongest markets as a result of the gap being narrowed between their expectations and those of landlords.
• Xcel commits to 212,000 SF Opus built Office building in downtown Minneapolis.
• Mall of America announces 200 million SF addition for additional Retail space, a medical tower for Mayo Clinic and a Hotel Tower.
• Well located Industrial properties with high ceilings show lease terms favoring landlords.
• The manufacturing sector added 4,200 jobs between March 2011 and March 2012 statewide.
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Coldwell Banker CommercialGriffin Companies1221 Nicollet Ave. SMinneapolis, MN 55403(612) 904-7833www.cbcgriffin.com
CBSA
Minneapolis-St. Paul-Bloomington, MN-WI
Square Miles 6,063
Population 3,286,547
Households 1,267,913
Household Income Median
$71,301
Employees (Total) 1,695,892
Unemployment 5.80%
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MN - Minneapolis/St. Paul Metro Area
• Construction nearing completion for Walmart Super Center.
• Unemployment rate remains at 5.6%.
• Five new Multi-Family buildings are currently under construction.
• Multi-Family continues to be strongest sector for highest transaction volume in area. Distressed and bank owned properties account for the majority of transactions.
• Central MN market consists of 200,000 +/- MSA. Major employment sectors include Manufacturing, Agricultural, Education and Medical.
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Coldwell Banker CommercialOrion Real Estate630 First St. SouthWaite Park, MN 56387(320) 251-1177www.cbcorion.com
CBSA St. Cloud, MN
Square Miles 1,753
Population 189,957
Households 73,818
Household Income Median
$54,959
Employees (Total) 91,676
Unemployment 5.60%
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MN - St. Cloud/Central
40
• St Joseph is located just 35 minutes north of the Kansas City International Airport on the Missouri River. It has access to I-29, a major north south Interstate Highway providing a corridor between Mexico and Canada and US Hwy 36, which is the major east west route thru Northern Missouri.
• This market is located in the heart of the Life Sciences Industry with over 30 of the major companies located here.
• Boehringer Ingelheim Vetmedica is expanding and building a 100,000 SF Office building.
• The new Easttown Business Park is complete and offering excellent Industrial building sites. A 60,000 SF shell building is planned to be built in 2012.
• Rosecrans Memorial Airport, which serves civilian and military needs, is located 3 miles west of the city . It boasts two fully ILS-equipped runways and provides capacity for any size aircraft.
• St Joseph is served by the Union Pacific Railway and the Burlington Northern-Santa Fe Railway to provide direct access to all parts of North America.
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Coldwell Banker CommercialGeneral Properties2700 N. Belt Hwy.St. Joseph, MO 64506(816) 364-2700
CBSA St. Joseph, MO-KS
Square Miles 1,661
Population 127,090
Households 51,821
Household Income Median
$44,333
Employees (Total) 48,146
Unemployment 6.70%
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MO - St. Joseph
• Port of Gulfport expansion begins.
• Margaritaville casino (a 68,000 SF property) opens, bringing over 1,000 jobs to the community.
• Subdivision buyers return.
• New Hotels begin construction.
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Coldwell Banker CommercialAlfonso Realty, LLC625 Courthouse Rd.Gulfport, MS 39507(228) 287-1200www.cbcworldwide.com
CBSA Gulfport-Biloxi, MS
Square Miles 1,503
Population 240,010
Households 94,854
Household Income Median
$53,669
Employees (Total) 86,844
Unemployment 8.90%
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MS - Gulfport/Biloxi
41
• New 220,000 SF Scheels Sporting Goods store under construction.
• Vacancy is falling due to the strong demand created by jobs in Energy, Retail & Medical.
• Over 1,000 Multi-Family units planned or under construction in 2012/2013.
• Contributing factors to increased home sales include low unemployment and population growth due to the booming energy sector.
• Energy and agricultural industries are driving growth in Eastern Montana.
• Billings is the nearest commercial hub to the Bakken oil boom.
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Coldwell Banker CommercialCBS1215 24th St WestBillings, MT 59102(406) 656-2001www.cbcmontana.com
CBSA Billings, MT
Square Miles 4,683
Population 155,673
Households 63,905
Household Income Median
$53,585
Employees (Total) 69,806
Unemployment 4.90%
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MT - Billings
• Westfield Mall was purchased in a group of malls by Starwood.
• Completion of 175,000 SF headquarters for Assurity Life near downtown Lincoln.
• $13.7 million in permits provided for new Industrial space.
• Whole Foods planned as anchor tenant with Public Schools building taking 30,000 SF with 11,600 SF adjacent Retail space in the development.
• Lincoln boasts second lowest unemployment in the nation.
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Coldwell Banker CommercialThompson Realty Group620 N. 48th St., Suite 101Lincoln, NE 68504(402) 421-7700www.cbcthompson.com
CBSA Lincoln, NE
Square Miles 1,414
Population 299,958
Households 126,751
Household Income Median
$55,280
Employees (Total) 142,514
Unemployment 3.70%
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NE - Lincoln
42
• Delucchi Lane, with 206 units, is on the market for $9.8 million.
• Apple will invest $1 billion in Reno over the decade.
• Renown Health purchased a 39,000 SF building in Downtown.
• Apple is building a 320 acre datacenter 15 miles east of Reno.
• A 99 Cent Store opened in July 2012.
• Average Multi-Family price is $30,000-35,000 per unit.
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Coldwell Banker CommercialClay and Associates5011 Meadowood Circle, Suite 201Reno, NV 89502(775) 829-5900www.cbcreno.com
CBSA Reno-Sparks, NV
Square Miles 6,606
Population 420,676
Households 164,527
Household Income Median
$61,308
Employees (Total) 208,488
Unemployment 11.70%
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NV - Reno/Sparks
• Hoffman LaRoche’s announcement of the closing of their Nutley, NJ facility and shedding of 1,000 jobs was a major blow to the area. However, small and medium size bio-tech companies are filling many voids left by larger pharmaceutical companies.
• Vacancy is leveling off, with realistic pricing beginning to match demand.
• Most new construction is limited to public works and build to suit projects.
• The Residential market is picking up with lower interest rates and sellers adjusting pricing to meet market demand.
• Trimmed down small and medium companies are forging ahead.
• It is the most affordable suburb of Manhattan.
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Coldwell Banker CommercialFeist & Feist Realty Corp.180 Mt. Airy Road, Suite 200Basking Ridge, NJ 07920(908) 696-1500www.feistandfeist.com
CBSA NY-Northern NJ-Long Island
Square Miles 6,726
Population 19,124,092
Households 7,086,346
Household Income Median
$65,253
Employees (Total) 7,711,074
Unemployment 9.60%
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NJ - Central
43
• Northern NJ continues to be a bargain for Class A and B Office space. The vacancy rate is high and the prices are very reasonable.
• The Retail space is hot in NJ. There are some great locations available and quite a few high end markets for Retail growth.
• If you are interested in building new commercial buildings the land is very reasonably priced.
• North Jersey is a great melting pot of businesses, and most national franchises find their way into the market.
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Coldwell Banker CommercialNRT - Morris Plains1767 Route 10Morris Plains, NJ 07960(973) 267-3030www.cbcworldwide.com
CBSA NY-Northern NJ-Long Island
Square Miles 6,726
Population 19,124,092
Households 7,086,346
Household Income Median
$65,253
Employees (Total) 7,711,074
Unemployment 9.60%
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NJ - Morris County
• Drug Maker Hoffman LaRoche will be leaving New Jersey closing their facility in Nutley and eliminating 1,000 jobs.
• Realogy is relocating to a 250,000 SF Office facility in Madison.
• There is little new construction with fewer than 400 new commercial construction permits taken out in NJ in 2012 .
• Vacancy rates in most asset classes are remaining stable.
• Residential real estate sales are increasing but prices are remaining soft.
• New Jersey’s unemployment rate is 9.6% as of July 2012, making it a great location for new companies to relocate to. A great number of educated, experienced and talented unemployed people are available.
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Coldwell Banker CommercialNRT - Parsippany1 Campus Dr.Parsippany, NJ 07728(888) 829-0221www.cbcnrtnewjersey.com
CBSA NY-Northern NJ-Long Island
Square Miles 6,726
Population 19,124,092
Households 7,086,346
Household Income Median
$65,253
Employees (Total) 7,711,074
Unemployment 9.60%
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NJ - Northern
44
• Target is currently building a new 155,481 SF store in Winrock Town Center, in NE Albuquerque. Lulu Lemon and J. Crew open new stores in ABQ Uptown.
• Multi-Family continues to excel. Several new Apartment complexes are either under construction or planned for construction.
• Vacancy rates for Retail have declined from 13% a year ago to 12.1% in Q2 of 2012.
• Two new hospitals open in Rio Rancho. Senior continuing care facility on tap for Corrales.
• City of Albuquerque continues to pursue a grocery store for the “Downtown Area”.
• More Retail space was occupied during the first half of 2012 than in the past 3 years.
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Coldwell Banker CommercialLas Colinas4801 Lang Ave. NE, Suite 100Albuquerque, NM 87109(505) 897-7227www.lcrealty.com
CBSA Albuquerque, NM
Square Miles 9,288
Population 863,887
Households 333,497
Household Income Median
$49,381
Employees (Total) 313,234
Unemployment 7.40%
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NM - Albuquerque
• GlobalFoundries announced a $2.3 b expansion of the cleanroom at its Fab 8 semiconductor facility, located just north of Albany, NY. When completed, the semiconductor facility will represent a $6.9 b capital Investment and 1,600 new jobs.
• NY’s Center for Economic Growth has contracted with Prime Regional Center, LLC, a sister company of Coldwell Banker Commercial Prime Properties of Albany, to create and operate an EB-5 Immigrant Investor Program Regional Center that will attract foreign Investment and create jobs in Upstate.
• General Electric Co.’s new $100 m battery factory in Schenectady, NY has announced plans to double the plant’s capacity. That means another $70 m in local spending by the conglomerate — and another 100 jobs, bringing total employment at the facility to 450 people.
• President Barack Obama made his third trip to the Capital Region. He used the University at Albany’s College of Nanoscale Science and Engineering to tout his economic agenda.
• General Electric Co. plans to reorganize its energy business into three standalone businesses in the Q4 of 2012, with GE Power and Water to be headquartered in Schenectady, NY.
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Coldwell Banker CommercialPrime Properties621 Columbia St.Cohoes, NY 12047(518) 785-9000www.coldwellbankeralbany.com
CBSAAlbany Schenectady- Troy, NY
Square Miles 2,817
Population 859,707
Households 358,803
Household Income Median
$58,611
Employees (Total) 351,131
Unemployment 7.90%
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NY - Albany
45
• Office Market: Q2 2012 vacancy rate rose to 10.1%. Rental Rates down 1.5%. Net absorption down 161,448 SF.
• Industrial Market: Q2 2012 vacancy rate up slightly to 5.6%. Rental Rates up 2.4%. Net absorption positive at 338,752 SF.
• Retail: Nassau and Suffolk County’s vacancy rises to 5.5%.
• Largest 2nd Quarter Office Lease: 25,000 SF deal signed by Lewis Johs Avallone & Aviles in Islandia.
• Largest Q2 Industrial Lease: 43,000 SF lease signed by W.B. Mason in Hauppauge.
• Largest Q2 Retail lease: 68,000 SF signed by Fairway in Westbury.
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Coldwell Banker CommercialRosner & Associates3124 Expressway Dr. S.Islandia, NY 11749(631) 232-4400www.cbcli.com
CBSA NY-Northern NJ-Long Island
Square Miles 6,726
Population 19,124,092
Households 7,086,346
Household Income Median
$65,253
Employees (Total) 7,711,074
Unemployment 9.60%
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NY - Long Island
• Q2 vacancy rate ended at 7.1%, with a positive absorption rate of 1,263,000. Total positive absorption for of 625,000 SF 2012.
• Class A Office market recorded a net absorption of positive 324,240 SF in the Q2, total positive absorption of 535,933 SF for first half of 2012. Class B Office market recorded a net absorption 457,672 SF in Q2 with total positive absorption of 95,369 SF for first half of 2012. Class C Office market recorded a net absorption of 481,713 SF in Q2, total positive absorption of 644,500 SF in the first half of 2012.
• Office Rental Rates Mid-Year 2012: Class A, B, C overall: Downtown:$38.42, Midtown:$55.43, Midtown South:$45.31
• Largest Office lease signings 2012: Viacom Inc. (renewal)-Midtown 1,606,000 SF;Morgan Stanley (renewal)-Downtown 1,152,763 SF; Citibank (renewal)-Midtown 484,040 SF.
• Construction Activity - Office: Downtown: 8,279,280 SF with 3,216,072 SF preleased; Midtown: 1,803,428 SF with 755,324 SF preleased; Midtown South: 400,000 SF with 36,000 SF preleased.
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Coldwell Banker CommercialAlliance1140 Avenue of Americas, 7th FloorNew York, NY 10036(212) 344-0300www.cbcalliance.com
CBSA NY-Northern NJ-Long Island
Square Miles 6,726
Population 19,124,092
Households 7,086,346
Household Income Median
$65,253
Employees (Total) 7,711,074
Unemployment 9.60%
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NY - New York City
46
• Whole Foods opens its first store in New Hanover County.
• Several new Apartment complexes are under construction.
• Two new Office buildings are under construction.
• There is a shortage of finished residential lots in New Hanover County.
• Medical practice mergers continue to grow.
• Time Warner building sells to Medical Practice for $5 Million.
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Coldwell Banker CommercialSun Coast Partners, LLC1430 Commonwealth Dr. Suite 102Wilmington, NC 28403(910) 350-1200www.cbcsuncoast.com
CBSA Wilmington, NC
Square Miles 1,924
Population 357,853
Households 151,270
Household Income Median
$50,107
Employees (Total) 126,764
Unemployment 10.00%
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NC - Southeastern
• New Multi-Family development projects are underway.
• Biotech has boosted Triad job market.
• There has been an increase in misc. manufacturing jobs in Triad.
• Triad is seeing little momentum for sales from clothing to building materials.
• Healthcare industry continues to grow and expand facilities throughout the Triad.
• Triad home sales are up 2%, the best improvement since 2006.
Vacancy p
Absorption n
Rental Rates n
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Rental Rates n
Coldwell Banker CommercialTriad, Realtors1505 Westover TerraceGreensboro, NC 27408(336) 761-5934www.cbctriad.com
CBSA Winston-Salem, NC
Square Miles 1,462
Population 487,010
Households 201,455
Household Income Median
$49,845
Employees (Total) 185,107
Unemployment 9.30%
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NC - Triad Area
47
• Total Triangle vacancy decreased in Q2 2012 to 14.9%.
• Most of the vacancy decreases occurred in Class A Office and Flex space.
• Strongest performing submarkets are Downtown Raleigh and Cameron Village.
• Highest vacancy submarkets are N Durham and RTP.
• 1.9 million SF of sublease space is active in Triangle.
• Many properties are trading as Raleigh/Durham remains high on investors’ radar.
Vacancy q
Absorption p
Rental Rates n
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Coldwell Banker CommercialTradeMark Properties1001 Wade Ave., Suite 300Raleigh, NC 27605(919) 782-5552www.cbctmp.com
CBSA Raleigh-Cary, NC
Square Miles 2,116
Population 1,143,659
Households 452,721
Household Income Median
$63,406
Employees (Total) 441,442
Unemployment 8.00%
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NC - Triangle
• North Dakota has become the United States number 2 state in oil production, bolstering the economy in Fargo and throughout the state.
• Costco broke ground on a new store spurring development along I-94, southwest Fargo and West Fargo.
• Apartment vacancy level is just below 5%. In the Fargo/Moorhead market, approximately 1,000 units will be built in 2012.
• Healthy agriculture remains a major contributing factor to the Red River Valley’s healthy economy.
• The unemployment rate in Fargo/Moorhead remains consistently low, currently sitting at approximately 3.6%.
Vacancy q
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Coldwell Banker CommercialFirst Realty2731 12th Ave. SFargo, ND 58103(701) 237-3369www.cbcfirstrealty.com
CBSA Fargo, ND-MN
Square Miles 2,810
Population 202,280
Households 86,119
Household Income Median
$53,008
Employees (Total) 105,993
Unemployment 3.60%
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ND - Fargo/Moorhead
48
• Metals Fabricating Business moved into Lorain County.
• Local economy jobs & manufacturing moved out due to downsizing, politics and overseas.
• New construction is slowly picking up in Lorain County.
• Residential market in Lorain County is sluggishly improving.
• Home values declined to accommodate lower income infrastructure Jobs (i.e. Retail -vs- Manufacturing).
• Lorain county is positioned very excellently on shores of Lake Erie with great potential for recreation & import / export industry.
Vacancy p
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Coldwell Banker CommercialHunter Realty24600 Detroit Rd., Suite 245Westlake, OH 44145(440) 892-7040www.cbchunter.com
CBSACleveland-Elyria-Mentor, OH
Square Miles 2,004
Population 2,090,148
Households 838,741
Household Income Median
$54,591
Employees (Total) 954,471
Unemployment 7.50%
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OH - Lorain County
• The energy sector is one of the driving factors behind the unusual absorption.
• Continental Resources moved their headquarters from Enid, OK into the CBD of Oklahoma City. They took over the home office tower of Devon Energy that contained 19 floors with 300,000 SF. Devon Energy completed their 50 story tower for their home office.
• The energy service businesses have taken nearly all of the 6,000 -12,000 ft buildings with any yard space. There is very little new product being brought into the market place.
• The Outlet Mall containing 370,000 SF that recently opened in Aug. 2011 on the west side of OKC was the largest retail development completed in the U.S. The initial sales volume surprised the developers so they are already planning expansion.
Vacancy q
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Coldwell Banker CommercialHocker & Associates4323 Classen Blvd. Suite 100Oklahoma City, OK 73118(405) 840-4545www.hocker.com
CBSA Oklahoma City, OK
Square Miles 5,518
Population 1,237,539
Households 500,869
Household Income Median
$57,129
Employees (Total) 502,994
Unemployment 5.00%
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OK - Oklahoma City
49
• Commercial vacancy in Office and Retail increased slightly to 5.4% and 10.8%, respectively. Industrial vacancy decreased to 7.2%.
• The largest Retail signings include a 25,436 SF Barnes & Noble and a 28,490 SF Punch Bowl Social, a new restaurant/entertainment concept.
• In the Office sector, cap rates averaged 7.7% for the first half of 2012 with sales activity down over the same period in 2011 and $152 average price per SF.
• Clear Channel and Daimler Truck America signed two of the largest Office leases in the Portland market this year.
• Pacific Foods signed an Industrial lease for over 300,000 SF at the Nike Distribution Center, and Industrial sales are averaging $59/SF on 28 transactions in 2012.
• Multi-Family vacancy fell slightly to 2.6% keeping it below 3% for more than a year while rental rates are rising at a moderate pace.
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Coldwell Banker CommercialMountain West Real Estate960 Liberty St SE, Suite 250Salem, OR 97302(503) 587-4777www.cbcre.com
CBSA
Portland Vancouver- Beaverton, OR-WA
Square Miles 6,684
Population 2,261,246
Households 878,239
Household Income Median
$58,563
Employees (Total) 952,611
Unemployment 8.00%
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OR - Portland
• Commercial activity is centered around I-5 and major arterials with activity focused on existing and re-purposed properties.
• Approximately 300 - 400 Multi-Family units are being added with the majority of activity in West Salem.
• Formerly the largest project under bank control, The Meridian was purchased by Killian Pacific with exciting plans for the future, including long-term ownership and substantial Investment upgrades.
• Petco recently opened next to Trader Joes and Planet Fitness signed a lease in North Salem. Buffalo Wild Wings also opened its first Valley eatery.
• The Department of Fish & Wildlife will be relocating to Fairview Industrial Park in South Salem.
• PacTrust is pushing dirt on its first medical building along Kuebler Blvd. at Battlecreek.
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Vacancy N/A
Absorption N/A
Rental Rates N/A
Coldwell Banker CommercialMountain West Real Estate960 Liberty St SE, Suite 250Salem, OR 97302(503) 587-4777www.cbcre.com
CBSA Salem, OR
Square Miles 1,925
Population 399,131
Households 148,354
Household Income Median
$49,102
Employees (Total) 119,269
Unemployment 9.10%
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OR - Salem
50
• CBD development is on the rise.
• Office occupancy rate is higher than national average.
• There is an increase in sales of investment property.
Vacancy N/A
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Coldwell Banker CommercialNRT - Pittsburgh9600 Perry Highway, Suite 200Pittsburgh, PA 15237(412) 548-1064www.cbcworldwide.com
CBSA Pittsburgh, PA
Square Miles 5,280
Population 2,355,582
Households 991,049
Household Income Median
$52,255
Employees (Total) 1,064,896
Unemployment 7.30%
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PA - Pittsburgh
• Office vacancy rates for secondary and tertiary areas are near all time high levels.
• Office vacancy is on rise in remote areas to higher density business centers; employees want convenient access to Retail and food services.
• Multiple new construction sites in the works. Commercial and Retail sectors are struggling to lure tenants.
• Sellers are coming to realization that the commercial property market will recover very slowly and that rental rates will take many years to return to 2005 levels.
• Bucks County is still a haven for company relocation out of Philadelphia and New Jersey seeking tax relief.
Vacancy p
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Coldwell Banker CommercialCBH1094 Second St. PikeRichboro, PA 18954(215) 357-2880www.cbchearthside.com
CBSA
Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
Square Miles 4,630
Population 5,979,545
Households 2,318,224
Household Income Median
$65,847
Employees (Total) 2,533,973
Unemployment 7.50%
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PA - Southeastern
51
• Kingston Shopping Center sold for $7.6 million at an 8% cap rate.
• A 99-room Hampton Inn and Suites is planned in York Township.
• There are signs of new projects, especially Retail, coming out of the ground in central PA.
• For the first 5 months, residential sales were up 5% compared to 2011.
• IRS & Social Security began construction on a new office on Industrial Highway in York. 70 new jobs will be created.
• Central PA is very tourist oriented: 20 minutes to the Gettysburg battle fields, 30 minutes to the Amish farms of Lancaster and 30 minutes to Hershey Park and other attractions.
Vacancy n
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Coldwell Banker CommercialBennett Williams110 N. George St. 4th FloorYork, PA 17401(717) 843-5555www.bennettwilliams.com
CBSA York-Hanover, PA
Square Miles 904
Population 430,707
Households 169,750
Household Income Median
$55,365
Employees (Total) 168,402
Unemployment 8.10%
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PA - York/Lancaster/Harrisburg
• Cable manufacturer Nexans invests $85 million on its first North American facility located in the Charleston Area.
• 40,000 SF Hobby Lobby moves to Mt. Pleasant.
• Vacancy is falling due to greater demand for Charleston MSA.
• Multi-Family market has increased by 1,000 units.
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Coldwell Banker CommercialAtlantic International, Inc.3506 W. Montague Ave. Suite 200Charleston, SC 29418(843) 744-9877www.cbcatlantic.com
CBSACharleston-North Charleston, SC
Square Miles 2,591
Population 665,272
Households 262,007
Household Income Median
$57,059
Employees (Total) 253,170
Unemployment 8.50%
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SC - Charleston
52
• The largest signing in 2012 across all asset classes is 186,000 SF Office lease for SC Department of Revenue at 300 Outlet Pointe Blvd.
• New Construction deliveries in 2012: Office - 1 building 4,000 SF; Industrial - 0 (1 building under construction); Retail - 1 building 2,937 SF.
• The residential market has seen a 15% reduction in inventory YTD as compared with the same period last year.
• The Main St. corridor is heating up with several new merchants. Also, the University of SC is attempting to put student housing in an existing 450,000 SF Office building on Main St.
• There are 12 Colleges or Universities in Columbia, including the University of South Carolina, and Educational Services account for 12% of Columbia’s employment.
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Vacancy N/A
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Coldwell Banker CommercialUnited, Realtors1711 Gervais St., Suite 300Columbia, SC 29201(803) 799-4663www.cbccarolinas.com
CBSA Columbia, SC
Square Miles 3,701
Population 751,082
Households 300,796
Household Income Median
$52,689
Employees (Total) 287,817
Unemployment 9.10%
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SC - Columbia
• The global economy is increasingly present in the Upstate SC market. 250 companies from 27 countries are represented including: Adidas, BASF, BMW, Electrolux, Freightliner, Fujifilm, Robert Bosch and Siemens.
• BMW made another $900m investment and created an additional 300 new jobs. Total employment at the 4m SF plant is 7,500. Since BMW came to South Carolina, the plant has produced 2m vehicles; 70% for export.
• Greenville based Michelin announced a $750m investment in multiple facilities within the state including Upstate Anderson County.
• GE Aviation has expanded their R&D facility in Greenville resulting in additional hires. The plant designs and manufactures blades used in their jet engines.
• Additional recent announcements include those by SEW-Euro Dr. in Spartanburg, a manufacturer of Industrial gear motors and electronics; AVX, a global manufacturer of electrical and interconnect components; Belgian company Picanol with a machine repair and replacement parts facility.
• Downtown Greenville continues to attract Office users, residents to newly constructed Apartment and Condo projects and the accompanying dining and entertainment facilities.
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Coldwell Banker CommercialCaine117 Williams St.Greenville, SC 29601(864) 250-2800www.cbccaine.com
CBSAGreenville- Mauldin Easley, SC
Square Miles 2,002
Population 644,419
Households 263,044
Household Income Median
$49,487
Employees (Total) 288,021
Unemployment 8.60%
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SC - Greenville/Spartanburg
53
• New to the area are Target, Marshalls and three Petco’s.
• Vacancy is finally falling. Landlords are seeing reduced rent and trying what ever it takes to make deals.
• New Retail in the area include: Walgreens, three Petcos, nine Dollar Generals, Dollar Tree and two McDonalds.
• For the residential market, lower prices and better sales are working through bank inventory.
• Foreclosures are a great deal and get sold at a brisk pace.
• Over the summer season, accommodation and Retail sales tax reports revenue was up 7 to 8 % YTD.
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Coldwell Banker CommercialChicora Real Estate10225 North Kings Hwy.Myrtle Beach, SC 29572(843) 272-8700www.cbcommercialchicora.com
CBSA
Myrtle Beach-Conway-North Myrtle Beach, SC
Square Miles 1,134
Population 266,384
Households 110,858
Household Income Median
$43,184
Employees (Total) 112,291
Unemployment 10.10%
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SC - Myrtle Beach
• Walmart adds second store to market. Sam’s Club expands. Target adds Super Store.
• Healthcare and Retail Industry drives marketplace with over 300,000 served.
• New construction is up 10% YOY.
• Residential sales are up 10% YOY.
• Healthcare and Retail real estate values have been stable throughout the downturn.
• Rapid City is the gateway to the Black Hills located in Western South Dakota. Abundant recreation for the outdoor enthusiast with amenities such as: snow skiing, snowmobiling, boating, hiking, hunting, fishing and much more.
Vacancy n
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Coldwell Banker CommercialLewis Kirkeby Hall2710 West Main St.Rapid City, SD 57702(605) 343-2700www.cbcworldwide.com
CBSA Rapid City, SD
Square Miles 6,247
Population 125,797
Households 50,124
Household Income Median
$52,281
Employees (Total) 51,878
Unemployment 4.20%
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SD - Rapid City
54
• Amazon opened two distribution centers in 2011, creating over 2,000 jobs.
• Volkswagen opened a new assembly plant which produces the Passat. The plant will employ 3,500 by year’s end.
• Whirlpool has opened a new 1.4 million SF green production facility. They are phasing in production lines and will be at full capacity by end of year. Whirlpool employs 1,600 workers.
• Wacker Chemie purchased 350 acres for a $5.4 billion new plant to manufacture hyperpure polycrystalline silicon. This facility is scheduled to open in 2014 and will employ 650 workers.
• This market is positioned for tremendous growth in the next 5 years. In addition to the new manufacturing facilities, many supporting suppliers are looking to relocate to the area.
• Commercial activity is still somewhat flat.
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Coldwell Banker CommercialHamilton & Associates, LLC2650 Peerless Rd. NWCleveland, TN 37312(423) 476-5535www.hamiltoncommercial.com
CBSA Chattanooga, TN-GA
Square Miles 2,089
Population 526,490
Households 211,265
Household Income Median
$47,279
Employees (Total) 208,265
Unemployment 8.20%
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TN - Chattanooga Metro Area
• Knoxville’s recent rankings: “6th Best City for Jobs,” Forbes, 2012; “8th Fastest Growing City in the U.S.,” CNN Money, 2012; “Best City for Jobs for Spring, Manpower, 2012”; #4 High Tech Hub, Business Facilities, 2011; #1 for Green Job Growth, Brookings Institute, 2011.
• In most sectors, the vacancy rate is falling or unchanged because of the improving economy.
• A $150,000,000 Proton Therapy Center is being constructed in the Dowell Springs Office Park in West Knox County.
• Academy Sports and Outdoor building was sold for $9,500,000. The 12 story Kimberly-Clark building in downtown Knoxville was sold for $3,550,000.
• Knoxville continues to be a haven for restaurants with the third Cheddar’s being built and the Tex-Mex restaurant Chuy’s, both under construction in West Knoxville.
• The first five months of this year saw a significant increase in the single family residential market; it was up 27% from January through May of this year compared to the same time period in 2011.
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Coldwell Banker CommercialWallace and Wallace124 N. Winston Rd.Knoxville, TN 37919(865) 690-1111www.cbcww.com
CBSA Knoxville, TN
Square Miles 1,857
Population 702,994
Households 297,456
Household Income Median
$48,362
Employees (Total) 307,125
Unemployment 7.00%
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TN - Knoxville/East
55
• A new sports rehab center has been built in the area.
• Most new construction is built to suit.
• Residential market is very active. Average sale price is increasing.
• This area is active in the oil and wind industries.
• Abilene is the host of the 2nd largest wind farm in the world.
Vacancy n
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Coldwell Banker CommercialPanian & Mash Realtors2500 S. WillisAbilene, TX 79605(325) 690-4055www.cbcworldwide.com
CBSA Abilene, TX
Square Miles 2,745
Population 160,753
Households 64,687
Household Income Median
$43,771
Employees (Total) 60,543
Unemployment 6.30%
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TX - Abilene
• Austin ranked first place in Forbes’ list of “The Best Cities for Jobs” due to its strong growth in manufacturing, technology-related employment and business services.
• Austin has the newest housing stock in America: precisely 14.97% of the homes in the Austin area have been built since 2005, according to an On Numbers analysis of U.S. Census Bureau data.
• Development is soon to begin on a downtown Multi-Family community, to be called Eleven. The Eleven Apartments, along with several new Mixed-Use Retail and Office buildings, restoration projects, and city Investment will contribute to the area turning the corner into a growing district.
• The groundbreaking of a Multi-Family housing project near the University of Texas, a $26 million commercial high-rise student housing project, marks the largest privately funded Asian commercial real estate project to date in Austin.
• IKEA completed the expansion of its Central Texas store in Round Rock in June 2012. The store grew nearly 54,000 SF to the new size of approximately 306,000 SF.
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Coldwell Banker CommercialUnited, Realtors2121 Sage Rd., Suite 150Houston, TX 77056(713) 840-5000www.cbcunitedrealtors.com
CBSA Austin-Round Rock, TX
Square Miles 4,224
Population 1,730,983
Households 665,762
Household Income Median
$57,641
Employees (Total) 622,577
Unemployment 6.40%
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TX - Austin
56
• There is an influx of over 3,500 Class A beds coming on line within the 2013 year.
• The former Plaza Hotel has been imploded, and site preparations are underway for the new Student Housing and Retail project.
• Retail is stable along the Greensprairie corridor with the addition of a Taco Bell, two Banks, and The Pool Guy Supply store.
Vacancy n
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Coldwell Banker CommercialUnited, Realtors2121 Sage Rd., Suite 150Houston, TX 77056(713) 840-5000www.cbcunitedrealtors.com
CBSACollege Station-Bryan, TX
Square Miles 2,106
Population 214,971
Households 88,655
Household Income Median
$39,968
Employees (Total) 60,491
Unemployment 6.80%
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TX - Bryan/College Station
• Dallas/Fort Worth’s “DFW” regional population increased 52% between 2000 and 2010 to a total of 6.5m, making it the 4th largest region in the U.S. Population is expected to reach 9.8m by 2035.
• Employment growth has tracked population and currently stands at 3.9m employees. Employment is expected to reach 6.1m by 2035.
• DFW by the numbers: headquarters to 24 Fortune 500 Companies; 158 Companies ranked in The Inc 5000’s Fastest Growing; 6th largest Economy in the US and 14th in the World. Forbes Magazine ranks it as #5 “Where a Paycheck Stretches the Furthest”.
• Dallas has the advantage of a Central Time Zone and mild climate.
• Texas does not have a State Income Tax and is a right-to-work state.
• Dallas is located at the intersection of five major interstate highways, is a rail hub for Burlington Northern/Santa Fe and Union Pacific, and is an air hub for American and Southwest airlines with over 56m passengers through DFW airport.
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Coldwell Banker CommercialS.A.3010 LBJ FreewayDallas, TX 75234(972) 503-8600www.coldwellbanker-sa.com
CBSADallas-Fort Worth-Arling-ton, TX
Square Miles 8,990
Population 6,521,652
Households 2,375,452
Household Income Median
$63,092
Employees (Total) 2,621,455
Unemployment 7.40%
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TX - Dallas/Fort Worth
57
• Houston ranked second place in Forbes’ list of “The Best Cities for Jobs”, and 20th on their list of “The Best Places for Business and Careers.”
• Houston ranked third on Yahoo Real Estate’s list of popular moving destinations this year due to available job opportunities, a reasonable cost of living, and plenty to do for singles, couples and families.
• Residential sales prices broke records in May, according to the Houston Association of Realtors: the average price for single-family homes rose 8.5% to $237,083, the highest level ever in Houston, while the sales volume reached the highest level in four years.
• A major East End property along Buffalo Bayou, consisting of 136 acres, was recently introduced onto the market, offering the possibility of significant near-downtown redevelopment. The new Dynamo Stadium and planned light-rail line are other substantial projects in the East End area.
• Phase 1 of Generation Park, a 3,635 acre master-planned commercial development, has begun in northeast Houston. The development will straddle the Sam Houston Tollway and is the first ESE Energy Development in the world.
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Coldwell Banker CommercialUnited, Realtors2121 Sage Rd., Suite 150Houston, TX 77056(713) 840-5000www.cbcunitedrealtors.com
CBSAHouston-Sugar Land-Baytown, TX
Square Miles 8,928
Population 5,937,339
Households 2,084,052
Household Income Median
$65,395
Employees (Total) 2,246,860
Unemployment 7.50%
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TX - Houston
• Lubbock Unemployment Rate at 5.7% as of August 1, 2012.
• Lubbock ranks on Forbes list of “Best Cities For Jobs.” Lubbock is ranked 9th out of the 242 metropolitan areas ranked.
• Lubbock County named in Top 10 Mid-Sized Counties In Nation – based on 2012 Fourth Economy Index Listing.
• Lubbock Economic Index continues upward trend – up 3.5% in the first half of the year and 2.6% in Q2.
• Lubbock housing market is strong – June 2012 sales are up 12% over June 2011.
• Squeezing The Shale: Hydraulic Fracturing Releases The Oil - Four Sevens Exploration Company LTD, leased mineral rights from the City of Lubbock for 6,261.94 acres in the area for $2.19 million.
Vacancy q
Absorption p
Rental Rates n
Vacancy q
Absorption p
Rental Rates p
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Absorption p
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Vacancy q
Absorption p
Rental Rates p
Coldwell Banker CommercialRick Canup, Realtors4924 S. Loop 289Lubbock, TX 79414(806) 793-0888www.cbclubbock.com
CBSA Lubbock, TX
Square Miles 1,799
Population 279,239
Households 111,087
Household Income Median
$41,203
Employees (Total) 101,281
Unemployment 6.50%
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TX - Lubbock
58
• Molina Healthcare of Texas comes to Edinburg, TX.
• New Sam’s Club and Costco open at same time.
• Office occupancy rising significantly.
• Land prices are rising significantly.
• Low inventory of climate controlled Warehouse space.
• New brand names are coming to the area rapidly.
Vacancy q
Absorption p
Rental Rates n
Vacancy q
Absorption p
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Vacancy n
Absorption n
Rental Rates n
Vacancy q
Absorption p
Rental Rates n
Coldwell Banker CommercialLa Mansion508 E. DoveMcAllen, TX 78504(956) 631-1322www.cbclamansion.com
CBSA Rio Grande City-Roma, TX
Square Miles 1,223
Population 63,261
Households 16,766
Household Income Median
$23,550
Employees (Total) 8,935
Unemployment 12.00%
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TX - Rio Grande Valley
• This area is seeing considerable activity from Financial Service Centers.
• There is net absorption across all product lines due to limited new construction.
• There is limited construction in the area and most is primarily Owner/User.
• The residential market has substantial improvements, 13+ percent year over year in existing and new home sales due to well managed new inventory.
• Changes in the market include: job creation, lower unemployment, domestic immigration, as well as legal international immigration, primarily from Mexico.
• Federal spending has been reduced substantially, and replaced with private-sector activity, but credit remains tight.
Vacancy q
Absorption p
Rental Rates n
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Vacancy n
Absorption n
Rental Rates n
Coldwell Banker CommercialAlamo City18756 Stone Oak Pwky., Suite 202San Antonio, TX 78258(210) 483-6250www.cbcAlamo.com
CBSA San Antonio, TX
Square Miles 7,340
Population 2,093,608
Households 749,986
Household Income Median
$52,389
Employees (Total) 730,244
Unemployment 7.30%
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TX - San Antonio
59
• Baylor University approved the construction of a new football stadium to be located on I-35 and the Brazos River.
• Baylor University, the City of Waco, and Texas State Technical College have partnered to build the “BRIC” - Baylor Research and Innovation Collaboration.
• Space X is expanding their operation just outside of Waco in McGregor, TX.
• Carter Blood Care is breaking ground on their new regional headquarters in August 2012.
• Renovations to the Waco Convention Center were recently completed.
Vacancy n
Absorption n
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Vacancy n
Absorption n
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Vacancy n
Absorption n
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Vacancy n
Absorption n
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Coldwell Banker CommercialJim Stewart, Realtors500 N. Valley Mills Dr.Waco, TX 76710(254) 776-0000www.cbc-waco.com
CBSA Waco, TX
Square Miles 1,042
Population 234,783
Households 91,531
Household Income Median
$44,485
Employees (Total) 94,029
Unemployment 7.40%
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TX - Waco, McLennan County
• Major Office, Retail, and Industrial tenants are moving into the market such as Adobe, McCann-Erickson, Sun Products, Trader Joes, Scheel’s Sporting Goods, and Longhorn Steakhouse.
• Class A Office vacancy rates edged down. Retail vacancy rates have stabilized as tenants move to more quality space. Industrial vacancy edged upwards 1-2%. As absorption edges up, vacancy rates will continue to slowly move down to healthier levels.
• Big box Industrial construction delivered close to 900,000 speculative construction. In Office, speculative construction has returned after a few years. Owner user construction has been fueled by a couple of major transactions. Construction in Retail is fueled by large freestanding tenants.
• Residential development land sales are up as activity heats up.
• Local economic reports brightened in January 2012, an improvement from the past couple of downturn years fueling an optimistic outlook for the remainder of the year.
• Liquor laws are becoming more business friendly attracting larger sit down restaurants. Employment is projected to grow 2.5% which more than double the national average.
Vacancy q
Absorption p
Rental Rates p
Vacancy p
Absorption p
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Vacancy p
Absorption n
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Absorption p
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Coldwell Banker CommercialNRT - Salt Lake City6550 South Millrock Dr., Suite 200Salt Lake City, UT 84121(801) 947-8300www.coldwellutah.com
CBSA Salt Lake City, UT
Square Miles 9,539
Population 1,140,107
Households 376,706
Household Income Median
$66,176
Employees (Total) 567,447
Unemployment 6.00%
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UT - Salt Lake County
60
• Lynchburg continues to hold on to their larger tenants due mostly in part to the steady economy in this area.
• Vacancy rates have leveled out and don’t seem to be rising or falling at this time.
• Small construction projects are taking place throughout the Lynchburg area, with more emphasis on expanding or altering existing buildings.
• The Residential market is seeing continual growth in the low to mid price ranges. Higher end houses are slowly starting to move at discounted prices.
• The unemployment rate is showing a slight downward motion but many businesses are hesitant with the approaching election.
• This area continues to be an attractive market to outside developers/investors mostly due in part to the various incentives the city offers to revamp the downtown market.
Vacancy n
Absorption n
Rental Rates q
Vacancy q
Absorption p
Rental Rates p
Vacancy n
Absorption n
Rental Rates n
Vacancy q
Absorption p
Rental Rates n
Coldwell Banker CommercialRead & Co.2508 Langhorne Rd.Lynchburg, VA 24501(434) 455-2285www.cbcread.com
CBSA Lynchburg, VA
Square Miles 2,124
Population 248,585
Households 100,680
Household Income Median
$46,100
Employees (Total) 96,796
Unemployment 7.10%
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VA - Lynchburg
• Institutional Investment sales are trading at extremely low CAP rates.
• The Multi-Family sector is still very strong. Rental rates continue to rise along with sale prices.
• Retail developers are starting to dip their toes back into the water. Some speculative land purchases have taken place in the first two Quarters of 2012.
• Residential developers continue to look for good deals on fully developed plats. Most of the fully developed plats have already been purchased, and developers are starting to consider buying raw land.
• Overall Puget Sound employment outlook is very positive.
Vacancy n
Absorption p
Rental Rates p
Vacancy n
Absorption p
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Vacancy q
Absorption p
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Absorption p
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Coldwell Banker CommercialDanforth33313 First Way SouthFederal Way, WA 98003(253) 874-3200www.cbcdanforth.com
CBSASeattle Tacoma Bellevue, WA
Square Miles 5,894
Population 3,433,786
Households 1,373,207
Household Income Median
$67,763
Employees (Total) 1,502,591
Unemployment 7.80%
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WA - King County
61
• In Retail, WinCo Foods and Trader Joe’s have experienced great success moving into the market. REI launch proved very successful, as well. The Office sector is still undergoing a correction as the State of Washington consolidates operations.
• Multi-Family stats are up significantly as the rental market continues to improve as a result of foreclosures and short sales, which account for 31% of the residential sales in this market.
• Industrial vacancies continue to climb as contraction in the construction markets continues.
• Some notable properties have been foreclosed by creditors and are being marketed now. The Gateway project in Lacey, anchored by retailer Cabela’s, is a 200+ acre Mixed-Use development that is receiving strong interest from developers. Prices on land, however, continue to soften.
• The Residential markets are beginning to pick up. After reaching a bottom in pace of sales last winter, sales picked up steam as the year went on. Around the Sound, 2011 sales were up more than 7% over 2010.
• Owner-occupied commercial spaces continue to enjoy favor with lenders in the market.
Vacancy q
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Coldwell Banker CommercialEvergreen Olympic Realty, Inc.3333 Capitol Blvd. S.Olympia, WA 98501(360) 352-7651www.cbcworldwide.com
CBSA Olympia, WA
Square Miles 727
Population 253,654
Households 100,414
Household Income Median
$62,921
Employees (Total) 68,733
Unemployment 7.70%
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WA - South Puget Sound
• Office activity has been up but somewhat stagnant with only 1 new Office building delivered in the last year in Tacoma and 4 others in suburban Pierce County, primarily medical. Net absorption is negative through the first half of 2012, but expected to finish around zero by year end, with vacancies.
• Apartment activity for new construction delivered only 50 units in Tacoma in 2011 with almost 600 expected by the end of 2012. Vacancies are still tight at 4.6%, down from 5% by EOY 201 so rent growth is accelerating. New projects in the pipeline will likely curb rent growth into 2013.
• Industrial absorption is still largely dominated by aerospace, with the recent activity and forecast for Boeing subcontractors. However, there has been activity with smaller users between 5000-50,000 SF doing deals in small bay/incubator space.
• Retail – Pierce County absorption in Retail has been negative for several years, leaving landlords with stiff competition and tenants salivating for great opportunities with big incentives for quality tenants willing to do long term deals. Point Ruston, a 250,000 SF Mixed-Use lifestyle center, is bringing tenants to the area.
Vacancy q
Absorption p
Rental Rates n
Vacancy n
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Coldwell Banker CommercialOffenbecher929 East Main Suite 320Puyallup, WA 98371(253) 840-5574www.offenbecher.com
CBSASeattle- Tacoma- Bellevue, WA
Square Miles 5,894
Population 3,433,786
Households 1,373,207
Household Income Median
$67,763
Employees (Total) 1,502,591
Unemployment 7.80%
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WA - Tacoma
62
• The largest major tenant moving into Vancouver is the Farwest Steel Corporation that will occupy a 350,000 SF custom built facility.
• The commercial market is gradually improving in all sectors. Absorption is up, in part due to very little new construction being added to the existing.
• The Farwest Steel Corporation building is a 350,000 SF manufacturing facility. The cost of construction was $50,000,000.
• Residential development is cautiously increasing. Developers are having their best sales success with moderately priced homes in the $150,000 range.
• Vancouver is one of the four counties in the Portland, Oregon metropolitan area. The cost of living is less in Vancouver, and to a certain degree, is considered a bedroom community for Portland’s larger employment base.
• Washington does not have a state income tax while it does have sales tax. Oregon is the opposite - there’s a graduated state income tax but no sales tax. As a result, Portland has the major Retail presence and a much higher concentration of Office space.
Vacancy q
Absorption p
Rental Rates p
Vacancy n
Absorption p
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Coldwell Banker CommercialJenkins & Associates1500 D St.Vancouver, WA 98663(360) 699-4494www.cbcworldwidenw.com
CBSA
Portland-Vancouver- Beaverton, OR-WA
Square Miles 6,684
Population 2,261,246
Households 878,239
Household Income Median
$58,563
Employees (Total) 952,611
Unemployment 8.00%
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WA - Vancouver & Southwest
• Miniature Precision Components Inc of neighboring Walworth County took possession of 250,000 SF of a 700,000 SF former GM logistics building in Janesville. This occupancy is on the heels of John Deere’s logistics company, Landair, which took 237,500 SF in Q1.
• Janesville/Beloit and the Stateline area of WI & IL are experiencing an Industrial vacancy rate of about 12%, which rivals the greater Chicago area. Proximity to markets, easy access to I 39/90 & available logistics buildings have been a plus.
• The city of Janesville broke ground on a $1.2 m innovation center which will provide a 22,000 SF flex space for startups. Kerry Americas added 30,000 SF to its 260,000 SF campus and North American corporate headquarters.
• Residential transactions are up 8% for the first two Quarters of 2012 & average values up 3%.
• Retail is beginning to reawaken. Former high profile locations that were experiencing vacancies are starting to fill up, and interest by nationals is increasing with several letters of intent pending contracts for purchase and lease.
Vacancy n
Absorption n
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Absorption p
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Coldwell Banker CommercialMcGuire Mears & Associates400 Midland Court, Suite 101Janesville, WI 53546(608) 752-6325www.mcguiremears.com
CBSA Janesville, WI
Square Miles 720
Population 160,224
Households 63,135
Household Income Median
$54,346
Employees (Total) 63,044
Unemployment 9.40%
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WI - Janesville/Beloit
63
• NCAR (National Center for Atmospheric Research) super computer center will be operational this year. This will create high paying jobs and a new research platform.
• Microsoft data center is to begin construction soon. New construction jobs and new positions will open up down stream.
• Niobrara oil development is continuing but at a slower pace than initially expected.
• Residential real estate market is heating up.
• Swan Ranch Industrial Development is continuing. New rail spurs are now available.
Vacancy n
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Coldwell Banker CommercialThe Property Exchange255 Storey Blvd.Cheyenne, WY 82009(307) 632-6481www.wyomingcommercialbrokers.com
CBSA Cheyenne, WY
Square Miles 2,686
Population 89,439
Households 36,986
Household Income Median
$60,634
Employees (Total) 31,977
Unemployment 6.30%
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WY - Cheyenne Metro
International Markets
BlueBook2012
64
• 141 Front Street, a showcase building in the City of Hamilton was completed in September 2010, has been a huge success with 75% occupancy.
• Vacancy level in secondary space has increased due to high level of new space on the market at affordable prices.
• Waterloo House, approx 20,000 SF of premier waterfront property in Hamilton, is on track with completion expected in 2013; 40% is already preleased.
• Residential data for 2011 (government records) is incomplete, but it is expected that 2011 sales totals will be similar to 2010 with average price of property lower.
• Slowly, more people are looking to purchase in this market but with longer transaction time.
• As an island destination, foreigners often look to purchase in Bermuda. It is expected that government will soon relax purchasing requirements for foreigners.
Vacancy p
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Vacancy N/A
Absorption N/A
Rental Rates N/A
Coldwell Banker CommercialBermuda Realty11 Par la Ville Rd.Hamilton, n/a HM HX(441) 292-1793www.bermudacommercial.com
CBSA Bermuda
Square Miles 21
Population 64,237
Households 34,110
Household Income
Average$67,183 USD
Employees (Total) 39,457
Unemployment 6.00%
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Bermuda
• Eastern Ontario Industrial market remains solid.
• Many power of sale properties have been absorbed.
• Little new construction in Commercial/Retail/Multi-Family sectors.
• Multi-Family units are selling at never seen before low CAP rates.
• Besides Multi-Family, the market remains cautious
• CFB Trenton will have close to 1 billion in infrastructure upgrades over the next 10 years
Vacancy n
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Coldwell Banker CommercialEkort Realty, Brokerage100 Bell Blvd. Suite 200Belleville, Ontario K8P 4Y7(613) 969-9901www.cbcommercial.ca
CBSACanada Eastern Ontario
Square Miles 372 m2
Population 100,000
Households 30000
Household Income
Average$52,803 USD
Employees (Total) 48,760
Unemployment 6.30%
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Canada - Belleville
65
• Target leases 180,000 SF of Office in the Toronto Airport Corporate Centre.
• Greater Toronto Area (GTA) Office vacancy is 5.1% and Industrial is 3.5%.
• Across the GTA, 5.1 million SF of Office and 4.5 million SF of Industrial are under construction.
• Strong sales growth in the first half of 2012, sale prices up 7.1% year over year.
• There is strong demand for logistics space , 26+ FT clear heights.
• Locally, Oakville has the highest net Office rates in West GTA at $17.76 per SF.
Vacancy n
Absorption n
Rental Rates p
Vacancy N/A
Absorption N/A
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Vacancy n
Absorption p
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Vacancy N/A
Absorption N/A
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Coldwell Banker CommercialIntegrity Real Estate, Brokerage1384 Cornwall Rd.Oakville, Ontario L6J 2R4(905) 338-8877 x228www.cbci.ca
CBSACanada Greater Toronto Area
Square Miles 2,279
Population 5,583,064
Households 1,800,000
Household Income
Average$63,500 USD
Employees (Total) 2,919,410
Unemployment 7.20%
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Canada - Greater Toronto Area
• Highly desirable lifestyle region of Canada strategically located between Vancouver, Calgary and Edmonton/Fort McMurray.
• Many smaller wholesale/distributors have vacated the market in favor of servicing this area from their nearest large regional centre. Absorption of these vacant units is proving difficult.
• Key infrastructure includes the UBCO campus, a new bridge, new hospitals in Vernon and Kelowna, highway upgrades, and airport expansion.
• The Residential market has lost values over the past 5 years and there is an unbalanced inventory with excess inventory forcing prices downward.
• New development in the past 5 years includes 8 major businesses plus a Walmart.
• Kelowna is the largest market between Greater Vancouver and Calgary.
Vacancy p
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Coldwell Banker CommercialHorizon Realty#14-1470 Harvey Ave.Kelowna, British Columbia V1Y 9K8(250) 763-4343www.bccommerciallands.com
CBSACanada - Kelowna/West Kelowna
Square Miles 1,142
Population 187,234
Households 67,000
Household Income Median
$60,524 CND
Employees (Total) 100,278
Unemployment 7.20%
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Canada - Kelowna/West Kelowna
66
• Wholesale Sports Outdoor Outfitters came to Nanaimo.
• Nanaimo vacancy stays low, business sales strong.
• City reports many new development permits ready to go.
• Nanaimo residential sales strong again for another year.
• Overall investor confidence is high in Nanaimo.
• Nanaimo is an ocean side University City, with low crime rates and lots of jobs.
Vacancy q
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Coldwell Banker CommercialVancouver Island Realty Ltd17-4890 Rutherford Rd.Nanaimo, British Columbia V9R-4Z4(250) 756-9700www.cbcworldwide.com
CBSA Canada Nanaimo, BC
Square Miles 494
Population 83,810
Households N/A
Household Income Median
$45,937 USD
Employees (Total) N/A
Unemployment 4.80%
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Canada - Nanaimo, BC
• Federal Government continues relocation of departments to suburbs. EDC relocation within downtown frees up 300,000 SF. Canada Council (85,000 SF) is relocating to new 150 Elgin in 2013. Smart Centers and Target invade suburban retail developments. More large U.S. retailers are expected.
• Vacancy rates in Downtown office (6.2%) are expected to decline slightly to end 2012 with an increase to 6.5% by end 2014. Suburban vacancy (9.5%) is expected to decline to 8% by end 2014. Many factors contribute such as the lack of government programs and world investment funds.
• New Downtown office towers (840,000 SF) and East Suburban office tower (270,000 SF) are the ‘good news’ items in commercial real estate. Residential condos and large suburban retail centers are rising on regular basis.
• Residential condo developments close to downtown and affluent suburban neighborhoods are in demand and construction is very active. This new trend will drive the need for new retail developments.
• Recent Federal Government layoffs have hindered overall growth in the local economy, including business expansion plans.
Vacancy q
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Coldwell Banker CommercialFirst Ottawa Realty, Brokerage1419 Carling Ave., Suite 219Ottawa, Ontario K1Z 7L6(613) 728-2664www.ottawacommercialproperties.com
CBSACanada Ottawa, Ontario
Square Miles 1,801
Population 1,200,000
Households 420,000
Household Income Median
$93,280 USD
Employees (Total) 743,100
Unemployment 6.20%
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Canada - Ottawa, Ontario
67
• The City of Kitchener has introduced plans to develop an “innovation district” in the downtown core, part of its overall economic development and growth management strategy. The plan would effectively convert an eight-acre property owned by the city into an urban research and business park.
• The “innovation district” is a plan designed to attract creative talent, build on the cluster of high-tech companies moving into the nearby Tannery district and intensify development along the new transit corridor.
• Wilfrid Laurier University has become a student landlord with a $58.9m purchase of 12 apartment buildings adjacent to its main campus. Eric Reiner of CBC Peter Benninger Realty facilitated the deal.
• At their recent annual meeting, RIM (Research in Motion) emphasized that they are committed to Waterloo Region and plan to remain one of the community’s largest employers, currently employing approximately 9,000 in the region.
• Employment in the region is up with an increase of 14,000 jobs. Manufacturing is also up.
Vacancy p
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Coldwell Banker CommercialPeter Benninger Realty, Brokerage508 Riverbend Dr.Kitchener, Ontario N2K 3S2(519) 743-5211www.coldwellbankercommercial.ca
CBSACanada Waterloo Region
Square Miles 528
Population 543,700
Households 194,890
Household Income Median
$74,490 CDN
Employees (Total) 282,300
Unemployment 6.40%
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Canada - Waterloo Region
• The top three global risk rating firms - Standard and Poor’s, Moody’s and Fitch - guarantee that Colombia is a safe place to invest, providing the country with a BBB investment grade.
• According to JP Morgan, Colombia is and will be the second most appealing country for investment in Latin America over the next three years.
• In a comparison of 183 countries, the World Bank (doing business 2011) described Colombia as the fifth country in the world and the first in Latin America in protecting Investors.
• Cartagena-Colombia is a UNESCO World Heritage Site and is a favorite vacation and retirement destination for many thousands of Europeans and North Americans.
• Cartagena is considered one of the best cities to live in Colombia and South America.
• New construction of high rise buildings, major chain hotels and shopping centers are taking over Cartagena de Indias.
Vacancy q
Absorption p
Rental Rates p
Vacancy q
Absorption n
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Vacancy N/A
Absorption N/A
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Vacancy N/A
Absorption N/A
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Coldwell Banker CommercialCartagena de IndiasBocagrande, Ave San Martin Calle 7 Local 8Cartagena, Bolivar n/a57 (5) 6658800www.cbcartagenadeindias.com
CBSA Colombia - Cartagena
Square Miles 372 m2
Population 1,230,443
Households 302,149
Household Income
Average
$77,760,000 COL
Employees (Total) 364,285
Unemployment 10.40%
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Colombia - Cartagena
68
• Investors are in anticipation for major privatization projects of Hellenic Republic Assets.
• Vacancy is rising as the general economic activity is shrinking and enterprises, as well as households, reduce their activities or move to smaller size spaces.
• Private construction activity in the first 4 months of 2012 decreased by 39.2%.
• Residential transactions are on a downturn for the fifth consecutive year. This is the same for property prices.
• Recent national elections created optimism on the market for economic stabilization and growth.
• There are several opportunities in the Greek real estate market-especially in second/vacation home market and premium properties because prices are very low.
Vacancy p
Absorption q
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Vacancy p
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Vacancy p
Absorption q
Rental Rates q
Coldwell Banker CommercialHellas8 Omirou St. & Panepistimiou Ave.Athens, Attica 10564+30 32 28228www.coldwellbanker.gr
CBSA Greece
Square Miles 50,949
Population 11,354,000
Households 3,664,392
Household Income
Average€ 20,751
Employees (Total) 3,813,601
Unemployment 22.60%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
Greece
• State Agency NAMA plans to invest €2billion in unfinished developments.
• ECB cuts interest rate to 0.75%, its lowest ever level.
• Residential prices rise marginally in Dublin for 3 straight months.
• Residential prices outside Dublin continue to fall but at a slower rate.
• Commercial property market is showing signs of stabilizing.
• Residential bank lending continues to retract.
Vacancy q
Absorption q
Rental Rates n
Vacancy p
Absorption q
Rental Rates q
Vacancy q
Absorption p
Rental Rates n
Vacancy q
Absorption p
Rental Rates q
Coldwell Banker CommercialProperty Consultants23 Lower Leeson St.Dublin, Dublin Dublin 2+ 353 1 4110012www.coldwellbankercommercial.ie
CBSA Ireland
Square Miles 27,027
Population 4,400,000
Households 1,800,000
Household Income Median
€ 33,000
Employees (Total) 2,000,000
Unemployment 14.50%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
Ireland
69
• Cinemex bought the string “Lumiere” as part of its expansion plan. Cinemex was acquired four years ago by GM Entertainment Company (owner of MM Cinemas) for $315 million.
• “Corproación Mexicana de Restaurantes” will bring to Mexico “Olive Garden”, “Red Lobster” and “The Capital Grille” Walmart de Mexico reported a 4.1% annual increase in sales through promotions.
• The industrial market increased approximately 500,000 SF in Q2 2012 and it is expected that over the next two years, 2 million SF will be incorporated to the inventory.
• Absorption of office space reached more than 2 million SF - a record quarter in this market.
• The construction activity reports that more than 10 million SF will be incorporated into the inventory in the next three years.
• The average rent prices in the industrial and office markets have remained stable in the first six months of 2012.
Vacancy p
Absorption p
Rental Rates n
Vacancy n
Absorption p
Rental Rates n
Vacancy q
Absorption q
Rental Rates n
Vacancy N/A
Absorption N/A
Rental Rates N/A
Coldwell Banker CommercialMexicoMontes Urales 415 1 Lomas de ChapultepecMexico, Mexico 1100001 52 55 41621000www.cbcmexico.mx
CBSA Mexico
Square Miles 80
Population 23,000,000
Households N/A
Household Income
Average$31,000 MXN
Employees (Total) 8,400,000
Unemployment 4.80%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
Mexico - Mexico City
• Nuon Energy signed a lease agreement for more than 26,000 sq. meters in a high quality renovated building.
• Despite the lower volume per transaction, the total volume of transactions has increased significantly (18% in the Q1).
• New developments are very limited. The 4 large cities in the Netherlands have demanded signed agreements with tenants in case of a new development.
• The residential market is not improving significantly. The temporarily lowered transfer tax has not increased transactions on the residential market.
• There is a strong focus on alternative use and transformation of office space. This is an excellent solution for the demand of more Mixed-Use areas.
• The yield levels for Office buildings are becoming higher and higher. Due to forced sales a large number of opportunities will come to the market. This will offer interesting opportunities for new strong focused developers/investors.
Vacancy p
Absorption p
Rental Rates q
Vacancy p
Absorption n
Rental Rates p
Vacancy p
Absorption n
Rental Rates q
Vacancy p
Absorption q
Rental Rates q
Coldwell Banker CommercialThe NetherlandsA. van Leeuwenhoekweg 38 C20Alphen aan den RijnHolland 2408 AN(3162) 9494090www.coldwellbanker.nl
CBSA The Netherlands
Square Miles 41,528
Population 16,800,000
Households 7,500,000
Household Income
Average€ 36,000
Employees (Total) 10,000,000
Unemployment 5.50%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
The Netherlands
70
• The economy is very strong right now.
• Foreign investments are increasing.
• Real estate laws are changing in favor of foreign investors.
• High return rate of investments in rentals, app. annual 8%-10%.
• Very high investments predicted by the government in real estate over the next 10 years.
Vacancy p
Absorption p
Rental Rates p
Vacancy p
Absorption p
Rental Rates p
Vacancy n
Absorption n
Rental Rates n
Vacancy p
Absorption N/A
Rental Rates p
Coldwell Banker CommercialTurkeyRidvanpasa sok. 12,Goztepe, KadikoyIstanbul, Turkey 34760+90 216 4118030www.coldwellbanker.com.tr
CBSA Turkey - Istanbul
Square Miles 2,205
Population 12,000,000
Households 2,800,000
Household Income Median
N/A
Employees (Total) 3,570,000
Unemployment 9.80%
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
Turkey - Istanbul
• Tim Hortons, a major Canadian QSR, opened its first franchise in the UAE with 127 more to come in the GCC region.
• The start of this year marked an increase in the population by crossing the 2 million mark for the emirate of Dubai.
• The news of Dubai being one of the strongest contenders for World EXPO 2020 has put a renewed confidence in the business fraternity of Dubai.
• The Arab uprising contributed to a surge in demands for the Residential as well as the Commercial property market. And once again, Dubai has proved to be a safer bet in the Middle East.
• Emaar Properties, the leading developer of Dubai, announced their first off-plan project in Q2 of 2012.
• The key feature of UAE being a tax-free and a duty-free haven with strong trading hub serving the GCC/AFRICA/CIS countries has attracted all the major players to have a base in U.A.E.
Vacancy q
Absorption p
Rental Rates p
Vacancy q
Absorption p
Rental Rates p
Vacancy p
Absorption q
Rental Rates q
Vacancy q
Absorption p
Rental Rates p
Coldwell Banker CommercialU.A.E. (Mega Homes Real Estate Brokerage L.L.C.)Office # 2804, Citadel TowerBusiness BayDubai, Dubai P.O. Box 73618+971 (4) 439 1200www.coldwellbanker-ae.com
CBSA United Arab Emirates
Square Miles 32,278
Population 8,264,070
Households N/A
Household Income Median
N/A
Employees (Total) 4,100,000
Unemployment N/A
OFFICE RETAIL
INDUSTRIAL MULTI-FAMILY
DEMOGRAPHICS MARKET HIGHLIGHTS
CONTACT
United Arab Emirates
Abilene, TX 55Acadiana, LA 35Albany, NY 44Albuquerque, NM 44Anchorage, AK 5Arcadia, CA 8Athens, GA 24Atlanta, GA 25Austin, TX 55Billings, MT 41Birmingham, AL 4Bloomington/Normal, McLean County, IL 29Boise, ID 28Brevard County, FL 15Bryan/College Station, TX 56Central, NJ 42Champaign/Urbana, IL 30Charleston, SC 51Charlotte/Sarasota Counties, FL 16Chatham County, GA 25Chattanooga Metro Area, TN 54Cheyenne Metro, WY 63Chicagoland, IL 30Coeur d’ Alene, ID 29Columbia, SC 52Columbus, GA 26Dallas/Fort Worth, TX 56Danbury/Upper Fairfield/New Haven, CT 14Daytona/Ormond Beach, Volusia County, FL 16Delaware County, IN 32Destin, FL 17Dothan, Houston County, AL 4Fairfield County, CT 14Fargo/Moorhead, ND 47Florida Keys, FL 17Gainesville, FL 18Garden City, KS 33Greenville/Spartanburg, SC 52Gulfport/Biloxi, MS 40Hinesville/Fort Stewart, GA 26Honolulu, HI 28Hot Springs, AR 6Houston, TX 57Indian River County, FL 18Inland Empire North/Victor Valley, CA 8Jacksonville, FL 19Janesville/Beloit, WI 62Jonesboro, AR 6Kansas City Metro Area, KS 33King County, WA 60Knoxville/East, TN 54Lake Oconee/Lake Sinclair, GA 27Lakeland/Winter Haven, FL 19Lincoln, NE 41Little Rock, AR 7Long Island, NY 45Lorain County, OH 48Los Angeles, CA 9Los Angeles, Westside, CA 9Louisville Metro, KY 34Lubbock, TX 57Lynchburg, VA 60Macon, Bibb County, GA 27Madison/St. Clair Counties, IL 31Mankato, MN 38Melbourne/Brevard County, FL 20Midcoast, ME 36Middle, MI 37
Minneapolis/St. Paul Metro Area, MN 39Modesto, CA 10Montgomery, AL 5Morris County, NJ 43Myrtle Beach, SC 53Napa Valley/Napa County, CA 10Naples/Ft. Myers, FL 20New Orleans, LA 35New York City, NY 45Northern, NJ 43Oklahoma City, OK 48Orange County, CA 11Orlando, FL 21Peoria County, IL 31Pioneer Valley, MA 37Pittsburgh, PA 50Polk County, FL 21Portland, OR 49Rapid City, SD 53Redding, CA 11Reno/Sparks, NV 42Rio Grande Valley, TX 58Sacramento Greater Area, CA 12Salem, OR 49Salt Lake County, UT 59San Antonio, TX 58San Gabriel/San Fernando Valley, CA 12Sangamon County, IL 32Sarasota/Manatee/Charlotte Counties, FL 22Sedona/Verde Valley, AZ 7South Puget Sound, WA 61Southeastern, NC 46Southeastern, PA 50Southern, FL 22Southern, KY 34Southwest Riverside County, CA 13St. Cloud/Central, MN 39St. Joseph, MO 40St. Lucie County, FL 23Suburban, MD 36Sussex County, DE 15Tacoma, WA 61Tallahassee, FL 23Tampa/St. Petersburg, FL 24Triad Area, NC 46Triangle, NC 47Vancouver & Southwest, WA 62Waco, McLennan County, TX 59Western, CO 13Western, MI 38York/Lancaster/Harrisburg, PA 51
INTERNATIONAL MARKETSBermuda 63Canada - Belleville 64 - Greater Toronto Area 64 - Kelowna/West Kelowna 65 - Nanaimo, BC 65 - Ottawa, Ontario 66 - Waterloo Region 66Colombia - Cartagena 67Greece 67Ireland 68Mexico - Mexico City 68The Netherlands 69Turkey - Istanbul 69United Arab Emirates 70
Index by Market
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