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Ten 2023 Commercial Real Estate Myth Busters for Albuquerque, New Mexico

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1.
Myth: Interest rates will continue to rise causing buyers to sit on the sidelines.
Bust: We are finding because the economy is coming back and unemployment continues to decrease, buyers are still in the market looking for buildings to own. 

2.
Myth: It is harder than ever to get approved for a loan.
Bust: Bankers I am talking to tell me their loan approval process is easier now than it was before COVID.

3. 
Myth: Lease rates will come down.
Bust: No, as a matter of fact, due to flight to quality, and the cost of Tenant Improvements and the increase in operating expenses, lease rates are on the rise.

4. 
Myth: Landlords are desperate for Tenants.
Bust: Those Landlords who worked with their Tenants throughout COVID and those Landlords who have enhanced their common areas are experiencing very high Tenancy rates.

5. 
Myth: Sellers are desperate.
Bust: Most sellers are not desperate.  In fact, many properties are still receiving multiple offers causing values to continue to increase. 

6.
Myth: Employees will win the work from home battle.
Bust: Although employees may have an opportunity to continue to work from home, most employers are requiring employees work from the office one to three days per week.  Prior to the pandemic, employers were already allowing employees to work from home on a flex schedule. 

7. 
Myth: Office Landlord defaults escalate.
Bust: Although this is true in larger metropolitan areas, we are not seeing Office Landlords default on their loans in Albuquerque.

8. 
Myth: Shopping Malls are drying up.
Bust: Although consumers are ordering more and more on line causing shopping malls to experience vacancy, shopping mall owners are getting creative and signing leases with manufacturing and educational related tenants.  Additionally retail owners are utilizing a portion of the space they previously occupied for in person shopping for next day delivery operations. 

9.
Myth: Site Selectors skim over Albuquerque.
Bust: Albuquerque Regional Economic Alliance (AREA) reports, Albuquerque and New Mexico are being looked at more and more by Site Selectors naming our climate and lack of natural disasters the main reasons companies want to be located here.

10.
Myth: Activity in the market is slow.
Bust: We are so grateful commercial real estate professionals are needed both when the market is hot and when the market cools.  Thankfully our market has not yet cooled.

 

Shelly Branscom, CCIM is an NAI SunVista commercial real estate specialist who provides substantial long-term strategies and business planning services to her clients.  She prides herself on thinking outside the box, enabling her to contribute unique solutions and outcomes specific to each of her clients.  Learn more about Shelly and her listings.   

NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. The company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

The 5 Steps to Acquiring Your Next Space – by Shelly Branscom

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Often in my business clients ask me to explain the process of acquiring their space. The process consists of understanding the time it will take to search the market, negotiate the business points, performing the tenant improvements, the act of occupying the space and proper representation. Let’s break each of these steps down one by one.

1. Timing. In today’s picked over market, the amount of time it takes to find the space that fits the need of your business can seem daunting. It is important to start with the end date in mind to create a realistic timeline of events. If you are currently in a lease, I highly recommend beginning your search a year in advance of the date you need to occupy your leased space. This timeline could grow if you desire to own your building as the selection of properties available to purchase in the market has dwindled greatly due to the atmosphere of low interest rates we recently experienced. There are not many speculative buildings planned in the near future in Albuquerque. You may decide to purchase land and construct a building. If this is your desired outcome, you will need to plan on it taking between eighteen months to two years.

2. Negotiate. Understanding your budget will greatly enhance your ability to move quickly into negotiating the business points of the transaction, especially if the owner is experiencing multiple offers. It is beneficial to have a conversation with your business banker, attorney and/or CPA to best understand the loan amount for which you are able to qualify while continuing to successfully operate your business. The negotiation process takes into consideration rate, operating expenses, owner contributions, timing, and other deal point concessions. Both sides of the transaction will want to consider all elements of the deal structure in order to ascertain if the outcome is one they desire.

3. Tenant Improvements. Once a space has been selected, it is also important to understand the amount of Tenant Improvement work that will need to be performed and who will pay for it. Post pandemic, we are still experiencing delays in supply chains. The amount of time it may take to permit, order supply and perform the work can vary greatly depending upon the selections made. This can impact the timing of occupancy significantly.

4. Occupy. It takes a tremendous amount of planning to pack and move into your new space. Everything from internet to furniture to the interruption of your business needs to be taken into consideration. I highly recommend hiring a moving company to assist with the heavy lifting. Additionally, the coordination between the moving company and the members of your team may require one or more staff members working through the logistics, coordination and timing. Once the move is behind you, I can assure you, the moral in your work place will be lifted as the staff members enjoy the newness of the space.

5. Representation. As you begin the process of acquiring your next space, do yourself a favor and work with a licensed Realtor. The person representing the owner will always have the owner’s best interest in mind. By utilizing a licensed Realtor to solely represent you, you will be sure an expert has your best interest in mind. This service is generally at no cost to you, rather the owner pays the buyer/tenant broker commission. So, pick up the phone can reach out to an experienced Realtor who will share their market knowledge with you to help you through every step of the transaction. If you do not currently have a relationship with a licensed Realtor, feel free to contact me. I would be delighted to share my market knowledge with you and assist you to full fruition of the transaction.

 

Shelly Branscom, CCIM is an NAI SunVista commercial real estate specialist who provides substantial long-term strategies and business planning services to her clients.  She prides herself on thinking outside the box, enabling her to contribute unique solutions and outcomes specific to each of her clients.  Learn more about Shelly and her listings.   

NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. The company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

The Year Ahead: Commercial Real Estate

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By  –  Real Estate Reporter, Albuquerque Business First

As the impacts from the Covid-19 pandemic linger and talks of a recession float heavy in the air, trying to predict what 2023 might bring seems like a fool’s errand.

Over the past few years, very few things have gone to plan. The overused “pivot” word rests on the tips of business leaders’ tongues, ready to be deployed at a moment’s notice.

Just when we think we’ve figured out the road to a new normal, something else comes along and sends us in a totally different direction. Why even try to forecast?

See what Jim Wible, Partner of NAI SunVista has to say to the Albuquerque Business First here.

Bank of Albuquerque lists mortgage center for $8.9M, plans relocation

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By  –  Real Estate Reporter, Albuquerque Business First

The Bank of Albuquerque Mortgage building has hit the market for $9 million.

The property, located at 3900 Vassar Drive NE, is owned by the bank, which decided to move its operations to another facility. The Vassar building was built in 1980 and was initially owned by Bank of Oklahoma Financial. 

Bank of Albuquerque settled on a property located at 6301 Jefferson St. NE, which was previously occupied by a Lowe’s store support center. The bank purchased the 63,345-square-foot building in mid-November. Hill declined to disclose the transaction amount. Renovations are planned for the space. A contractor and design firm, as well as a construction timeline, have not been determined.

Click here for the rest of the Albuquerque Business First story.

What About Real Estate Spooks You?: What’s Next in Commercial Real Estate – by Shelly Branscom

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What spooks you this Halloween? Is it inflation? Interest rates? The future of Office? The upcoming water shortage?  Let’s take a look at each of these.

Inflation – Yes, it is true.  Inflation has risen by more than 9% since January, 2022.   When questioned, most would say inflation is worse than they initially expected.  Given inflations current trend, we will undoubtedly enter into a recession within the next year.  The biggest questions around a recession are when will we feel it in Albuquerque? And what will it deliver to us?  It is well know Albuquerque and New Mexico fair much better than other parts of the nation as our peaks are never as high and our valleys are never as low as other parts of the nation. 

Interest rate hikes – Yes, it is true.  The Federal Reserve has increased interest rates by more than they have in almost thirty years.  In September, the Fed increased interest rates by another 75 basis points.  Yet is predicted they will raise them two more times before the end of the year.  Raising interest rates are the Federal Reserve’s way to slow down inflation and to keep us from spending.  That said, there is good news on the horizon.  Although we will continue to see interest rates increase into 2023, it is predicted this is not a “hike and hold” scenario.  Charles Schwab reports it appears the majority of the Fed sees rates falling in 2024.  It is further forecasted the Fed is willing to let the economy fall into a recession to get inflation down. 

Future of Office – Try as they might, companies continue to want their employees back at the office.  However, many workers are simply ignoring their employer mandates.  The Los Angeles Times recently reported “85% of bosses say they want employees to spend half or all of their time working in the office.”  As lease terms come to an end, every employer is faced with the thought of “right sizing.” However, many are struggling with what that looks like as it relates to the size of their footprint.  Bigger to grow the company, smaller with hoteling where more than one employee shares the same desk?  The fact remains, every employer wants their employees in the office as it improves communication, culture, timelines and ultimately the bottom line. 

Water Shortage – What spokes me is the reality we will run out of water at the current rate and method by which we use it and waste it.  I recently heard an economist say his biggest concern for New Mexico is our lack of water.  New Mexico relies both on surface water and ground water.  87% of New Mexico’s Public water supply comes from ground water, according to the EPA.  The Albuquerque Bernalillo County Water Utility Authority (ABCWUA), a partner of the US Environmental Protection Agency’s (EPA’s) WaterSense program has implemented several water efficiency measures.  These measures have certainly paid off and have reduced water consumption from 252 gallons per day to 150 gallons per day between 1994 and 2011.  Keep up the good work, New Mexico.  The future of our state depends upon you and your conservation.  Now, if we could only get Mother Nature to contribute a bit more to our annual rainfall!

All in all, commercial real estate sales will dip due to the increase in interest rates.  The continued rise in inflation will likely put us in a recession.  That said, neither will be as impactful as the great recession we recently lived through.  Commercial real estate is still the best long term investment for your portfolio.  So, let’s talk.  I am still finding good deals in today’s market.

Shelly Branscom, CCIM is an NAI SunVista commercial real estate specialist who provides substantial long-term strategies and business planning services to her clients.  She prides herself on thinking outside the box, enabling her to contribute unique solutions and outcomes specific to each of her clients.  Learn more about Shelly and her listings.   

NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. The company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

NAI SunVista Commercial Real Estate and SunVista Enterprises Moving to New Offices

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Albuquerque, NM (October 10, 2022) — One of New Mexico’s leading commercial real estate and construction firms, NAI SunVista and SunVista Enterprises (SunVista), has announced they will be moving their offices to a new location in Albuquerque’s Uptown area. Beginning November 14, 2022, they will conduct business at this address:

2424 Louisiana Blvd. NE
Suite 100
Albuquerque, NM 87110

SunVista will be leaving their current location at 6801 Jefferson St. NE in Albuquerque where they have operated for the last 14 years. NAI SunVista CEO Debbie Harms says, “SunVista is a growing company and our new, state-of-the-art offices will enable us to better serve our expanding client base. It’s central location in the heart of one of Albuquerque’s largest trade areas is the perfect site for us.”

About NAI SunVista:
NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. With offices in Albuquerque and Santa Fe, our company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

Representing institutional, private investors and businesses throughout New Mexico and the Southwest region, our company is comprised of more than 50 employees, including nearly 30 licensed commercial real estate professionals. NAI SunVista is a customer-centric organization that delivers third-party services to our valued relationships. Our clients gain the maximum benefit of the expertise of our highly skilled, best-trained, collaborative team.

About SunVista Enterprises:
Founded 1991, SunVista Enterprises has become one of Albuquerque’s premier commercial construction companies, providing clients with a full range of property services. Specializing in fast, high-quality new construction and tenant improvement projects, our aim is for projects that are completed on-time and as budgeted. We have a outstanding track record of achieving this goal. Our services also include comprehensive property maintenance, electrical, plumbing, HVAC and expert, award-winning landscaping.

The benefits of working with a Tenant Representative, Part II – by Shelly Branscom

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Let’s begin with understanding the difference between The Landlord’s Broker and a Tenant Representative. 

The Landlord is typically sophisticated.  Naturally, they have sophisticated people to represent them.  Landlord brokers are well-versed in the real estate world.  They will do whatever it takes to get their client, the landlord, the best deal possible.  They have a fiduciary duty to obtain the highest price and best terms for the landlord.  Therefore, if you are up against a landlord broker, you will want someone in your corner who knows what they are doing.  Why would you want to enter into negotiations unguarded?

Do you really need a Tenant Representative?  When real estate mistakes could cost your company thousands of dollars, you likely do not want that responsibility.  Working with a professional who will provide the highest level of service and market knowledge will help you avoid real estate nightmares. 

If you are a tenant looking to lease commercial space, you need Tenant Representation.  The process of finding a property and negotiating a lease can be extremely laborious.  If you try to do it on your own, you will likely leave money on the table. 

The process of negotiating the language in your lease is crucial.  You will want a team of experts to assist with ensuring your lease agreement contains customary and equitable verbiage.  Each clause should be thoroughly analyzed for what is included and what has also been omitted.  This is a time-consuming process.  By working with a Tenant Representative, you can save time and retain your peace of mind knowing a professional is working on your behalf.  

This is especially true for renewals.  Often, tenants will assume the stakes are lower when renegotiating the extension of an existing lease.  However, this is where you could be caught off guard.  Do you know if lease rates have increased or decreased since you initially occupied the space?  What other concessions are being given under the current market conditions?

The CCIM Institute explains it best, “When it comes to lease renewals, many in the industry wonder why tenants would hire professionals to represent their interests.  The answer is straightforward: When tenants do not go to the marketplace to fully determine whether the renewal terms and conditions are competitive, they almost always lose.  Knowledgeable landlords keep pace with the marketplace and fully appreciate the financial rewards to the property owner when tenants enter lease renewal negotiations without a broker and without bringing alternative locations into competitive play.”

A Tenant Representative can be critical to the success of your commercial real estate.  In order to get the best possible outcome for your lease, you need to hire a Tenant Representative broker.  You can rely on them to:

  • Find you 3-4 times the number of suitable sites
  • Let you focus on your day job
  • Connect you with the professionals you need
  • Help you avoid costly mistakes
  • Honestly compare all suitable sites
  • Thoroughly analyze lease terms
  • Conduct negotiations with your landlord, far beyond just rent

Contact me when you are ready to work with a Tenant Representative. 

 

Shelly Branscom, CCIM is an NAI SunVista commercial real estate specialist who provides substantial long-term strategies and business planning services to her clients.  She prides herself on thinking outside the box, enabling her to contribute unique solutions and outcomes specific to each of her clients.  Learn more about Shelly and her listings.   

NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. The company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

E-Commerce E-nlightenment: What’s Next for Commercial Real Estate? – by Shelly Branscom

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There have been talks of a pending recession.  Will it make its appearance in 2023 or wait until 2024?  Let’s take a look at what an expert say. 

Former US Treasury Secretary Lawrence Summers assured Commercial Real Estate executives while in the stubbornly high inflationary period “if the car’s going faster, we need a stronger brake, but that doesn’t mean we’ll hit the wall before the car stops.”

Summers predicts continued rate increases by the Fed will create a “recession of choice” that will bring the unprecedented job growth of the past year to a halt.  “We have incessant inflation due toa collision between demand and supply, and the Fed intends to contain it by restricting demand by raising rates,” Summers said.  “My best guess is that the economy will go into recession and we’ll have a year of contraction of job growth.”

However, Summers also had these encouraging words. “The economy and the commercial real estate sector in particular, is in much better shape to weather an economic downturn than it was in 2008 when the housing market collapsed.” He went on to say, “We won’t see something like 2008 again,” noting homeowners are much less leveraged, inventory is not overbuilt and lenders are stronger and much more careful in underwriting mortgages than they were during the sub-prime crisis. 

It may take a few months for the recession to materialize because fundamentals like consumer spending remain robust and still have some room to grow.  “It’s important to remember there’s still a big savings overhand because of the amount of money people couldn’t spending during the pandemic.”

Summers counseled commercial real estate players not to assume “structural” trends have been unleased by the pandemic, including the rise of remote work and the surge in e-commerce will impact negatively on the demand for commercial real estate.  “There will be substantial ferment and opportunity in commercial real estate markets, even in a year or two when you won’t see job growth,” Summers said.

He goes on to say, “Many people think it will be bad if employees work from home.  That’s wrong.  When people go to different places, their migration becomes a source of real estate demand.  The rapid expansion of e-commerce during the pandemic created an exponential demand for warehouses. 

In the office sector, Summers believes hybrid work is here to stay, however, he does not believe it will have as much of an impact on office footprints as some may be projecting.  “If people come to the office three days a week, employers will want everyone to come in on the same three days, so that will have less impact on office footprints,” Summers said. 

Additionally, he predicts “the role of commercial real estate in portfolios is likely to be greater in the months and years to come.”  With cap rates currently averaging 5.7% across asset classes, commercial real estate still remains a compelling investment opportunity compared to stocks and bonds.  Additionally, commercial real estate is tax advantaged and on an after-tax basis, it looks even better. 

Albuquerque and New Mexico still offer many commercial real estate opportunities.  Although somewhat harder to find, I know of several.  If you are considering either selling or buying commercial real estate in the coming months, I would enjoy talking with you and helping you strategize your next investment.

 

Shelly Branscom, CCIM is an NAI SunVista commercial real estate specialist who provides substantial long-term strategies and business planning services to her clients.  She prides herself on thinking outside the box, enabling her to contribute unique solutions and outcomes specific to each of her clients.  Learn more about Shelly and her listings.   

NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. The company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

The benefits of working with a Tenant Representative – by Shelly Branscom

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There is a lot to consider when buyer or leasing commercial property and the cost of a Tenant Representative can be somewhat confusing.

What does it cost to work with a Tenant Rep? Well, when you work with a Tenant Representative, you do not incur extra costs. Rather, the Landlord pays the fee for the Tenant Representative’s work. In fact, they are generally happy to do so because they benefit from their vacant spaces being leased. When you work with a Tenant Rep, you get their expert market knowledge, research, negotiations skills and due diligence at no additional cost to you.

How is commission paid in a lease transaction?  Commission is typically a small percentage of the total gross rent over the term of the lease. 

If Tenant Reps negotiate a better deal, aren’t’ they also cutting their own commission? Although it is true that negotiating a more cost-effective deal for tenants would be cutting the representative’s own commission, a good Tenant Rep is not looking for a one-off transaction. Instead, they are seeking valuable, long-term relationships with their clients. When the client appreciates the accomplishments of their Tenant Rep, they are more likely to fortify a relationship by inviting them to work their commercial real estate portfolio. This creates a strategic business relationship between client and Tenant Representative allowing the Tenant Rep to work with their client’s best interests in mind.

How does a Tenant Rep save you money in commercial real estate? The market knowledge a Tenant Rep brings to a transaction enables them to work on your behalf to find properties, negotiate better terms, and uncover hidden fees while looking at the entire transactional picture. For example, many tenants only consider the base rent, however there are other factors that contribute to the total cost of occupancy including rate escalations, build out costs and operating expenses. By employing their market knowledge, your Tenant Representative can save you big bucks.

In conclusion, Tenant Reps are analyzing market trends and deals every day. When your lease is getting ready to lapse, reach out to me. As your Tenant Rep, I can work to your benefit providing you long term savings, market knowledge and skilled negotiations that will save you time and energy you could otherwise be putting into your business.

 

Shelly Branscom, CCIM is an NAI SunVista commercial real estate specialist who provides substantial long-term strategies and business planning services to her clients.  She prides herself on thinking outside the box, enabling her to contribute unique solutions and outcomes specific to each of her clients.  Learn more about Shelly and her listings.   

NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. The company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

Return to School, Return to Work: What’s Next for Commercial Real Estate? – by Shelly Branscom

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August – back to school.                 

Many families are either preparing to head back to school or have already started school.  Where did the last six weeks go?  I know the transition from summer to back to school can feel quite jolting!  Here are some quick tips:

  • Routine – creating a functional routine that works for you and your children can be a game changer. Establishing bedtime, wake up time and preparations such as pre-packing lunches and selecting tomorrows clothing can all be beneficial and reduce anxiety.
  • Connect – connecting with friends by calling parents from last year’s class and finding out which children will be in this year’s class can also reduce anxiety. Another way to connect is creating a positive atmosphere for your child at the end of the school day.  Greet them with positive statements vs questions. 
  • Play – the power of getting outside to play for even 30 minutes can make a huge difference after sitting and learning in a classroom all day. Once the pent up energy is burned off, then hit the homework.
  • Fun – the more you can infuse fun into your child’s learning, the deeper connection you will create with them. After all at the end of the day, our children just want to be kids.  Then, take the time to chat about today’s events and tomorrow’s plans. 

We truly hope you have a great start to the school year!!!

While our children are going back to school, let’s take a look at some challenges impacting commercial real estate for the balance of 2022. 

With the recent Federal Reserve’s interest rate hikes, the cost of debt will certainly affect investors’ bottom line.  That said, our current borrowing power is STILL VERY LOW!   Do you remember when interest rates were in the double digits?  We are far from that today.   Real estate is still for sale and there are still some very good deals available.  As asset pricing adjusts to the new financing norms, sellers are coming to grips with the current asset pricing versus what they thought they could get just 90 days ago. 

As markets continue to search for price stabilization, expect to see shorter-term leases, reduced capital improvements and negotiating leverage continue to tip to tenants.  Vacancies best suited to be used in “as-is” condition will lease first.  Some Landlords will do minor improvements upfront to be more competitive.  Individual markets perform at their own pace.  According to Moss Adams Real Estate Advisory “we haven’t reached the bottom yet so expect this to continue until there’s a turning point.”

It should be noted Return to Work is real.  The office sector has been anxious, in part, because of the conversation and the confusion about what occupancy is going to look like and what hybrid is going to look like.  The Reality is the CEO’s are committed to the office and companies have to be in the office at some point.  There’s less hoteling than one might think.  Office leasing in Albuquerque is currently doing well, especially in those buildings where Landlords have continued to upgrade finishes throughout their building. 

While central banks attempt to cool off overheated sectors of product, broad-based tenant demand will likely step down a notch because monetary policies are blunt instruments that don’t distinguish well between sectors.  Just about every expense category associated with operating a property will experience upward pressure making net leased sale opportunities most attractive.

Inflation may be more supportive of tightening cap rates as pricing adjusts in the downward direction.  The Commercial Real Estate sector is “moderately well – positioned” to face prolonged inflation, according to one industry watcher, thanks to what he calls its “demonstrated ability to protect (and expand) profit margins in inflationary periods.” Price discovery and investment activity will likely decrease amid higher costs and tighter credit availability according to Omar Eltorai, director of research at Altus Group.  However, he notes that lease structures allowing owners/operators to capture the upside of inflation, as well continued strong demand for commercial assets will help keep CRE operating performance steady even as inflation rises.

In conclusion the second half of 2022 will be challenging given how rapidly conditions are changing as volatility in the 10 year Treasure yield is likely to persist and that every piece of news is a mixed blessing.  Leasing will remain strong as CEO’s continue to bring workers back to the office.  What Commercial Real Estate moves will you make in 2022?  Now is the time.  Although interest rates, construction costs and operating expenses are on the rise, there are still some profitable CRE deals available.  

 

Shelly Branscom, CCIM is an NAI SunVista commercial real estate specialist who provides substantial long-term strategies and business planning services to her clients.  She prides herself on thinking outside the box, enabling her to contribute unique solutions and outcomes specific to each of her clients.  Learn more about Shelly and her listings.   

NAI SunVista is a full-service commercial real estate company serving New Mexico since 1996. The company is a dynamic commercial real estate firm offering best-in-class real estate services in brokerage, property management, asset management, business brokerage and development services.

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