More Frequently Asked Questions

I know selling, leasing, or owning a retail property can raise a lot of questions. Here are answers to the most common ones I hear from owners and investors like you.

Valuation & Advisory

  • We typically request your rent roll, operating expenses, and any recent financials. If you don’t have these, we can still start with market data, tenant research, and property details to provide a baseline valuation.

  • A valuation or BOV is an advisory estimate based on current market activity, buyer demand, and comparable sales. An appraisal is a formal report prepared by a licensed appraiser, often required by lenders.

  • Most owners review value annually or whenever major changes occur — like a new lease, tenant move-out, or refinancing. Regular updates ensure you’re always aware of your property’s market position.

Leasing & Operations

  • Yes. My team and I help structure lease terms that maximize long-term property value while protecting you from risks. Renewals are equally important, as they often set the tone for your property’s income stability.

  • We look at tenant creditworthiness, compatibility with the existing mix, and their ability to drive traffic. The right tenant isn’t just about filling space — it’s about strengthening your center’s overall performance.

  • NNN reconciliation ensures tenants are paying their fair share of operating expenses (taxes, insurance, and maintenance). If not reconciled properly, owners may lose income or absorb costs that should be passed through.

Sales & Investment

  • Institutional buyers (like REITs) typically look for scale, stability, and low risk, while private buyers may be more flexible and willing to take on value-add opportunities. The right buyer depends on your property’s profile and your goals.

  • Yes. Properties with vacancy often appeal to buyers looking for upside potential. However, leasing before a sale may increase value and attract a wider pool of buyers.

  • Absolutely. I regularly work with 1031 buyers and sellers, guiding you through timelines, replacement property options, and strategies to defer capital gains tax.

Process & Fees

  • Fees are typically a percentage of the sale price, agreed upon in advance. We structure them to align with your goals and provide full transparency throughout the process.

  • Most transactions allow 30 days for due diligence, though this varies based on the deal size, tenant mix, and lender involvement. Shorter timelines can be negotiated in competitive situations.

  • Estoppel certificates are signed statements from tenants confirming lease terms, rent amounts, and other obligations. They give buyers confidence that what’s in the lease matches real-world practice.

Market Insights

  • Austin’s rapid job and population growth, fueled by tech and corporate relocations, continues to drive strong demand for retail in both urban and suburban corridors. San Antonio offers stability with its diversified economy, steady population increases, and affordability that attracts long-term residents and investors. Together, these markets form one of the strongest growth corridors in Texas, making retail centers in the region highly attractive to both private and institutional buyers.

  • We’re seeing stronger demand from service-oriented tenants (medical, fitness, dining) and franchise concepts. These tenants drive repeat visits and reduce risk from e-commerce disruption.

  • Interest rates directly affect buyer demand and financing costs. When rates rise, values often compress as investors require higher returns. When rates stabilize or fall, values can rebound.

Getting Started

  • I specialize in helping private owners who may have held their property for years. Many of our clients are looking to protect equity, increase income, or plan an eventual exit strategy.

  • Not at all. Many owners start with advisory services like a Broker Opinion of Value, market analysis, or leasing guidance before deciding whether to sell.

  • The easiest way is to request a BOV or schedule a call. From there, I’ll review your property, provide market intel, and outline your best options.

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