Month: November 2016

Principles of Real Estate Brokerage Office Management #automotive #commercial #property #lease


#office real estate

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Real Estate Brokerage Office Management

Updated August 12, 2016

So you ve gotten your broker s license and you ve decided to step out on your own. Since you re at this place, you ve been successful as an agent, which means you had a plan and followed it. It s no different now, just more complex with the addition of other people and more responsibility.

Using the resources of this site, you ll find help starting your new brokerage, setting up your business systems and growing it for an exit strategy.

Real estate brokerage office management begs a plan. Let s profile some of the considerations here.

The Franchise Decision

When a broker decides to go with a real estate franchise, it s normally for the instant brand recognition, immediate structure, training and ongoing support that the franchiser provides.

From national marketing exposure to group buying power for everything from signage to advertising space, the franchise provides immediate bigness to the brokerage.

Of course, all this comes at a cost, both up front and ongoing. Most charge a significant up-front fee and an ongoing percentage of revenue.

The Office Facility

Now you jump from your cubicle or home office to a building or large space that must accomodate multiple agents, the support staff and meeting and storage space. This is a big step in the cost of doing business. New considerations include:

1. Privacy for agents and clients

2. Communications equipment

3. Computers and information technology equipment

4. Visibility and client presentation (location, location. )

5. Access and parking space

6. Training/conference areas

**Update: I m updating this article to keep up with technological advancement and new ways to operate a brokerage in a more mobile setting.

With technology tools like smart phones and operating in the cloud, we can reduce our requirements for floor space and desks. Agents can be in the office less and working with clients more. More of our document and task management can be done online, and we can communicate better with agents than just five years ago. Look into how to go more mobile and reduce your floor space needs.

Operating Procedures and Systems

Efficient and productive offices don t get that way by accident. Written operations and procedure manuals that give step-by-step instructions for even the most obvious tasks are necessary.

And this isn t a seat of the pants thing. Use the resources you ll find here to develop a detailed written plan and outline of what you ll need to get your brokerage off the ground. Do the leg work and put together the necessary personnel and systems before you open the doors.

Sales and Lead Management

Most brokerages promise their agents some form of prospect generation from the brokerage advertising, floor time and manning the phones.

Untold millions of dollars are lost each year when the broker doesn t set up a system to manage these leads and require agent accountability.

At the very least, any leads that come in from the company web site should be carefully tracked and the agent s follow-up actions monitored. Identifying top performers for more leads will pay great rewards.

Insurance and Risk Management

It s a shame to have a profitable brokerage business go down the tubes from a lawsuit or lost ability to get Errors and Omissions Insurance.

Train, train, train should be a priority. Passing the license exam doesn t make an expert, or even a safe novice. There s a huge amount of sales training going on, but your brokerage will benefit greatly from some legal, forms, ethics and contracts training to go with it.

Be available for your agents. Make it easy for them to seek your advice.

Start Your Exit Strategy from Day One

Unless you plan on keeling over at your desk, most of us would like to scale back or retire some day. Planning from the beginning for building value in your business is extremely important to your future plan to exit the business.

If you get to the last couple of years before retirement and just start thinking of how much the business is worth, it s too late. Too much value will be lost to poor planning. Use resources here to learn how to plan systems to increase business value.


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Office of Real Property Tax Services Overview #real #commerical


#office real estate

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Office of Real Property Tax Services Overview

The Office of Real Property Tax Services (ORPTS), a division within the New York State Department of Taxation and Finance, oversees local assessment administration. The division works directly with county and municipal officials to improve the fairness of property assessments. The responsibilities of ORPTS include:

  • measuring the total market value of each town and city to establish equalization rates and other ratios used to apportion property taxes and state aid,
  • developing values of taxable state-owned-land to protect the rights of New York State as a property taxpayer,
  • providing state aid to cities, towns and counties to encourage fair and efficient assessing practices,
  • determining special franchise values for utility property in the public right-of-way,
  • provide utility property advisory appraisals to municipalities conducting reassessments,
  • establishing STAR property tax exemptions to reduce homeowners’ school tax bills,
  • certifying and training local assessors to assist them with determining assessments, and
  • setting railroad ceilings.

The State Board of Real Property Tax Services makes determinations in regard to complaints about equalization rates, special franchise values and railroad ceilings.

Updated: October 09, 2014

Department of Taxation and Finance


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California Laws Regarding Tenants in a Commercial Building #business #lease #for #sale


#commercial building rent

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California Laws Regarding Tenants in a Commercial Building

A commerical tenant may be responsible for all rental repairs in California.

A tenant in a commercial building in California does not have the same protections and rights as a residential tenant under state laws. A commercial tenant does not have the legal right to a maintained property and cannot deduct money spent on repairs to the unit from the rent, per the Tenants Legal Center of San Diego. The terms of the commercial lease between the tenant and the landlord establish most of the conditions of the rental.

Sublease Restrictions

A commercial lease that requires the tenant to get approval from the landlord before subletting, or renting the space to another person for the duration of the lease, automatically implies that the landlord must not withhold consent for no valid reason. Section 1995.260 of the California Civil Code places the burden of proving the landlord is being unreasonable in refusing a sublet request on the commercial tenant. A tenant who requests that the landlord explain his refusal to consent to the sublet in writing may be able to use the request as proof the landlord is violating the law if the landlord fails to respond in writing to the tenant.

Key Money Prohibited

A landlord and any of his representatives are prohibited from requiring “key money” from commercial tenants as a condition of entering into, starting or renewing a lease, as stated in Section 1950.8 of the California Civil Code. “Key money” is a term used to describe bribes and other forms of under-the-table payments to landlords in exchange for renting a property. A commercial tenant is entitled to three times the amount of damages caused by denial of a rental if she is asked to pay key money.

No Rent Control

Rent control, or the capping of rents in a specific area at a certain amount by a public entity, is prohibited by California law with regard to commercial property. Section 1954.25 of the California Civil Code finds that commercial rent control would not encourage a competitive environment for businesses and could give one business an unfair advantage over another. Under Section 1954.27 of the California Civil Code, no public entity is allowed to enact or enforce any type of commercial rent control in the state. However, commercial landlords are allowed to voluntarily enter into a capped rent agreement with public agencies.

Eviction Notices

Commercial tenants are evicted for common eviction reasons in California, such as nonpayment of rent, but also for other breaches of the lease, such as subletting when the act is prohibited. A tenant in breach of a commercial lease only has three days after receiving an eviction notice to correct lease violations, according to Section 1161 of the California Code of Civil Procedure. If the eviction is due to nonpayment of rent, the landlord has the right to estimate the rent owed on the notice as long as the paper clearly states the rent figure is an estimate.

About the Author

Anna Assad began writing professionally in 1999 and has published several legal articles for various websites. She has an extensive real estate and criminal legal background. She also tutored in English for nearly eight years, attended Buffalo State College for paralegal studies and accounting, and minored in English literature, receiving a Bachelor of Arts.

Photo Credits

  • broken window background image by JoLin from Fotolia.com
  • Commercial Month-to-Month Leases and Tenant Rights in California
  • California Commercial Landlord-Tenant Law
  • Commercial Tenant Rights
  • How to Evict a Tenant From a Commercial Building

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FullyCommercial – FullyCommercial – Fully Free Commercial Real Estate Search FullyCommercial #business #property #for #rent


#free commercial real estate listings

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Commercial lot with 135 frontage on busy 441. Zoned C-3. Paved lot, Currently operating as a Car lot with small office. Close to 408, I-4, SR 50.

  • Two Parcels Zoned Commercial And Industrial. The Office Building Constructed In 1995 Is 2,853 Square Feet With Seven Offices, A Large Conference Room,

  • Income 16,000+/- SF Strip Plaza 100% Leased 9% CAP Rate Gross $161,568 NOI $138,159.44 11 1,400+/- SF Units, 100% Leased 3.4+/-

  • Former auto body repair, auto sales, and auto mechanic shop. Comes complete with 4 bays, equipped with a Col-met 14 x 26 Semi Down Draft

    An Entire Block. Car Lot / Mechanic Shop / Tire Shop. INCREDIBLE Traffic Count with TONS of Frontage and HUGE Visibility. Just under an acre of currently

  • Prime property located in Apopka city limits and within the downtown business district, Zoned C-2, cleared and ready for approx. 4,000 sq ft building.

  • Contains 14.31 acres Only 3 acres considered wetlands. Industrial Zoned Property Incredible Location. This is a great property, in a great

    Two Parcels Zoned Commercial And Industrial. The Office Building Constructed In 1995 Is 2,853 Square Feet With Seven Offices, A Large Conference Room,

  • Income 16,000+/- SF Strip Plaza 100% Leased 9% CAP Rate Gross $161,568 NOI $138,159.44 11 1,400+/- SF Units, 100% Leased 3.4+/-

  • Prime property located in Apopka city limits and within the downtown business district, Zoned C-2, cleared and ready for approx. 4,000 sq ft building.

  • Contains 14.31 acres Only 3 acres considered wetlands. Industrial Zoned Property Incredible Location. This is a great property, in a great

  • An Entire Block. Car Lot / Mechanic Shop / Tire Shop. INCREDIBLE Traffic Count with TONS of Frontage and HUGE Visibility. Just under an acre of currently

  • Commercial lot with 135 frontage on busy 441. Zoned C-3. Paved lot, Currently operating as a Car lot with small office. Close to 408, I-4, SR 50.

  • Former auto body repair, auto sales, and auto mechanic shop. Comes complete with 4 bays, equipped with a Col-met 14 x 26 Semi Down Draft


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  • RealtyUSA – Office #commercial #foreclosures


    #office real estate

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    Albany/Empire Office

    Welcome to Realty USA Serving The Greater Capital Region of New York

    If you are considering buying real estate in The Capital District you are making a wonderful choice. The area around Albany, the Empire State s historic capital, is beautiful, filled with culture and history and simply a great place to live and work. Today the Albany area is home to world-class arts and entertainmeint, stunning architecture, and cutting edge technology and research and a bustling real estate market. Albany is more than just a capital city; it is the anchor of the Capital District a four county region consisting of Albany, Saratoga, Rensselaer and Schenectady that over 900,000 people call home. The Albany region is an area rich in history and active economically and culturally, the Capital District offers a quality of life and cost of living ranking among the best in the country.

    With more than 540 RealtyUSA agents in the surrounding area, we are ready to serve you in a multitiude of markets. The real estate professionals in our offices are the experts on all things real estate in New York s Capital District. We are dedicated to training each and every one of our real estate agents in the best practices in the industry and instilling the values that RealtyUSA stands for.

    Our customers complete satisfaction is our goal with every transaction we handle. This commitment to our customers and our community has made us the #1 real estate company in the Capital District market.

    RealtyUSA has had a presence in this market since 1973, making us the firm with the most in-depth knowledge and understanding of the region. We are deeply anchored in the community and invested in the clubs, organizations and groups that make this place special. Nobody knows this area better than the dedicated professionals who call this area their home. Each of our sales branches are involved in community efforts including Jr. Achievement, Alzheimer s and cancer research foundations, the Boys Girls Club, United Way, American Red Cross, Unity House and other local nonprofits.

    If you are looking for real estate in the Capital District and surrounding areas you have come to the right place. Browse for your dream home with our easy-to-use property locator . You can search by price, dimensions and number of rooms, and that s just the beginning! If you are looking for real estate information, or you want to discuss specifics with one of our agents please contact us today . We work hard to make the buying and selling process of your home a rewarding and enjoyable experience for our clients.

    The Capital District is a great place to call home, and RealtyUSA is here to help you with all of your real estate needs in and around the surrounding communities. Welcome home!

    To contact an agent, click here . For questions, please call us today at (518) 489-1000.

    92 matches were found.


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    Commercial for sale #commercial #house #for #rent


    #commercial yard for sale

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    1, Pool Street, Wirral, Birkenhead, CH41 3NL

    About Property Centre

    We have been a long-established family-run estate agents that has built up a substantial share of local business, attributing success to a constant turnover of sales built on the highest quality of personal service provided to each and every client.

    We have over 70 years of experience within our team, our staff are very well trained and know and live within the area, another reason why we are the local experts as we have expert knowledge of the area.

    Associates

    Contact Info

    Address: 90-92 Wallasey Road, Wallasey, Wirral CH44 2AE

    Sales: 0151 639 0770
    Rentals: 0151 639 7500
    Fax: 0151 630 7117


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    Fairless Hills, PA Real Estate Office #available #commercial #real #estate


    #office real estate

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    CENTURY 21 Ramagli Real Estate

    Thank you for visiting the CENTURY 21 Ramagli Real Estate site.

    Buying or selling a home today can require guidance, professional execution and local knowledge. The real estate professionals at CENTURY 21 Ramagli Real Estate have the tools and resources to help you navigate the real estate market in Local Area and find opportunities. Let us help you make your real estate dream a reality.

    Talk to a CENTURY 21 Ramagli Real Estate sales associate today and learn how they can help you put the power of the CENTURY 21 System to work for you.

    Real Estate Market Information

    Langhorne, PA
    Market Overview

    Homes Owned: 321

    Homes Rented: 243

    Median Home Price: $290,000

    Area Schools

    Area Schools: 23

    Average Score: 1.2

    Our Agents

    Meet the CENTURY 21 Ramagli Real Estate Team

    Lauren Archut
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Jenny Bahtimy
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Mike Bergen
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Randall Booz
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Carol Burcz
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Kevin Burke
    CENTURY 21 Ramagli Real Estate
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    Melissa Centifonti
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Linda Cleary
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Ann Cowell
    CENTURY 21 Ramagli Real Estate
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    Mary Crawford
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Frank Curran
    CENTURY 21 Ramagli Real Estate
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    Anthony D’Angelo
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    John Ehrhart
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    John Floyd
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    Sales Associate

    Richard Foley of Rossman Foley Team
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    David Hedges
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Ian Henline
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Raymond Kelly
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Sandra Knowles
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    John Krapf
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Joanne Krzywulak
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Amber Longhitano
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Dale Lutz
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Frank Maley
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Michael Mancini
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Michael Marozzi
    CENTURY 21 Ramagli Real Estate
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    Michael Micciolo
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Randy Porges
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Debbie Ramagli
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Joseph Ramagli
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Bob Ramagli
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Ramagli
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Patricia Rossman of Rossman Foley Team
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Gail Rubin
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    Joanne Schaeffer
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    Sales Associate

    Margaret Schneer
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    Sales Associate

    Michael Schneider
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    Linda Schwandt
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    Sales Associate

    Carol Sedgwick
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    Ankit Shah
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    Subhash Shah
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    Eleanor Shaknitz
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    Joanne Struble
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    Sales Associate

    Tamara Worthley
    CENTURY 21 Ramagli Real Estate
    Sales Associate

    2016 CENTURY 21 Ramagli Real Estate. CENTURY 21 and the CENTURY 21 Logo are registered service marks owned by Century 21 Real Estate LLC. Century 21 Real Estate LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each office is independently owned and operated. Views and opinions expressed on CENTURY 21 System member’s social media properties do not necessarily represent the views and opinions of Century 21 Real Estate LLC. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified. Information being provided is for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

    Community information and market data Powered by Onboard Informatics. Copyright 2016 Onboard Informatics. Information is deemed reliable but not guaranteed.

    *Based on a 30-year fixed rate of 4.75% with 20% down. The estimated payment is offered for convenience and is not an offer of credit. Due to market fluctuations, interest rates are subject to change at any time and without notice. Interest rates are also subject to credit and property approval based on secondary market guidelines. The rates shown are based on average rates for our best qualified customers. Your individual rate may vary. Rates may differ for FHA, VA or jumbo loans.


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    Commercial Real Estate Listing Tools, News – Discussions #commercial #broker


    #free commercial real estate listings

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    Commercial Real Estate Listing Tools, News Discussions

    Whatever your involvement or interest in commercial real estate, we ve strived to compile the most valuable resources to help you and your business. Find commercial property listing sites, news, and other relevant resources below. If you re already in the business or are just looking for the tools to help you get by, this directory should come in handy.

    Know of a good commercial resource: Suggest a site

    Commercial Real Estate Forums

    Commercial Real Estate News

    Commercial Data Providers

    • ProspectNow online commercial real estate database of six million building owners, including phone numbers, mailing addresses, building details and 30 million tenants.

    Commercial Real Estate Investment Listing Resources

    • CityFeet National commercial real estate listings news network
    • Commercial Investment Multiple Listing Service CIMLS National online Commercial real estate listing service Free Registration
    • Commercial IQ Online commercial real estate search, drawing commercial property listings from local brokerages and associations nationwide
    • LoopNet Largest online directory of commercial properties online. Free to browse free and premium listings available.
    • RealtyWW RealtyWW is a free international real estate advertising website.
    • Showcase commercial property search engine.

    Commercial Space for Lease

    • Rofo Commercial real estate offics, retail, and wholesale space listings

    Commercial Real Estate Organizations and Institutes

    Advertisement


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    Find a Real Estate Agent – Long and Foster #commercial #for #lease


    #office real estate

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    Find an Agent or Office

    All contents are copyright © Long & Foster Real Estate, Inc. All rights reserved. Important notices and privacy policy .

    *Assumes 3.63% APR, 20% down payment, and conventional 30-year fixed rate first mortgage on a single family, primary residence. The monthly payment you enter includes only principal and interest. Additional required amounts such as taxes, insurance, home owner association dues, assessments, mortgage insurance premiums, flood insurance or other such required payments should also be considered. Not all individuals will qualify for a mortgage loan based on the payment entered. Rates cited are for instructional purposes only; current rates are subject to change at any time without notice. Contact your mortgage company for current rates and additional information.

    # Some services including Mortgage, Insurance and Title Settlement are provided by the Long Foster Family of Companies.

    The data relating to real estate on this website comes in part from the Broker Reciprocity/IDX (Internet Data Exchange) Program of the New River Valley Multiple Listing Service, Inc. Real estate listings held by brokerage firms other than Long Foster Real Estate, Inc. are marked with the Broker Reciprocity logo (IDX) and detailed information about them includes the name of the listing broker. IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. The data relating to real estate for sale on this website comes in part from the (IDX) Internet Data Exchange Program of the Albemarle Area Association of Realtors, Multiple Listing Service. Real estate listings held by brokerage firms other than the Realtor owner of this website are marked with the Internet Data Exchange logo (IDX) or the Internet Data Exchange brief/thumbnail logo and detailed information about them includes the name of the listing firm. Information on this website is provided exclusively for consumers personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Although the Multiple Listing Service of The Roanoke Valley is the single source for these listings, listing data appearing on this web site does not necessarily reflect the entirety of all available listings within the Multiple Listing Service. All listing data is refreshed regularly, but its accuracy is subject to market changes. All copyrights and intellectual property rights are the exclusive property of the Multiple Listing Service of The Roanoke Valley. Whether obtained from a search result or otherwise, visitors to this web site may only use this listing data for their personal, non-commercial benefit. The unauthorized retrieval or use of this listing data is prohibited.

    All area school information is deemed reliable but is not guaranteed.


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    NAI Black – Spokane, WA – Commercial Real Estate Services > Home #commercial #property #for #rent


    #commercial property rentals

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    Mon, 19 Sep 2016 20:18:10 Z

    At NAI Black we find it crucial to keep up with Commercial Real Estate trends by quarter. Below are some important notes and statistics from the 2nd quarter. These trends have been outlined by the National Association of REALTORSⓇ. The National Association of REALTORSⓇ conducted a survey comparing sales to leases. These are their findings: The

    Tue, 23 Aug 2016 19:00:38 Z

    In just a matter of a few days, Spokane has been surrounded by fires; and where there’s fire, there’s smoke. It is important to stay away from smoke-saturated areas and to keep particle levels low inside your home. The Spokane Regional Clean Air Agency reports on the current air quality on their website by keeping

    Wed, 10 Aug 2016 22:51:43 Z

    This quarter we are highlighting the recent sale of the former General Dynamics Itronix Building, a 121,405 square foot office building space located at 12825 E. Mirabeau Parkway in Spokane Valley, Washington. The building sold last month for $10.5 million. NAI Black Brokers, Dave Black and Chris Bell represented the buyer, Mirabeau Properties, LLC. The

    Fri, 29 Jul 2016 18:51:17 Z

    Meet Mike Di Lucca, a summer intern here at NAI Black. Mike just graduated from the University of Dallas with a major in Business Administration, cum laude. Mike is a native of Twin Falls, Idaho where his father is an SIOR at his own company, Westerra. Mike comes from a family of eight and loves

    Fri, 22 Jul 2016 23:08:47 Z

    The opening of the Carhartt store at the Bennett Block last week reflected the vision, determination, and collaboration of the owner, Dru Hieber, and the NAI Black Leasing team comprised of Mark McLees and Stephen Pohl to attract a signature soft-goods national retailer to this important downtown corner. The Bennett Block and Carhartt have linked past

    Wed, 20 Jul 2016 06:39:48 Z

    Construction is well underway at The Matilda! Property Manager Kim Sample and Intern Andrew Black were treated to an exclusive tour of the mixed-use Matilda Building located at 1028 N. Hamilton last week to view the construction progress. The building is expected to be completed in early October 2016. As seen in the photos, the exterior

    Thu, 23 Jun 2016 16:09:33 Z

    Meet Tyler Spidell, an intern here at NAI Black. Tyler is a student at Texas State University. He is currently studying agriculture business and plans to minor in economics. Tyler is a native of Idaho but grew up as a “military brat” so he has been all over the country and has even lived in

    Tue, 24 May 2016 21:54:30 Z

    This week is the International Council of Shopping Centers (ICSC) RECon in Las Vegas – the global convention for the shopping center industry. We have 10 members of our commercial brokerage team representing NAI Black at the convention, and they are finding lots of opportunities to learn the latest industry trends and network with retail

    Thu, 12 May 2016 14:47:43 Z

    About the Author: The following blog article was authored by our affiliate NAI Global – the single largest, most powerful global network of owner-operated commercial real estate brokerage firms. For information about NAI Global, please visit www.naiglobal.com. To access a collection of NAI Global original content, news, and blogs, visit www.naiglobalnewslink.com. The workplace may be getting

    Tue, 03 May 2016 17:49:19 Z

    We’d like to take a moment to recognize Heidi Irvine, Commercial Property Manager for Black Realty Management, for the outstanding service she provides to our clients. Working together with the Black Realty Management leadership team, Heidi plays a vital role in the management of a large portfolio of retail, industrial, and office buildings. For over 15


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