FOURTH QUARTER 2023
Commercial Quarterly State of the Market
Our wide reach and deep knowledge in all areas of commercial real estate, as well as meaningful relationships across the US, lead to success in every space.
Sarasota, Manatee & Charlotte Counties The tri-county commercial market posted consistent market fundamentals through the last quarter of 2023. During this quarter, Industrial and Multi-Family sales had the most sales volume by dollar amount for all the core commercial sectors in the area.
For all your commercial real estate needs — Think MS&C Commercial.
The industrial sector’s investment activity has been gradually rising in the past year. Industrial transactions increased by 46%, and market rents rose by 1.0% year over year. However, the vacancy rate continues to rise due to the outpacing of new construction versus the demand. There are currently over 2 million square feet in the pipeline.
SALES | LEASING | PROPERTY MANAGEMENT | TENANT REPRESENTATION Commercial Team
Christina Gustafson, Division Administrator Andrew Bakker Spencer Brannen Lee DeLieto, Jr., P.A., Broker-Associate Lee DeLieto, Sr., MBA Jennifer Dobreff Terry Eastman Kim Eger Melinda Garrett Susan Goldstein, MBA, CCIM Daniela Kaskey Roberta Kolton Cera Will Martin Eric Massey, Broker-Associate Kevin McQuaid Daniel J. Page, CCIM Jeffrey Roberts Larry Schaper, CCIM Tammy Shaw, Broker-Associate Alexander Stele
Bradenton Office
4400 Manatee Avenue West, Bradenton, FL 34209 Phone: 941.748.6300 | Fax: 941.749.5001
Downtown Sarasota Office
1605 Main Street, Sarasota, FL 34236 Phone: 941.957.3730 | Fax: 941.552.5216
Englewood Office
1200 S. McCall Road, Englewood, FL 34223 Phone: 941.473.7750 | Fax: 941.473.7751
Lakewood Ranch Office
101 Taylor Street, Punta Gorda, FL 33950 Phone: 941.639.0000 | Fax: 941.639.0101
Commercial Property Management
1605 Main Street, Suite 500, Sarasota, FL 34236 Phone: 941.208.3965 Fax: 941.951.6667 Bob Smith, Director of Commercial Property Management Diane Conte, Administration Manager Tony Fus, In-House Facility Technician
Between Manatee, Sarasota and Charlotte counties, there are currently over 500,000 square feet of retail products under construction. However, most of this new construction space, approximately 80%, is pre-leased. Rent growth is strong in this market, and it is expected to continue to increase in the upcoming years. The Federal Reserve began increasing interest rates in February 2022, with 11 consecutive rate increases to date. At the Federal Reserve’s last three meetings, held in the last half of 2023, the committee left the current interest rates unchanged. It is unclear how the increase will influence investors and trading in Commercial Real Estate in our area. However, MS&C Commercial will continue to track the market and trends as interest rates are expected to climb into 2024.
8325 Lakewood Ranch Blvd., Bradenton, FL 34202 Phone: 941.907.9595 | Fax: 941.907.8802
MS&C Commercial is committed to the goals of our clients and those of the commercial real estate industry.
Palmer Ranch Office
For questions concerning your specific sector or business, please reach out to one of our highly skilled advisors.
8660 S. Tamiami Trail, Sarasota, FL 34238 Phone: 941.966.800 | Fax: 941.918.9392
Drayton Saunders President
Punta Gorda Office
The tri-county office sector is the largest office market in Southwest Florida. The vacancy rates rose to 4.0% this past quarter; however, this rate continues to be one of the lowest office vacancy rates in the state. Like the industrial sector, the investment activity in the office sector has remained stable. The new construction pipeline is mostly focused on medical office developments.
SIGNIFICANT TRANSACTIONS
MS&C COMMERCIAL
Location
Sale/Lease
SF/Acreage
Type
100 S Washington Blvd, Sarasota
Sale
9,768 SF
Office
1602 Market Circle, Port Charlotte
Sale
7,200 SF
Industrial
2802 Tamiami Trail, Port Charlotte
Sale
3,000 SF
Retail
9040 Town Center Parkway, Lakewood Ranch
Lease
? SF
Office
3964 Fruitville Road, Sarasota
Sale
86,274 SF
Land
836 Sunset Lake Blvd, Units 205 & 206, Venice
Lease
3,677 SF
Office
7400 62nd Terrace North, Pinellas Park
Sale
10,000 SF
Special Use
2117 60th Dr E, Bradenton
Lease
4,460 SF
Industrial
Manage your property with absolute confidence. Our expert resources give you and your property the advantage With leasing and management services provided by MS&C Commercial Property Management, you are assured a seamless process focusing heavily on tenant retention and aggressive marketing of vacant space. We utilize a variety of resources to retain your current tenants, fill vacant space and keep your properties operating in the black. • Comprehensive sales and leasing program • Active property feed to the most prominent search engines • Experienced agents negotiating your sale or lease • Monthly prospect and marketing reports Please give Bob Smith at MSC Commercial Property Management a call today at 941.208.3965. You will be glad you did!
Michael Saunders & Company | Commercial Division | 1605 Main Street, Suite 500 | Sarasota, FL | 941.957.3730 | msccommercial.com
FOURTH QUARTER 2023
OFFICE
COMMERCIAL TRENDS & REPORTS
4.0%
38,826 SF
$28.26 PSF
$253.28 PSF
Overall vacancy rate
YTD net absorption
Average asking rent (gross)
Average sale price
RENTAL RATE TABLE
RETAIL
Q4 2022
Q4 2023
Year-OverYear %
All Counties
$26.46
$28.26
6.80%E
Sarasota County
$27.18
$28.82
6.03%E
Manatee County
$25.63
$27.64
7.84%E
Charlotte County
$18.31
$19.61
7.10%E
OVERALL ASKING RENT, $PSF (GROSS) $29.00 $27.00 $25.00 $23.00 $21.00 $19.00 $17.00
2017
2018
2019
2020
2021
2022
2023
Arrows indicate changes from Q3 2022 Overall Vacancy Rate: Expressed as a percentage — it identifies the amount of New/Relet/Sublet space vacant divided by the existing Rentable Building Area. Net Absorption: For existing buildings, the measure of total square feet occupied (indicated as a Move-In) less the total space vacated (indicated as a Move-Out) over a given period of time. Average Asking Rent: Represents the dollar amount the lessor is asking for in order to lease their building/space/land. Average Sale Price: The sale price divided by the rentable square feet of the building.
INDUSTRIAL
4.9%
35,700 SF
$12.08 PSF
$151.51 PSF
Overall vacancy rate
YTD net absorption
Average asking rent (NNN)
Average sale price
RENTAL RATE TABLE
COMMERCIAL TRENDS & REPORTS
3.51%
17,688 SF
$21.38 PSF
$329.80 PSF
Overall vacancy rate
YTD net absorption
Average asking rent (NNN)
Average sale price
RENTAL RATE TABLE
OVERALL ASKING RENT, $PSF (GROSS)
Average Asking Rent (Gross)
Average Asking Rent (NNN)
Q4 2022
Q4 2023
Year-OverYear %
All Counties
$20.64
$21.38
3.6%E
Sarasota County
$21.13
$21.41
1.3%E
Manatee County
$21.29
$22.64
6.3%E
Charlotte County
$17.51
$19.58
11.8%E
Arrows indicate changes from Q3 2022 Overall Vacancy Rate: Expressed as a percentage — it identifies the amount of New/Relet/Sublet space vacant divided by the existing Rentable Building Area. Net Absorption: For existing buildings, the measure of total square feet occupied (indicated as a Move-In) less the total space vacated (indicated as a Move-Out) over a given period of time. Average Asking Rent: Represents the dollar amount the lessor is asking for in order to lease their building/space/land. Average Sale Price: The sale price divided by the rentable square feet of the building.
LAND
MULTI-FAMILY
The median price per square foot/acre of sold parcels for commercial-, industrial- and residential-zoned land in the past 12 months is below:
The tri-county multi-family sector continued to see increased vacancy rates, slower demand for units and decreased rental rates. There are currently over 5,000 units under construction between the three counties, so these statistics are expected to continue in the same direction. Investment activity also slowed in the last quarter of 2023, and there were only 5 multi-family sales in this market area.
OVERALL ASKING RENT, $PSF (GROSS)
Average Asking Rent (NNN)
Q3 2022
Q4 2023
Year-OverYear %
All Counties
$11.96
$12.08
1.0% E
Sarasota County
$13.51
$14.06
4.1% E
Manatee County
$11.64
$11.16
4.1% G
$13.00 $13.00 $12.00 $12.00 $11.00 $11.00 $10.00 $10.00 $9.00 $9.00 $8.00 $8.00 $7.00 $7.00 $6.00 $6.00 $5.00 $5.00 $4.00 $4.00
Charlotte County
FOURTH QUARTER 2023
$11.30
$13.16
16.5% E
OVERALL ASKING RENT, $PSF (GROSS) OVERALL ASKING RENT, $PSF (GROSS)
Commercial Land $11.59 Per Land SF/$505,051 Per Acre Industrial Land $6.50 Per Land SF/ $283,282 Per Acre Residential Land $1.90 Per Land SF/ $82,941 Per Acre *Median price per square foot/acre available for Manatee and Sarasota counties only.
2017 2017
2018 2018
2019 2019
2020 2020
2021 2021
20222022
2023 2023
*Sales include qualified real property transfer codes as defined by the Florida Department of Revenue under sections 193.144(2)(n) and 165.0995(1), F.S. Data obtained from CoStar, MFCRE, Manatee County Property Appraiser, Sarasota County Property Appraiser.
MULTI-FAMILY Manatee & Sarasota Counties
Charlotte County
Vacancy Rate
10.2%
28.70%
Net Absorption Last 12 months
1632
338
Average Effective Rent/Unit
$1,902
$1,836
FOURTH QUARTER 2023
OFFICE
COMMERCIAL TRENDS & REPORTS
4.0%
38,826 SF
$28.26 PSF
$253.28 PSF
Overall vacancy rate
YTD net absorption
Average asking rent (gross)
Average sale price
RENTAL RATE TABLE
RETAIL
Q4 2022
Q4 2023
Year-OverYear %
All Counties
$26.46
$28.26
6.80%E
Sarasota County
$27.18
$28.82
6.03%E
Manatee County
$25.63
$27.64
7.84%E
Charlotte County
$18.31
$19.61
7.10%E
OVERALL ASKING RENT, $PSF (GROSS) $29.00 $27.00 $25.00 $23.00 $21.00 $19.00 $17.00
2017
2018
2019
2020
2021
2022
2023
Arrows indicate changes from Q3 2022 Overall Vacancy Rate: Expressed as a percentage — it identifies the amount of New/Relet/Sublet space vacant divided by the existing Rentable Building Area. Net Absorption: For existing buildings, the measure of total square feet occupied (indicated as a Move-In) less the total space vacated (indicated as a Move-Out) over a given period of time. Average Asking Rent: Represents the dollar amount the lessor is asking for in order to lease their building/space/land. Average Sale Price: The sale price divided by the rentable square feet of the building.
INDUSTRIAL
4.9%
35,700 SF
$12.08 PSF
$151.51 PSF
Overall vacancy rate
YTD net absorption
Average asking rent (NNN)
Average sale price
RENTAL RATE TABLE
COMMERCIAL TRENDS & REPORTS
3.51%
17,688 SF
$21.38 PSF
$329.80 PSF
Overall vacancy rate
YTD net absorption
Average asking rent (NNN)
Average sale price
RENTAL RATE TABLE
OVERALL ASKING RENT, $PSF (GROSS)
Average Asking Rent (Gross)
Average Asking Rent (NNN)
Q4 2022
Q4 2023
Year-OverYear %
All Counties
$20.64
$21.38
3.6%E
Sarasota County
$21.13
$21.41
1.3%E
Manatee County
$21.29
$22.64
6.3%E
Charlotte County
$17.51
$19.58
11.8%E
Arrows indicate changes from Q3 2022 Overall Vacancy Rate: Expressed as a percentage — it identifies the amount of New/Relet/Sublet space vacant divided by the existing Rentable Building Area. Net Absorption: For existing buildings, the measure of total square feet occupied (indicated as a Move-In) less the total space vacated (indicated as a Move-Out) over a given period of time. Average Asking Rent: Represents the dollar amount the lessor is asking for in order to lease their building/space/land. Average Sale Price: The sale price divided by the rentable square feet of the building.
LAND
MULTI-FAMILY
The median price per square foot/acre of sold parcels for commercial-, industrial- and residential-zoned land in the past 12 months is below:
The tri-county multi-family sector continued to see increased vacancy rates, slower demand for units and decreased rental rates. There are currently over 5,000 units under construction between the three counties, so these statistics are expected to continue in the same direction. Investment activity also slowed in the last quarter of 2023, and there were only 5 multi-family sales in this market area.
OVERALL ASKING RENT, $PSF (GROSS)
Average Asking Rent (NNN)
Q3 2022
Q4 2023
Year-OverYear %
All Counties
$11.96
$12.08
1.0% E
Sarasota County
$13.51
$14.06
4.1% E
Manatee County
$11.64
$11.16
4.1% G
$13.00 $13.00 $12.00 $12.00 $11.00 $11.00 $10.00 $10.00 $9.00 $9.00 $8.00 $8.00 $7.00 $7.00 $6.00 $6.00 $5.00 $5.00 $4.00 $4.00
Charlotte County
FOURTH QUARTER 2023
$11.30
$13.16
16.5% E
OVERALL ASKING RENT, $PSF (GROSS) OVERALL ASKING RENT, $PSF (GROSS)
Commercial Land $11.59 Per Land SF/$505,051 Per Acre Industrial Land $6.50 Per Land SF/ $283,282 Per Acre Residential Land $1.90 Per Land SF/ $82,941 Per Acre *Median price per square foot/acre available for Manatee and Sarasota counties only.
2017 2017
2018 2018
2019 2019
2020 2020
2021 2021
20222022
2023 2023
*Sales include qualified real property transfer codes as defined by the Florida Department of Revenue under sections 193.144(2)(n) and 165.0995(1), F.S. Data obtained from CoStar, MFCRE, Manatee County Property Appraiser, Sarasota County Property Appraiser.
MULTI-FAMILY Manatee & Sarasota Counties
Charlotte County
Vacancy Rate
10.2%
28.70%
Net Absorption Last 12 months
1632
338
Average Effective Rent/Unit
$1,902
$1,836
FOURTH QUARTER 2023
Commercial Quarterly State of the Market
Our wide reach and deep knowledge in all areas of commercial real estate, as well as meaningful relationships across the US, lead to success in every space.
Sarasota, Manatee & Charlotte Counties The tri-county commercial market posted consistent market fundamentals through the last quarter of 2023. During this quarter, Industrial and Multi-Family sales had the most sales volume by dollar amount for all the core commercial sectors in the area.
For all your commercial real estate needs — Think MS&C Commercial.
The industrial sector’s investment activity has been gradually rising in the past year. Industrial transactions increased by 46%, and market rents rose by 1.0% year over year. However, the vacancy rate continues to rise due to the outpacing of new construction versus the demand. There are currently over 2 million square feet in the pipeline.
SALES | LEASING | PROPERTY MANAGEMENT | TENANT REPRESENTATION Commercial Team
Christina Gustafson, Division Administrator Andrew Bakker Spencer Brannen Lee DeLieto, Jr., P.A., Broker-Associate Lee DeLieto, Sr., MBA Jennifer Dobreff Terry Eastman Kim Eger Melinda Garrett Susan Goldstein, MBA, CCIM Daniela Kaskey Roberta Kolton Cera Will Martin Eric Massey, Broker-Associate Kevin McQuaid Daniel J. Page, CCIM Jeffrey Roberts Larry Schaper, CCIM Tammy Shaw, Broker-Associate Alexander Stele
Bradenton Office
4400 Manatee Avenue West, Bradenton, FL 34209 Phone: 941.748.6300 | Fax: 941.749.5001
Downtown Sarasota Office
1605 Main Street, Sarasota, FL 34236 Phone: 941.957.3730 | Fax: 941.552.5216
Englewood Office
1200 S. McCall Road, Englewood, FL 34223 Phone: 941.473.7750 | Fax: 941.473.7751
Lakewood Ranch Office
101 Taylor Street, Punta Gorda, FL 33950 Phone: 941.639.0000 | Fax: 941.639.0101
Commercial Property Management
1605 Main Street, Suite 500, Sarasota, FL 34236 Phone: 941.208.3965 Fax: 941.951.6667 Bob Smith, Director of Commercial Property Management Diane Conte, Administration Manager Tony Fus, In-House Facility Technician
Between Manatee, Sarasota and Charlotte counties, there are currently over 500,000 square feet of retail products under construction. However, most of this new construction space, approximately 80%, is pre-leased. Rent growth is strong in this market, and it is expected to continue to increase in the upcoming years. The Federal Reserve began increasing interest rates in February 2022, with 11 consecutive rate increases to date. At the Federal Reserve’s last three meetings, held in the last half of 2023, the committee left the current interest rates unchanged. It is unclear how the increase will influence investors and trading in Commercial Real Estate in our area. However, MS&C Commercial will continue to track the market and trends as interest rates are expected to climb into 2024.
8325 Lakewood Ranch Blvd., Bradenton, FL 34202 Phone: 941.907.9595 | Fax: 941.907.8802
MS&C Commercial is committed to the goals of our clients and those of the commercial real estate industry.
Palmer Ranch Office
For questions concerning your specific sector or business, please reach out to one of our highly skilled advisors.
8660 S. Tamiami Trail, Sarasota, FL 34238 Phone: 941.966.800 | Fax: 941.918.9392
Drayton Saunders President
Punta Gorda Office
The tri-county office sector is the largest office market in Southwest Florida. The vacancy rates rose to 4.0% this past quarter; however, this rate continues to be one of the lowest office vacancy rates in the state. Like the industrial sector, the investment activity in the office sector has remained stable. The new construction pipeline is mostly focused on medical office developments.
SIGNIFICANT TRANSACTIONS
MS&C COMMERCIAL
Location
Sale/Lease
SF/Acreage
Type
100 S Washington Blvd, Sarasota
Sale
9,768 SF
Office
1602 Market Circle, Port Charlotte
Sale
7,200 SF
Industrial
2802 Tamiami Trail, Port Charlotte
Sale
3,000 SF
Retail
9040 Town Center Parkway, Lakewood Ranch
Lease
? SF
Office
3964 Fruitville Road, Sarasota
Sale
86,274 SF
Land
836 Sunset Lake Blvd, Units 205 & 206, Venice
Lease
3,677 SF
Office
7400 62nd Terrace North, Pinellas Park
Sale
10,000 SF
Special Use
2117 60th Dr E, Bradenton
Lease
4,460 SF
Industrial
Manage your property with absolute confidence. Our expert resources give you and your property the advantage With leasing and management services provided by MS&C Commercial Property Management, you are assured a seamless process focusing heavily on tenant retention and aggressive marketing of vacant space. We utilize a variety of resources to retain your current tenants, fill vacant space and keep your properties operating in the black. • Comprehensive sales and leasing program • Active property feed to the most prominent search engines • Experienced agents negotiating your sale or lease • Monthly prospect and marketing reports Please give Bob Smith at MSC Commercial Property Management a call today at 941.208.3965. You will be glad you did!
Michael Saunders & Company | Commercial Division | 1605 Main Street, Suite 500 | Sarasota, FL | 941.957.3730 | msccommercial.com