Selling a commercial building is not listing it. It's deciding which buyer pool pays the most for your specific asset, preparing the building so that pool sees value instead of problems, and then making that pool compete. Different buyers read the same building completely differently: an owner-user pays for the location and the ability to occupy, often with SBA leverage behind them, while a value-add investor pays for the upside your rent roll leaves on the table, and an institution pays for stabilized, documented cash flow. Pricing strategy starts with knowing which of those readers your building was written for.
Preparation is where sellers make or lose the most money, which is why my process starts with a buyer-grade ARGUS underwrite of your own building. It shows exactly what every serious buyer will see: the rollover exposure, the below-market leases, the deferred maintenance they'll price at their cost plus their margin. Curable issues get fixed or priced deliberately, financials get cleaned up, and the story gets written before the market writes it for you.
What you actually get: a broker opinion of value backed by a full underwrite, pre-market preparation strategy, a professional marketing package, targeted outreach to the qualified buyers and brokers actually transacting in your product type right now (my systems track who is buying what, continuously), disciplined offer qualification (proof of funds and financing reality before anyone ties up your building), negotiation, and an escrow managed on a timeline so due diligence never quietly becomes a repricing event. If a 1031 exchange is part of the plan, the disposition calendar and the upleg search run together so the 45- and 180-day clocks never run you.
Most value is won or lost before the listing goes live. That's why this process starts with underwriting, not marketing.
ARGUS-grade analysis of your rent roll, rollover exposure, expenses, and capital needs, so you see your building exactly the way every serious buyer will.
Below-market renewals, curable deferred maintenance, messy financials. Cheap fixes now beat buyer discounts later, because buyers price repairs at their cost plus their margin.
A defensible pricing strategy built on comps and the buyer pools most likely to pay it: owner-users, value-add investors, or institutions, each of whom reads your building differently.
Targeted outreach to qualified buyers and the brokers who control deal flow, plus the broad market. My systems track who is actively buying your product type right now.
Every offer stress-tested: proof of funds, financing reality, track record. The best price from a buyer who can't close is worth less than the second-best price from one who can.
Due diligence managed on a timeline, issues handled before they become repricing events, and a close that happens when it's supposed to.
Buyers price the income your building can produce under their plan, not the income it produces today. Rent roll strength, rollover exposure, deferred maintenance, and debt timing all move the number.
Typically 4 to 8 months end to end: preparation, 60 to 90 days of marketing, then 45 to 90 days of escrow depending on the buyer and financing.
It depends on your building and your debt, not the headlines. Above-market rents rolling soon or a 2026-2027 loan maturity change the answer. Start with the underwrite; the strategy falls out of the numbers.
The 45-day identification and 180-day close windows make timing everything. We plan the disposition and the upleg search together so the clock never runs you.
Tell me what you're working on: a lease coming up, a building to buy or sell, or a market question you want a straight answer to. I'll respond within one business day.