Frequently Asked Questions - Industrial

See questions below.

The entire region, from Tampa Bay to Key West, benefits from Florida's robust population growth, which fuels consumer demand and e-commerce. Each sub-market also has unique drivers:

• Tampa Bay: Strong logistics hub with Port Tampa Bay, major interstates (I-75, I-4), and a diverse manufacturing base.
• Sarasota/Bradenton: Growing distribution, light manufacturing, and construction support.
• Punta Gorda/Fort Myers/Bonita Springs: Rapid residential growth driving demand for distribution, construction services, and last-mile delivery, coupled with a developing manufacturing sector.
• Naples/Marco Island: More focused on high-end logistics, service industries, and light distribution supporting a luxury market, with limited industrial supply.
• Mid & Lower Key West: Highly specialized, often smaller-scale industrial properties serving tourism, marine industries, construction, and local services, with extremely limited land availability and unique logistical challenges. We provide granular insights into these distinct market dynamics to pinpoint prime investment opportunities.

• Vacancy Rates & Rents: Larger, more active markets like Tampa Bay and Fort Myers may see higher new construction and potentially fluctuating vacancy, but robust demand keeps rents strong. Smaller, more constrained markets like Naples and especially The Keys typically have very low vacancy and higher per-square-foot rents due to extreme land scarcity and high barriers to entry.
• Cap Rates: Tend to be lower in high-demand, high-cost areas (e.g., Naples, prime Tampa Bay) reflecting lower risk and stronger appreciation potential, and potentially higher in emerging or more specialized markets.
• Property Types: Large-scale distribution centers are more common in Tampa Bay, Fort Myers, and Sarasota, while flex space and specialized smaller-bay industrial are dominant in Naples, Marco Island, and essential for the unique needs of the Keys. Our multi-market reports provide detailed comparisons and forecasts.

Our approach is tailored: We identify macro-trends impacting the entire corridor and then apply local market intelligence to find specific opportunities. This includes assessing properties for operational efficiency improvements, lease optimization, physical enhancements (like clear height increases or added cold storage), and strategic repositioning to meet current market demands specific to each region.

Our comprehensive due diligence process is designed to mitigate risk and ensure a sound investment across all our service areas. It includes: detailed financial analysis, physical inspections, environmental assessments (Phase I & II ESA), thorough legal and zoning reviews specific to each county's regulations, and a deep-dive market analysis of supply, demand, and competitive landscape in the submarket. We manage the complexities of diverse regulatory environments from Pinellas to Monroe County.

While we don't provide financing directly, we have strong relationships with a network of commercial lenders, including local banks and national institutions, who specialize in industrial real estate across Florida. We can connect you with the right financing partners and assist in preparing necessary documentation to streamline the loan application process.

Florida has no state income tax, which is favorable for businesses. However, property taxes and local assessments can vary significantly by county (e.g., Hillsborough, Lee, Collier, Monroe). We can help you understand current property tax assessments, potential for appeals, and how depreciation and other deductions can impact your overall tax liability, providing insights specific to each market. Consulting with a qualified tax advisor familiar with Florida real estate is always recommended.

See questions below.

We start by thoroughly understanding your unique operational requirements, whether you're in Tampa Bay or the Lower Keys. This includes: current and future space needs (square footage, clear height, office-to-warehouse ratio), operational flow (loading dock configuration, truck court depth), specialized infrastructure (power, cold storage, marine access), logistical requirements (proximity to ports, highways, airports), and workforce accessibility. We then conduct a targeted, multi-market search to present properties that truly align with your strategic and operational goals.

This crucial decision depends on your business's capital position, growth projections, and long-term strategy. We'll provide a detailed financial analysis comparing leasing (lower upfront costs, flexibility) vs. buying (equity building, control, potential appreciation) options across our diverse markets. Our aim is to help you make the most financially sound decision for your industrial footprint, whether it's a long-term acquisition in Fort Myers or a flexible lease in Sarasota.

Lease terms commonly range from 3 to 10 years, often with renewal options. We'll explain various lease structures prevalent in different markets, such as Triple Net (NNN), Gross, or Modified Gross leases. We help you understand the implications of each structure for your operational expenses, allowing for skilled negotiation of terms that best suit your budget and risk tolerance.

The ability to make tenant improvements (TIs) depends heavily on the specific lease agreement and landlord. Most industrial leases allow for TIs, but the extent and cost allocation are always negotiable. We will help you understand "Tenant Improvement Allowances" (TIAs) and work with landlords to ensure your desired modifications are feasible and cost-effective for your operations.

Our site selection process is holistic and deeply localized. Beyond property features, we analyze: zoning and land use regulations specific to each county (e.g., industrial zoning in Hillsborough vs. restricted industrial in parts of Collier), market demographics (e.g., labor pool availability for manufacturing vs. logistics), and potential local and state economic development incentives unique to particular areas or business types. We also consider the competitive landscape and infrastructure unique to each sub-market, including the specialized marine industrial considerations in the Keys.

The timeline varies based on your specific needs, property availability in different markets, and the complexity of negotiations. Generally, from initial consultation to move-in, it can range from 3 to 12 months, or longer for ground-up developments, especially in constrained markets like the Keys. We work efficiently to narrow down options, manage multi-site tours, and expedite the offer and due diligence phases to keep your project on track, regardless of the property's location within our extensive service area.