The questions I actually get from owners and buyers in this corridor — answered the way I'd answer them on the phone, no jargon padding.
It comes down to income, not emotion. A house sells on curb appeal and comps. A commercial building sells on its numbers — net operating income, cap rate, lease terms, tenant strength. Buyers aren't picturing themselves living there, they're underwriting a return. That means the marketing, the buyer pool, and the negotiation all run differently than a residential sale.
Start with your net operating income — what's left after real operating expenses, before debt service — and divide by the market cap rate for your asset type and area. That gets you a defensible number, not a guess. Condition, lease strength, and location all move it from there. I'll run this for free — it's a conversation, not a commitment.
There's no centralized MLS for commercial property the way there is for homes, so a public listing mostly just tips your hand — tenants, competitors, and your own employees find out before you're ready. Off-market keeps it quiet, moves faster because you're talking to real, qualified buyers from day one, and skips the institutional fees that come with listing through a national firm.
No — but if you're planning one, start looking at replacement options before you close, not after. Once you sell, the clock starts: 45 days to identify a replacement property and 180 days to close on it. Waiting until after closing to start looking is the most common way people blow the deadline. If you want a referral to a qualified intermediary, I can point you to one.
Plan on 60 to 120 days from accepted offer to closing, depending on financing and how clean the due diligence comes back. Off-market deals with a cash or pre-qualified buyer close faster than a publicly marketed listing with financing contingencies — that's part of why serious sellers lean off-market.
An association on title is fine as long as the whole property sells to one buyer — that's not the same as fractional or partial-condo-unit ownership, which isn't something I take on. Multiple owners just means everyone needs to be aligned on price and timing before we go to market, which is worth sorting out up front so it doesn't stall a deal later.
Cap rate is one year of net operating income divided by the purchase price — it's a quick way to compare deals, nothing more. It's not a credit rating, a lease audit, or a guarantee the building holds its value if the tenant leaves. A higher cap rate isn't automatically the better deal; it's often pricing in more risk. Use it to narrow a list, not to make the final call.
Most of what's actually available never hits a public listing site — it moves through relationships and broker networks first. Tell me exactly what you're looking for — asset type, price range, cities — and I'll match you directly when something fits, often before it's shown to anyone else.
At minimum: actual collected rent versus what's billed, lease type (gross, modified gross, or triple net) and years remaining, zoning and any use restrictions, outstanding code violations or liens, and the physical condition of the roof and major systems. Budget 30 to 45 days for due diligence to verify all of it before you're locked in.
Yes — this corridor is a common landing spot for 1031 buyers coming out of higher-cost markets. Just know your identification deadline going in: 45 days from your sale to name replacement properties, 180 days to close. If you're already mid-exchange, tell me your deadline up front so I can prioritize accordingly.
Generally $1M to $20M, whole-property ownership only — no fractional or partial-condo-unit deals. Inside that range I'll work multifamily, retail, industrial, medical, storage, triple-net, and developable land. Downtown Delray Beach land is where I have the deepest buyer relationships right now.
Delray Beach, Boca Raton, Highland Beach, Gulf Stream, Boynton Beach, Ocean Ridge, Lake Worth Beach, West Palm Beach, Lighthouse Point, and Deerfield Beach. Delray Beach is home base — I know this stretch of coast block by block.