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2025 ULI SWFL Presentation

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Cushman & Wakefield’s Market Expertise Took Center Stage at ULI’s 2025 Southwest Florida Focus Real Estate Forum Cushman & Wakefield’s Senior Research Manager, Eric Messer, delivered exclusive insights at the 2025 Southwest Florida Focus Real Estate Forum, providing industry leaders with a comprehensive analysis of the region’s evolving commercial real estate landscape. Messer’s presentation highlighted key market trends, economic drivers, and investment opportunities shaping Southwest Florida’s future. From migration patterns and capital market shifts to industrial growth and retail demand, his data-driven analysis equipped attendees with the knowledge to navigate the dynamic real estate environment. The full presentation and key takeaways are now available by clicking the link below. 2025 ULI SWFL Presentation 2025 SWFL ULI Presentation by Eric Messer, C&W by Susan Frantz

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The Data Center Boom: Florida’s Role in a Growning Commercial Real Estate Sector

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The Data Center Boom By Gary Tasman The digital revolution is reshaping commercial real estate, with data centers emerging as one of the most in-demand asset classes. The surge in cloud computing, AI, and IoT has fueled an unprecedented need for data center space, both globally and in key U.S. markets. Florida, with its emerging data center market, strong connectivity, and business-friendly environment is becoming an attractive location for companies looking to establish a robust digital infrastructure near the Florida business and consumer marketplace. Florida’s Competitive Advantage in Data Centers Florida has data center hubs in Miami, Tampa, Orlando, and Jacksonville. Its excellent fiber optic infrastructure and position as a hub for submarine fiber landings make it a key gateway for global data connectivity. Additionally, Florida offers competitive electricity rates, with some exemptions on electricity sales tax, making it a cost-effective environment for data center operations. Florida has abundant power in many locations. Development & Conversion: A Real Estate Opportunity As demand grows, both new developments and adaptive reuse of commercial properties are becoming viable solutions. Industrial warehousing and manufacturing buildings can be converted into data centers, leveraging Florida’s favorable infrastructure and cost benefits. Investors and property owners should consider power availability, diverse fiber availability, flood risk, and hurricane risk when exploring these opportunities. Sustainability & Security: Key Operational Considerations Sustainability is a major focus in data center design, with renewable energy integration, water-efficient cooling systems, and regulatory compliance shaping the future of operations. Security—both physical and cyber—is also a top priority, making data centers among the most fortified commercial properties. Investment Outlook: Florida’s Growing Market For investors, Florida’s data center market presents a strong opportunity for long-term value. Florida is an emerging market and is considered underdeveloped for the coming data center demand. There are development and investment opportunities to reposition land for data center development and convert existing buildings. There are also investment acquisition opportunities to consider. Colocation models, capital stacking strategies, and evolving valuation metrics provide diverse entry points into this high-growth sector. With demand continuing to rise, commercial real estate professionals must stay ahead of market shifts to capitalize on Florida’s position as a data center hub. Florida’s data center market is very exciting and is poised for unprecedented growth. With over 100 data centers already established and significant investments projected to exceed $2 billion in the coming years, Florida offers a highly attractive environment for data center investment and development. The state’s business friendly policies, abundant renewable energy resources, and strategic connectivity to undersea fiber optic cables make it a prime location for both national and international data center investment.” Randolph W. Borron, Vice Chairman, Global Data Center Advisory Group, for Cushman & Wakefield CONTACT GARY TASMAN, CEO & Principal Broker At Cushman & Wakefield | Commercial Property Southwest Florida, we understand the evolving landscape of data center real estate. Whether you’re looking to invest, develop, or reposition existing assets, our expertise can help you navigate this rapidly growing sector. For more insights on Florida’s data center real estate opportunities, contact Gary Tasman today at 239-489-3600 or by email gtasman@cpswfl.com.

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Trump 2.0 & Implications for Property

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Are you Wondering about the Trump Administration’s Potential Impact on Real Estate Markets? The recent election of Donald Trump as the 47th President of the United States signals potential shifts in economic and property landscapes. With Republicans controlling both Congress and the White House, policy changes could span regulatory, fiscal, trade, and immigration areas, influencing commercial real estate (CRE) markets. Key positives include reduced market volatility, fiscal stimulus boosting corporate profits, financial deregulation, and policies favoring housing supply and CRE investment. Additionally, anticipated federal mandates for office returns may revive office space utilization in key markets. Conversely, negatives such as potential inflationary shocks from tariffs, restrictive immigration policies, and interest rate volatility pose challenges to sustained growth. While immediate impacts on CRE are limited, long-term effects will depend on the scope and execution of policy changes. Industry experts recommend focusing on macroeconomic trends and maintaining strategic, long-term investment perspectives. For more insights on CRE trends under the new administration For expert insights and further inquiries, contact Cushman & Wakefield | Commercial Property Southwest Florida by calling 239.489.3600 or email us at info@cpswfl.com for more information! Read The Full Article Here

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Six Critical Questions Part 6: What Are Some of Southwest Florida’s Largest Commercial & Public Sector Construction Projects?

Cushman & Wakefield, Featured Articles /

This article is the final edition of a six-part series focusing on the most critical questions about development and commercial property in Southwest Florida.  The end of 2023 saw two landmark construction projects come to an end: Margaritaville Resort in Fort Myers Beach, and Sunseeker Resort in Port Charlotte, both of which were long-awaited developments that changed the profile of their communities. These hospitality projects will soon be joined by four additional large-scale hotels in Collier County, which combined will total more than $1.4 billion in development.  However, the majority of our region’s new construction projects are focused on the needs of our rapidly growing population rather than our traditional economic base of tourism.   This brings us to the final question in our six-part series:  What Are Some of Southwest Florida’s Largest Commercial and Public Sector Construction Projects?  Over the next five years, Southwest Florida will see substantial development across various sectors, including commercial and public infrastructure projects tailored to support our expanding community. Educational infrastructure will receive a boost with multiple new schools coming in Lee, Collier, and Charlotte Counties. Combined, the new educational ventures in our region will reach more than $3.3 billion in the next half-decade, but represent only a portion of our region’s largest construction projects.  Medical & Medical Office   Lee Health plans to invest more than $750 million into fresh community health initiatives. This year, the hospital system completed the expansion of its Surfside outpatient center in Cape Coral. Lee Health has also broken ground on a new 60-bed rehabilitation hospital in collaboration with Encompass Health, slated for completion in 2025. However, the system’s most notable upcoming project is the construction of a new hospital and medical campus on Colonial Boulevard in Fort Myers.   Southwest Florida International Airport  Already one of the nation’s fastest-growing airports, Southwest Florida International Airport (RSW) envisions further expansion. This includes a $331 million terminal expansion, Lee County’s second-largest public works project ever. However, the terminal expansion is just a fraction of RSW’s $1.4 billion overall growth plan, which includes its ambitious Skyplex development.  Infrastructure and Hurricane Recovery Projects   The topic of traffic congestion is always top-of-mind for Southwest Florida residents, prompting several infrastructure projects meant to alleviate some of the many commuter challenges exacerbated by a growing population. These include the long-awaited replacement of the Cape Coral Bridge, expected to begin in 2026 or 2027, and numerous road expansion projects across the region. Beyond just transportation improvements, total infrastructure investments and expansions in Lee, Charlotte, and Collier Counties will total north of $1 billion.   Finally, it’s crucial to address the economic impact generated by our region’s ongoing recovery from Hurricane Ian. Over the next five years, projects designed to rebuild and reinforce our community will ignite construction activity valued between $60-$110 billion.  The Commercial Construction Cycle  Construction spending has a ripple effect on the economy. These improvements to our community will do more than just make Southwest Florida an even more desirable place to live. As our expansion continues, it will also foster job creation and population growth. The data suggest that Southwest Florida will lead the state in economic expansion for the foreseeable future.    How will these projects impact you and your investments? The team at Cushman & Wakefield | Commercial Property Southwest Florida (CPSWFL) has an intimate understanding of our region’s economic potential and commercial property landscape. Reach out to the Commercial Property Experts at CPSWFL with your questions. To contact us, use our online contact form or call 239-489-3600 and consult with an expert today.     

Six Critical Questions Part 6: What Are Some of Southwest Florida’s Largest Commercial & Public Sector Construction Projects? Read More »

Resources and Support for Our Community After Hurricanes Milton & Helene

Cushman & Wakefield, Featured Articles /

We hope you and your loved ones are safe as our community begins the road to recovery following Hurricane Milton. Once again, our strength and resilience are being tested, and our thoughts are with all those affected. At Cushman & Wakefield | Commercial Property Southwest Florida, we are here to support you during this challenging time. We understand the immediate concerns regarding property damage, operational disruptions, and the safety of your teams. To assist you, we’ve compiled a list of essential resources to help guide you through the recovery process: Key Resources for Hurricane Recovery: FEMA Disaster Assistance: Apply for federal disaster aid for property damage, losses, and repairs. SBA Disaster Loans: Low-interest disaster loans available for businesses, property owners, and renters. FloridaDisaster.org: Stay informed with the latest recovery efforts, services, and updates. Emergency Partnerships: Cushman & Wakefield | CPSWFL is a preferred partner for Fireservice. Fireservice has a 24/7 emergency response team, and they are prepared to assist us will all mitigation needs no matter the size. This means we are top of the list when we call. If you need assistance, we are ready to support you. Please call your property manager if you are in need of these services. This partnership along with many more allows us to help you as quickly and as efficiently as possible to get you back to business as usual. In the wake of Hurricane Milton, our top priority at Cushman & Wakefield | Commercial Property Southwest Florida is to serve you—our valued clients, partners, and the community. We are actively working to assess properties, address repairs, and ensure the safety of all our tenants. Our dedicated team is here to provide support during this challenging time, and we are committed to assisting you every step of the way as we recover and rebuild together. For any immediate concerns or assistance, please contact us at 239.489.3600 or email us at info@CPSWFL.com. Thank you for your trust and patience as we navigate this recovery process. We are here for you.

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Six Critical Questions Part 5: Has the Wave of Multifamily Construction Reached its Peak?

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This article is part five of a six-part series focusing on the most critical questions about development and commercial property in Southwest Florida.  Our recent article on Southwest Florida’s hottest commercial corridors highlighted an abundance of multifamily housing springing up across the region. These projects will gradually come to market over the next 12-14 months. Some economic indicators hint that this multifamily boom may be reaching a peak, which brings us to our fifth critical question about Southwest Florida’s Development:   Has Southwest Florida’s Wave of Multifamily Construction Reached its Peak?  Over the past year, Southwest Florida has seen a dramatic 62% decrease in construction starts. Escalating material and labor costs, combined with higher interest rates, are making it more expensive to build and borrow money, dampening the incentive for multifamily developers. Moreover, the additional supply in the market should cause rent prices to stabilize, further making multifamily housing less attractive for developers. However, we anticipate this trend to be a short-term pause rather than a long-term slump because of ongoing demand.  Rental Rates and Housing Shortages in Southwest Florida   The shortage of multifamily housing in our region has been a longstanding issue. While the current boom will certainly narrow the gap between demand and supply, the current wave of construction will not fully address the region’s housing crisis. The majority of the new units in the current pipeline are luxury and market-rate apartments, which do little to alleviate Southwest Florida’s housing affordability crisis.   We’re all familiar with the often-cited guideline that no more than 30% of our before-tax income should be spent on our housing. Yet Gulfshore Business recently noted that the median household income in Lee County is $71,072. To meet the 30% affordability standard, monthly rent on a two-bedroom apartment should cost no more than $1,777. The reality is quite different, however. Renters in Lee County pay an average of $2,273 a month, meaning there will still be significant demand for housing in our region.  Demand and Multifamily Construction Activity  As the new inventory of multifamily units comes online over the next 12 months, we can certainly expect a temporary lull in construction activity. Nonetheless, demand should rebound quickly as the region’s population continues to grow. With economic conditions expected to improve, we anticipate that investors will once again turn to multifamily development, driving another surge in construction in 2026. In other words, although our current multifamily construction wave may have plateaued, the peak is yet to come.  If you’re a developer considering multifamily construction in Southwest Florida, your next step is to contact the Commercial Property Experts at Cushman & Wakefield | Commercial Property Southwest Florida (CPSWFL). Our team can leverage our data and local knowledge to help you understand the economic potential of your potential development project. Reach out to us by completing our online contact form or calling 239-489-3600 to speak with an expert.     

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Six Critical Questions Part 4: What Are the Hottest Corridors in Southwest Florida?

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This article is part four of a six-part series focusing on the six most critical questions about development and commercial property in Southwest Florida.  Southwest Florida has experienced remarkable growth over the last decade. This expansion is anticipated to continue through the next several years, with several new commercial zones in our region poised for significant development. While some of these corridors are still in their infancy, others are building on already visible growth and hold expectations for increased activity.  This brings us to question four in our six-part series:   What Are the Hottest Corridors in Southwest Florida?  There are seven primary areas of commercial growth in our region. Let’s discuss them, starting in Charlotte County and working our way south:  Punta Gorda Airport  The Punta Gorda Airport itself is expanding to elevate the passenger experience, and its neighboring area is also on track for development. This submarket’s growth will continue to surge, thanks to its convenient access to I-75, Tampa and Miami, as well as more affordable prices for land in Charlotte County. Dave Gammon, director of Charlotte County Economic Development, forecasts that 4 million square feet of commercial distribution, warehousing, and manufacturing will be delivered by 2026.  Burnt Store Corridor  Burnt Store Road in Northwest Cape Coral currently has 14 individual residential and commercial developments in various stages of activity. Plans include Hudson Creek, a mixed-use development north of Jacaranda Parkway. Hudson Creek will feature 2,500 single-family homes, 1,000 additional multi-family dwellings, 425,000 sf of retail and restaurant, 500 hotel rooms, and 150,000 feet of office space, as well as an assisted living facility and an educational institution. Ultimately, the numerous new development projects along Burnt Store Road will introduce 13,000 housing units and create jobs for 1,100 future employees.  Pine Island Road   Long-time Cape Coral residents have witnessed rapid growth along the Pine Island Road corridor for the past 15 years, and this trend will continue, particularly on the west end of Pine Island Road. Whereas retail had dominated prior growth in the area, current city planning records show a surge of multifamily development in the works. More than 5,000 apartment units are under construction or in planning along the 4.5 mile stretch between Santa Barbara Boulevard and Burnt Store Road.   Fort Myers River District  Fort Myers city leaders have long envisioned increased density in midtown and downtown for years, and that vision will soon be realized. Construction is underway for a 275-unit apartment development downtown, and numerous luxury waterfront apartments and condominiums are currently in the permitting process. Other plans for enriching the River District include an entertainment venue and food truck park, an intimate pedestrian park, and a 9-story hotel.  Skyplex  Considered Lee County’s most important economic development initiative, Skyplex is Lee County Port Authority’s non-aviation development project situated strategically between Southwest Florida International Airport and Daniels Parkway. The Skyplex master plan includes complementary clusters of development over a total of 8.15 million square feet. With hotels, retail, dining, and office space, Skyplex is expected to generate $2.9 billion in revenue and create 21,000 full-time jobs in the region.  Alico Road   Anyone who has traveled between Lee and Collier Counties on I-75 has been privy to the rapid growth of the Alico Road Corridor on both sides of the interstate. This area has seen 2.6 million square feet of commercial and industrial development over just the last three years. The airport/I-75/FGCU submarket is quickly becoming its own micro-city: a mixed-use commercial and industrial logistics hub supported by some of the largest demand generators in the region. The Lee County Economic Development Office anticipates that this surge of development will produce approximately 60,000 jobs within the next half-decade.  East Collier County  Collier County has always held a reputation as a premium, affluent community, but until the early 2000s, very little development had occurred east of I-75. That has certainly changed over the past two decades, with Collier County’s population quickly growing eastward, particularly along Immokalee Road and Oil Well Road. Ave Maria has flourished into a community of more than 4,000 homes, and no fewer than three villages are planned and approved between Naples and Ave Maria. In fact, projections suggest that the intersection of Immokalee Road and Collier Boulevard will evolve into Collier County’s population epicenter by 2030. Other commercial projects east of I-75 include Uline’s expansive 975,000 square foot regional distribution center and the new Great Wolf Lodge resort.    Answering Your Questions  Are you hoping to invest in the next hot commercial corridor in Southwest Florida? The Commercial Property Experts at Cushman & Wakefield | Commercial Property Southwest Florida (CPSWFL) hold decades of experience understanding the dynamics of our commercial property landscape.  Our team is ready to answer your questions. To reach us, complete our online contact form or call 239-489-3600 to speak with an expert.     

Six Critical Questions Part 4: What Are the Hottest Corridors in Southwest Florida? Read More »

Six Critical Questions Part 3: Will We See an Avalanche of Distressed Assets in 2024? 

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This article is part three of a six-part series focusing on the six most critical questions about development and commercial property in Southwest Florida.  Across the country, borrowers and lenders are bracing for a potential surge of distressed assets. According to a study by Cushman & Wakefield, the U.S. commercial property market exhibited an alarming $80 billion in outstanding distress as of Q3 2023. Even more concerning, the report showed more than $215 billion in potential distress on the horizon, surpassing the cumulative distress observed during the Great Recession.  However, Southwest Florida has been able to buck a number of national trends in commercial real estate over the last few years. This brings us to the third question in our series:  Will Southwest Florida See an Avalanche of Distressed Assets in 2024?  To understand the reasons why borrowers and lenders are concerned about distressed assets, it’s important to first understand how commercial loan interest rates contribute to distress levels.  Interest Rates and Distressed Assets  Commercial real estate loans are typically structured with short maturities, often in the neighborhood of eight to ten years, with a much longer amortization period. Consequently, property owners face a large balloon payment at the end of each loan.  If owners are unable to settle these balloon payments in full, they will refinance that balloon payment at current interest rates.   When the majority of existing commercial loans were established, historically low interest rates were in effect. Eight years ago, the average 10-year treasury yield was an astonishing 1.84 percent. Now, with rates more than double that, the cost of refinancing a commercial property balloon payment may not be worth the added cost of borrowing money. This is particularly true in markets where inventory is high and property values are declining.  Distressed Property in Southwest Florida  Here in Southwest Florida, we are experiencing some of the lowest levels of distressed commercial real estate in the state. Our area boasts a loan loss rate of only 11%, which falls below the state average of 12%. Southwest Florida’s resilience comes in part from our strong rental rates, which are helping to keep many properties profitable and net operating income (NOI) positive.  Will distress levels rise in Southwest Florida?  Most likely, although not to the potentially catastrophic levels we may see in other parts of the country. Maturing loans will exert pressure across all product types, especially middle and low-quality office assets. However, rent growth has lifted NOI considerably over the life of the average loan, meaning we shouldn’t anticipate an avalanche of distress. Southwest Florida borrowers who secured financing prior to 2019 have likely accumulated enough appreciation to make their property’s current values higher than their debt balance. Coupled with low vacancy rates, strong job growth, and favorable net migration, our region will likely outperform most of the rest of the country.      Are you a commercial property owner with a loan on the cusp of maturity? If so, the Commercial Property Experts  at Cushman & Wakefield | Commercial Property Southwest Florida (CPSWFL) can help you determine your best next move in our current economic climate. CPSWFL has the data, analytics, and local experience to help you understand the dynamics of our region’s economic potential and commercial property landscape. Complete our online contact form or call us at 239-489-3600 to speak with an expert.     

Six Critical Questions Part 3: Will We See an Avalanche of Distressed Assets in 2024?  Read More »

Six Critical Questions Part 2: What Impact Will Interest Rates Have on Commercial Real Estate?

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This article is part two of a six-part series focusing on the most critical questions about development and commercial property in Southwest Florida.   The volume of commercial real estate transactions in Southwest Florida decelerated over the last year, likely attributable to number of factors. These variables include escalating construction costs, scarcity of land for development, increasing insurance premiums, and growing interest rates.   Yet, despite this slowdown in commercial sales velocity, prices are still on the rise.  This brings us to the second critical question in our six-part series:  What Impact will Interest Rates Have on Southwest Florida Commercial Real Estate?  Undoubtedly, interest rates have a visible influence on the commercial real estate investment market. Elevated interest rates mean a hike in the cost of borrowing money and can ultimately dampen demand from developers and investors.  Interest Rates and Treasury Yields  Commercial mortgage rates are typically based on the 10-year treasury. Treasury yields peaked at 4.92 percent in October 2023 and currently hover at about 4.3 percent, roughly 80 basis points higher than we saw last April. Such rates can pose hurdles for properties that can’t generate enough cash flow to support high-leverage mortgages. Fortunately, rent growth should soften the impact of pricier borrowing costs on balance sheets.  The Federal Reserve Bank escalated interest rates 11 times in 2022 and 2023 to counteract skyrocketing inflation. Since inflation began to stabilize in mid-2023, the Fed has left rates unchanged in six of its last seven sessions. Currently, the U.S. inflation rate stands at 3.2 percent, and although the Fed disappointed many by announcing that it’s unlikely to reduce interest rates in the immediate future, experts still anticipate at least one rate cut before the end of the year.   More Interest Rate Stability Coming  We anticipate much more stability in interest rates from this point forward. As a result, property values in our region are poised for marginal growth, thanks to low inventory and high rent potential. However, we shouldn’t expect to see sales volume rebound to previous levels for another year to 18 months.    Are you prepared to take advantage once interest rates begin to fall? Whether you’re a property owner looking to position your asset for sale or a potential buyer seeking opportunities in our marketplace, the Commercial Property Experts at Cushman & Wakefield | Commercial Property Southwest Florida (CPSWFL) have the data, analytics, and local experience to assist you with your needs. Complete our online contact form or call CPSWFL at 239-489-3600 today to speak with one of our experts.   

Six Critical Questions Part 2: What Impact Will Interest Rates Have on Commercial Real Estate? Read More »

Six Critical Questions Part 1: Is Southwest Florida Headed for a “ Doom Loop?

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The Urban Land Institute’s inaugural Southwest Florida Focus Real Estate Forum recently shone a spotlight on responsible land use and sustainable community development in our region. I was honored to be a featured speaker at this event, which brought together industry leaders, professionals and stakeholders to discuss development trends in Southwest Florida. This article is part one of a six-part series discussing some of the most important points from that presentation, which focused on the six most critical questions about development and commercial property in Southwest Florida for the remainder of 2024 and beyond. As property values, interest rates, and inflation have all spiked over the past few years, skeptics have worried about a seemingly inevitable downturn like the one we experienced during the Great Recession. This brings us to our first critical question: Is Southwest Florida headed for a “doom loop?” The term “doom loop” might be new to some, but its implications are clear: it describes a cycle of events that spirals downward into an economic slump. While some national economic indicators may offer reason for concern on the surface, the prospect of a doom loop is not likely on the horizon for our region because of our regional strengths. Regional Economic Indicators Southwest Florida continues to show robust job growth with the addition of more than 11,000 jobs in 2023, keeping our unemployment rate below the national trend. In Lee County alone, there has been a four percent surge in new businesses, and projections show every sector growing by one to three percent annually over the next five years. Tourist tax revenues are climbing as well, thanks to our successful and ongoing rebound from Hurricane Ian. As consumer confidence improves, residents appear willing to increase their spending levels, with consumer sentiment numbers also on the rise from 2023. Regional Commercial Development Trends Although other parts of the country are plagued with commercial vacancies, Southwest Florida’s rapid residential and business growth have kept vacancy numbers very low. Nationally, nearly one in five (19.7%) offices sit vacant, but our region’s office vacancy rate stands at a paltry 4.1 percent. Local industrial and retail vacancy rates are also well below the national level. Although FGCU’s Southwest Florida Real Estate Report indicates that commercial property sales may have plateaued, our limited supply and robust demand suggest that the cost of renting commercial space will likely continue to grow in Southwest Florida. This differs greatly from what our region experienced in the early 2000s. At that time, speculative investments overwhelmed the real estate and construction markets, producing excess inventory and paving the way for economic collapse. Southwest Florida’s Resiliency Although our region has certainly faced challenges over the past two years, current economic indicators show that Southwest Florida should continue to be resilient, even as other parts of the country may begin faltering. However, economic cycles are natural and what goes up must inevitably go down. When our region does eventually face a downturn, we anticipate a soft landing, not a recession, in Southwest Florida. Do you have questions about Southwest Florida, its economy, or our commercial development landscape? Cushman & Wakefield | Commercial Property Southwest Florida (CPSWFL) has the data, analytics, and local experience to help you understand the dynamics of our region’s economic potential.  If you’re a business owner, developer, or investor looking for an opportunity in our current market, reach out to the Commercial Property Experts at CPSWFL are ready to answer your questions. Complete our online contact form or call us at 239-489-3600 to speak with an expert.  

Six Critical Questions Part 1: Is Southwest Florida Headed for a “ Doom Loop? Read More »

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