Commercial vacancy comparison
Broward County · Q2 2026 · lower percentage indicates tighter occupancy
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Home / Market Intelligence
Commercial + Residential · South Florida
RCA Market
Intelligence
A concise monthly read on the market forces shaping leasing, investment, development, and residential decisions.
Current edition
September 2026Data current through September 15, 2026, or the latest reporting period available.6.76%30-year fixed mortgageWeek ending Sep. 10 · Freddie Mac via FRED
7.3%Broward industrial vacancyQ2 2026 · Colliers
13.2%Broward office vacancyQ2 2026 · Colliers
+4.7%Broward home salesApril 2026 year over year · MIAMI Realtors
Visual market dashboard
Read the market at a glance.
Charts translate this month’s headline indicators into a faster comparison. Each visual uses the same dated source data cited below.
RCA decision lens
Three dimensions considered in every recommendation
Market conditionsDemand, vacancy, pricing and alternatives
Capital & financingDebt cost, coverage, reserves and returns
Property strategyCondition, leasing, positioning and execution
Industrial
↗Improving absorption with stable vacancy and sustained leasing activity.
Office
→Stable vacancy with active leasing, offset by negative absorption.
Retail
→Selective resilience as location, access and tenant mix drive outcomes.
Residential
↗Sales momentum is improving, while financing keeps decisions disciplined.
Executive read
The market is active—but increasingly selective.
RCA’s view: South Florida continues to reward well-located assets and realistic underwriting. Capital costs remain restrictive, while leasing and sales activity are creating openings for prepared owners, tenants, investors, buyers, and sellers.
Price the capital first.
Higher borrowing costs can quickly reshape proceeds, coverage, and returns. Test financing before committing to acquisition, development, or major repositioning.
Leasing tells the story.
Industrial demand is supporting positive absorption, while office activity remains resilient despite mixed occupancy signals. Submarket and building quality matter.
Negotiation has returned.
Residential momentum is improving, but buyers and sellers still need disciplined pricing, condition analysis, insurance review, and a clear closing strategy.
Commercial markets
Signals for owners, tenants, and investors.
The headline numbers are only a starting point. RCA evaluates how location, lease structure, tenant quality, capital needs, and financing interact at the asset level.
Broward industrial demand regained traction.
Positive absorption returned in Q2 while vacancy held stable, rents moved higher, and the construction pipeline thinned.
- 1.6M SF leased during Q2 2026
- 136,663 SF of positive net absorption
- $17.60 PSF NNN average asking rent
- 885,000 SF under construction
Broward office fundamentals held despite negative absorption.
Vacancy was unchanged quarter over quarter. Leasing remained active and annual rent growth persisted, even as asking rents moderated.
- 572,184 SF leased during Q2 2026
- 57,400 SF of negative net absorption
- $42.83 PSF full-service asking rent
- $48.51 PSF Class A asking rent
Retail softened but retained underlying resilience.
Avison Young reported a softer first half for South Florida retail while noting that the market continued to show strength. Tenant mix, visibility, access, and occupancy cost remain decisive.
- RCA watch: renewal spreads and tenant improvement exposure
- Owner focus: merchandising and credit quality
- Tenant focus: effective rent, options, and exclusives
Financing remains the first feasibility test.
The weekly 30-year residential benchmark stood at 6.76% on September 10. Commercial terms vary by asset and sponsor, but the same message applies: structure, coverage, and exit assumptions deserve early attention.
- Model: current, downside, and refinance cases
- Review: insurance, taxes, reserves, and capital work
- Protect: contingencies, extension options, and timing
Residential markets
A more strategic market for buyers and sellers.
Florida Realtors described July 2026 as a period of cautious optimism, with rising sales, tightening inventory, and stronger luxury activity statewide. In Broward, April total home sales rose 4.7% year over year.
Use choice to improve the total deal.
Compare more than list price. Insurance, inspections, association finances, assessments, reserves, concessions, and financing can materially affect the true cost of ownership.
- Confirm financing and cash-to-close early
- Review condo and HOA documentation carefully
- Negotiate repairs, credits, timing, and inclusions together
Preparation is part of pricing.
Properties that present clearly and remove uncertainty are better positioned to compete. Accurate pricing should reflect condition, carrying costs, comparable activity, and buyer or tenant alternatives.
- Resolve documentation and condition issues before launch
- Use market feedback to adjust quickly
- Evaluate qualified terms, not price alone
RCA advisory lens
What to do this month.
Market intelligence is useful only when it sharpens a decision. These are the conversations RCA recommends prioritizing now.
Audit rollover risk.
Map lease expirations, renewal probability, capital obligations, and debt maturities before they become urgent.
Define leverage early.
Establish requirements, alternatives, total occupancy cost, financing capacity, and walk-away points before negotiating.
Re-test the plan.
Stress-test rents, absorption, construction costs, insurance, debt terms, and exit timing against current conditions.
Sources & methodology
The facts behind this edition.
Federal Reserve Bank of St. Louis — 30-Year Fixed Rate Mortgage AverageColliers — Broward County Industrial Market Report, Q2 2026Colliers — Broward County Office Market Report, Q2 2026Avison Young — South Florida Retail Market Report, Q2 2026Florida Realtors — July 2026 Housing Market UpdateMIAMI Realtors — Broward County April 2026 Sales Update
RCA Market Intelligence combines third-party market reporting with Richardson Commercial Advisors’ analysis. Source data may be revised and should not be treated as appraisal, legal, tax, lending, or investment advice. Property-specific decisions require separate due diligence. Next scheduled edition: October 2026.
Apply the intelligence
Turn market movement into a clear real estate strategy.
Discuss leasing, acquisition, disposition, development, financing, or residential representation with Richardson Commercial Advisors.
Tre’vant Richardson561-563-6113info@richardsonca.com