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Florida’s once-tight rental markets are showing stress in the wake of a policy-driven immigration shift. Following the non-renewal of Temporary Protected Status (TPS) for Venezuelan migrants, submarkets like Doral are seeing a sharp rise in vacancies. The sudden reversal in population trends is cooling demand across Miami’s suburban rental corridors.
đź“Š Quick Dive
In Doral, FL, vacancy rose from 5.6% to 6.5% in one year — the highest in a decade (WSJ).
Rents in the submarket have dropped to their lowest levels in 3 years.
Roughly 40% of Doral’s population is Venezuelan, making the area acutely sensitive to immigration policy shifts.
Read the full Signal
Capital Bifurcation Deepens in CRE Investment Markets. Institutional capital is zeroing in on top-tier assets while shunning lower-quality properties. Green Street’s CPPI shows Class A industrial and multifamily assets are down only 3–5% from peak, while tertiary retail and suburban office are off 30–50%+. Bid-ask spreads have tightened only in high-credit deals. Investors are hardwiring “barbell strategies” and leaving weaker assets stranded. Read Full Signal →
Rite Aid Shutters Final 89 Stores in National Wind-Down. Rite Aid closed its last 89 stores in October, finalizing a nationwide retreat after bankruptcy filings in 2023 (Bisnow). In total, 520+ stores have been closed over two years, with most leases in strip centers or standalone formats. The closures are hitting suburban retail corridors and triggering fresh leasing challenges for REIT landlords. Read Full Signal →
Texas Multifamily Supply Spike Finally Slows. After a record 97,000 units delivered in 2024, Texas metros are seeing construction starts drop sharply — down ~44% YoY (Cushman & Wakefield). Austin’s apartment inventory grew ~20% in five years, leading to double-digit vacancies. But absorption is now catching up, especially in DFW and Houston, suggesting possible stabilization by mid-2026. Read Full Signal →
Stabilizing Rates Spur Early Investment Rebound. CBRE forecasts $437B in CRE investment volume in 2025, up 10% YoY. The 10-year Treasury yield is hovering around 4.1–4.3%, supporting price recalibration and capital redeployment. Loan originations were up 30% YoY in H1 2025, a signal that debt markets are reopening — but only for well-structured, income-producing deals. Read Full Signal →
Florida’s rental correction is a cautionary tale: even “hot markets” can reverse when demographics shift. Operators need to stop assuming permanent demand in immigration-fueled submarkets. Now is the time to recast underwriting models to factor in policy shocks — TPS expirations, visa rules, and political instability aren’t abstract risks, they’re cash flow variables.
Meanwhile, the NYC hospitality rebound is more than just a headline — it’s a signal that stabilized, branded assets in gateway markets are reentering institutional portfolios. Pair that with capital bifurcation, and the message is clear: yield is chasing quality. The middle is getting squeezed.
Doral and similar submarkets will remain soft through at least mid-2026.
Expect more high-profile hotel trades in NYC as investors regain confidence.
Construction budgets may be revised upward across Sunbelt metros due to tariff pass-through.
CRE fundraising in Q4 will favor top-tier sponsors with stabilized product.
Class B and C retail/office will continue to struggle with valuation markdowns.
