> Insights
Commercial real estate in Arizona: working broker notes.
Market reads, deal mechanics, and strategy notes from David Pierce. Every byline written from the desk.
> Latest from the desk
Working broker notes, published monthly.
Every post bylined by David Pierce. Market reads, deal mechanics, and Arizona commercial strategy from the desk.
Lease DecisionsMissed Your Retail Lease Notice Date? Holdover Options Before a December 31 Expiration
Commercial lease holdover explained for retail tenants who missed a renewal notice date. Learn rent, tenant status and next steps before December 31.
By David PierceNovember 2, 2026Read →
Land and DevelopmentThe Land Feasibility Period Checklist: What to Test Before Your Earnest Money Goes Hard
Use the land feasibility period checklist to test soil, zoning, and water access before earnest money goes hard on your next Arizona land deal.
By David PierceOctober 29, 2026Read →
Sell and Lease OutSelling Commercial Property Off-Market or Listing It: What Each Path Costs an Owner
Selling commercial property off-market or listing it changes price, speed, and privacy. See which path fits before you sell in Phoenix metro.
By David PierceOctober 26, 2026Read →
Invest and ExchangeTenant in Place or Vacant: Two Ways to Buy a Phoenix Industrial Building
Buying a Phoenix industrial building tenant in place or vacant affects financing and cash flow. Compare both paths with Pierce CRE.
By David PierceOctober 22, 2026Read →
Buy and OwnClosing Costs on an Arizona Industrial Building Purchase: Every Line Between LOI and Deed
See every line item in closing costs on an Arizona industrial building purchase, from title insurance to loan fees, and schedule a consultation.
By David PierceOctober 19, 2026Read →
Lease DecisionsCoworking vs Sublease vs Direct Lease: Housing a 10-Person Team in Tempe
Comparing coworking vs. sublease vs. direct lease for a 10-person team in Tempe? See the cost and space tradeoffs, then talk to Pierce CRE.
By David PierceOctober 14, 2026Read →
Land and DevelopmentLand Broker, Civil Engineer, or Entitlement Consultant: Who You Need First
Deciding whether to hire a land broker, civil engineer, or entitlement consultant first can save months on your Phoenix land deal. Talk to Pierce CRE today.
By David PierceOctober 12, 2026Read →
Sell and Lease OutWhat It Costs a Phoenix Retail Owner to Sell: Commission, Prorations, and the Net Sheet
What it costs a Phoenix retail owner to sell: commission, closing costs, prorations, and taxes explained. Get a net sheet from Pierce CRE.
By David PierceOctober 7, 2026Read →
InsightsWhat Belongs in an LOI on a Tempe Office Building and What Waits for the Purchase Contract
A commercial letter of intent in Arizona: what to include before your next Tempe office deal, from purchase price to earnest money. Contact Pierce CRE.
By David PierceOctober 6, 2026Read →
Invest and ExchangeWhat a Lender Tests on a Phoenix Office Deal: DSCR, LTV, and Debt Yield
See what a lender tests on a Phoenix office deal, DSCR, LTV, and debt yield, before you submit your next loan package.
By David PierceOctober 2, 2026Read →
InsightsWhat a Commercial Broker's Listing Proposal Should Contain Before You Sign It
Learn what a commercial listing agreement in Arizona should include before you sign, from commission terms to cancellation rights. Talk to our brokers.
By David PierceOctober 2, 2026Read →
Buy and OwnCommercial Sale Price per Square Foot in Scottsdale: How to Read a Comp Set
Learn how to read commercial sale price per square foot in Scottsdale comps, what moves the number, and how to build a reliable comp set. Talk to Pierce CRE.
By David PierceSeptember 30, 2026Read →
Lease DecisionsWhat 3,000 Square Feet of Scottsdale Office Really Costs per Month, All In
See what 3,000 square feet of Scottsdale office really costs per month, all in: base rent, CAM, taxes, and utilities. Get a current quote from Pierce CRE.
By David PierceSeptember 25, 2026Read →
Submarket ReportTempe Multifamily Near ASU: Rent Drivers and Investor Demand in 2026
See what's driving Tempe multifamily near ASU rent growth in 2026 and where investors are buying. Contact Pierce CRE for details.
By David PierceSeptember 23, 2026Read →
Sell and Lease OutYou Just Inherited Arizona Land or a Commercial Building: The First 90 Days
You just inherited Arizona land or a commercial building. Here is what to do in the first 90 days on probate, taxes, tenants, and selling or holding.
By David PierceSeptember 22, 2026Read →
Submarket ReportScottsdale Airpark Office Outlook: Vacancy, Rents, and Tenant Mix in 2026
See the 2026 Scottsdale Airpark office outlook: current vacancy, rental rates, and tenant mix. Contact Pierce CRE for available listings today.
By David PierceSeptember 20, 2026Read →
Invest and ExchangeGilbert or Scottsdale for a Small Retail Investment: Tenant Depth and Exit Buyer
Comparing Gilbert or Scottsdale for a small retail investment: tenant depth, exit buyers, and pricing. Talk to Pierce CRE about your next deal.
By David PierceSeptember 18, 2026Read →
Buy and OwnThe Owner-User Loan File: What an Arizona Lender Wants Before It Will Quote
See exactly what documents go in the owner-user loan file before an Arizona lender will quote your commercial real estate purchase.
By David PierceSeptember 15, 2026Read →
Lease DecisionsTwelve Clauses to Red-Line in an East Valley Industrial Lease Before You Sign
Discover the twelve clauses to red-line in an East Valley industrial lease before you sign, from CAM costs to personal guaranty terms. Contact us today.
By David PierceSeptember 10, 2026Read →
Invest and ExchangeSell After Mid-October and Your 1031 Clock Gets Cut Short: The Year-End Trap
Sell after mid-October and your 1031 clock gets cut short, leaving less time to identify and close on a replacement property. See the deadline rules.
By David PierceSeptember 9, 2026Read →
Asset ClassIs Self Storage Still Worth It in Apache Junction? Reading Supply Before You Buy
Is self storage still worth it in Apache Junction? See what supply, cap rates, and permit data say before you buy or build. Talk to Pierce CRE.
By David PierceSeptember 8, 2026Read →
Lease DecisionsSetting Next Year's Office Occupancy Budget in Q4 Without Guessing at Rent
Setting next year's office occupancy budget in Q4 without guessing at rent means locking market rent data before your lease renews. Talk to our desk.
By David PierceSeptember 3, 2026Read →
Investor DecisionSyndication vs Joint Venture: How Phoenix Investors Should Structure a Group Deal
Syndication vs joint venture: how Phoenix investors should structure a group CRE deal for control, capital, and compliance. Talk to Pierce CRE today.
By David PierceSeptember 2, 2026Read →
Invest and ExchangeChoosing a Qualified Intermediary in Arizona: Eight Questions Before You Wire
Choosing a qualified intermediary in Arizona affects your 1031 exchange. Eight questions to ask before wiring funds, from bonding to fee structure.
By David PierceAugust 31, 2026Read →
Asset ClassMultifamily Underwriting Basics for a First Glendale Acquisition: NOI, DSCR, and Exit
Learn multifamily underwriting basics for a first Glendale acquisition, from rent roll to NOI, cap rate, DSCR, and exit. Talk to Pierce CRE today.
By David PierceAugust 30, 2026Read →
Lease DecisionsLoopNet and Crexi vs a Brokered Search: What the Listing Sites Do Not Show a Phoenix Tenant
See what LoopNet and Crexi vs a brokered search misses for Phoenix office and industrial tenants: pricing, timing, and off-market space. Contact us.
By David PierceAugust 28, 2026Read →
Tenant / OccupierRenew, Blend and Extend, or Relocate: Deciding on a Scottsdale Office Lease
Deciding to renew, blend and extend, or relocate your Scottsdale office lease? Compare rent, timing, and landlord leverage before you sign. Contact Pierce CRE.
By David PierceAugust 27, 2026Read →
Sell and Lease OutYour Maricopa County Commercial Tax Bill Is Due October 1: How the Number Is Built
Your Maricopa County commercial tax bill is due October 1. See how value, tax rate, and deadlines combine, and what to do if you miss it.
By David PierceAugust 25, 2026Read →
Investor DecisionOwner User vs Investor Purchase: How SBA 504 Occupancy Rules and Equity Build Differ
Owner user vs investor purchase changes SBA 504 eligibility and equity growth. See how Phoenix buyers should structure their next deal.
By David PierceAugust 24, 2026Read →
Asset ClassBuild to Suit in Peoria: When Owning Your Building Beats Signing Another Lease
Weighing build to suit in Peoria against renewing a lease? Compare real costs, timelines, and land options with Pierce Commercial Real Estate. Reach out to star
By David PierceAugust 21, 2026Read →
Tenant / OccupierHow CAM Reconciliation Works and What a Mesa Retail Tenant Should Audit
Learn how CAM reconciliation works and what a Mesa retail tenant should audit each year, from pro-rata share to CAM charges. Contact Pierce CRE today.
By David PierceAugust 18, 2026Read →
Investor DecisionSell, Refinance, or Hold: Reading the Phoenix Cycle on a Stabilized Asset
Should you sell, refinance, or hold a stabilized Phoenix commercial asset? Compare the numbers with Pierce CRE before you decide.
By David PierceAugust 15, 2026Read →
Asset ClassHorse Property as a Land Play in San Tan Valley: Acreage, Zoning, and Hold Strategy
Horse property as a land play in San Tan Valley means pricing acreage, zoning, and hold period first. Contact Pierce CRE to review available parcels.
By David PierceAugust 12, 2026Read →
Tenant / OccupierLease vs Buy for a Growing Phoenix Business: The Total Occupancy Cost Model
Compare lease vs buy for a growing Phoenix business using total occupancy cost, not just rent or mortgage payment. See the full breakdown from Pierce CRE.
By David PierceAugust 9, 2026Read →
Investor DecisionCommercial Due Diligence Checklist for Buyers of Phoenix Industrial Property
Use this commercial due diligence checklist for buyers of Phoenix industrial property to review title, zoning, and lease risk before closing.
By David PierceAugust 6, 2026Read →
Asset ClassEntitling a Raw Parcel in Queen Creek: The Rezoning Path From Dirt to Buildable
Entitling a raw parcel in Queen Creek means working through zoning, infrastructure, and timeline risk. Pierce CRE walks investors through the rezoning path.
By David PierceAugust 3, 2026Read →
Tenant / OccupierWhat a Tenant Rep Actually Does and Why It Costs a Phoenix Tenant Nothing
A Phoenix tenant rep manages lease negotiations and tenant improvement talks, paid by the landlord, not you. See why tenant representation costs you nothing.
By David PierceJuly 31, 2026Read →
Investor DecisionCap Rate vs Cash on Cash vs IRR: How Phoenix Investors Should Read Each Metric
Learn how cap rate vs cash on cash vs irr differ for Phoenix commercial real estate investors. Compare each metric and make sharper acquisition decisions.
By David PierceJuly 28, 2026Read →
Asset ClassMedical Office Building Investing in the Gilbert and San Tan Health Corridor
Medical office building investing in the Gilbert and San Tan health corridor is driven by anchor hospital demand and East Valley population growth. Learn more.
By David PierceJuly 25, 2026Read →
Tenant / OccupierRight-Sizing a Chandler Warehouse: Square Footage Per Employee and Racking
Learn right-sizing a Chandler warehouse with per-employee square footage benchmarks, racking height guides, and flex space comparisons. Contact Pierce CRE today
By David PierceJuly 22, 2026Read →
Investor DecisionDST vs Direct Replacement Property: When a Delaware Statutory Trust Fits a 1031
Comparing a dst vs direct replacement property? See when Delaware statutory trusts fit a 1031 exchange and when direct ownership serves investors better.
By David PierceJuly 19, 2026Read →
Asset ClassIndustrial Outdoor Storage in Mesa: Why IOS Is the Hardest Asset to Find Right Now
Industrial outdoor storage in Mesa is the tightest commercial asset in the East Valley. Learn what drives IOS demand and how to find available sites.
By David PierceJuly 16, 2026Read →
Tenant / OccupierWhat TI Allowance to Ask For on a Gilbert Industrial Lease
Learn what ti allowance to ask for on a gilbert industrial lease, from market ranges by lease term to negotiation strategies for East Valley industrial tenants.
By David PierceJuly 13, 2026Read →
Investor DecisionEstimating Operating Expenses and NOI on a Phoenix Office Building Before You Bid
Learn how to estimate operating expenses and NOI on a Phoenix office building before you bid. Covers cap rates, property taxes, and management fees.
By David PierceJuly 10, 2026Read →
Asset ClassOffice to Residential Conversion in Downtown Phoenix: When the Math Actually Works
Office to residential conversion in downtown Phoenix works for a narrow set of buildings. Learn which qualify and how incentives shape your capital stack.
By David PierceJuly 7, 2026Read →
Tenant / OccupierNNN vs Modified Gross vs Full Service: What a Mesa Office Tenant Is Really Paying
Learn the real cost difference between NNN vs modified gross vs full service leases before signing in Mesa. Property taxes, CAM, and base rent explained.
By David PierceJuly 4, 2026Read →
Investor DecisionReverse 1031 Exchange Mechanics: Buying Replacement Property Before You Sell
Learn how reverse 1031 exchange mechanics let Phoenix investors buy replacement property first. Pierce CRE explains EAT rules, timelines, and costs.
By David PierceJuly 1, 2026Read →
Multifamily InvestmentMultifamily Investment Sales in Phoenix Metro: Submarket Trends
Explore multifamily investment sales in Phoenix metro by submarket. Cap rates, buyer priorities, and 1031 exchange dynamics for 2026, from MHG Commercial.
By David PierceJune 22, 2026Read →
1031 Exchange1031 Exchange Strategy for Arizona Investors: Replacement Property Pipelines
Build a replacement property pipeline with the right 1031 exchange strategy for Arizona investors. Defer capital gains taxes with guidance from Pierce CRE.
By David PierceJune 19, 2026Read →
Office CREOffice Space for Lease in Scottsdale and Tempe: Right-Sizing After 2025
Find office space for lease in Scottsdale and Tempe. Pierce CRE covers 2026 market conditions, coworking, private offices, virtual offices, and lease negotiatio
By David PierceJune 17, 2026Read →
Industrial CRESale-Leaseback Strategy for Phoenix Industrial Owner-Operators
Phoenix industrial sale-leaseback strategy converts owned real estate into capital without disrupting operations. Learn how owner-operators structure the deal.
By David PierceJune 15, 2026Read →
Industrial CREIndustrial Land for Sale in Maricopa County: Zoning and Site Selection
Find industrial land for sale in Maricopa County. Expert guide to zoning classifications, site selection, and entitlement timelines in the Phoenix metro.
By David PierceJune 12, 2026Read →
Industrial CREIndustrial Space for Lease in Phoenix: Last-Mile, Flex, and Distribution
Find industrial space for lease in Phoenix across last-mile, flex, and distribution submarkets. Learn what drives space rent, vacancy, and how to evaluate your
By David PierceJune 10, 2026Read →
Retail CRERetail Investment Sales in Arizona: What Cap Rates Are Telling Us in 2026
Retail investment sales in Arizona are shifting in 2026. See what Phoenix metro retail cap rates signal for buyers and sellers of commercial retail assets in Ch
By David PierceJune 8, 2026Read →
Retail CRERestaurant and Quick-Service Retail Sites in Scottsdale
Explore restaurant and quick-service retail sites in Scottsdale, from Kierland Commons to pad sites along key corridors. Contact David Pierce for current market
By David PierceJune 5, 2026Read →
Retail CREHow to Evaluate Retail Lease Terms in Chandler, Tempe, and Gilbert
Learn how to evaluate retail lease terms in Chandler, Tempe, and Gilbert. Understand NNN structures, CAM charges, and lease negotiation before you sign.
By David PierceJune 3, 2026Read →
Retail CRERetail Space for Lease in Phoenix Metro: Submarket Guide for Tenants
Find retail space for lease in Phoenix metro with this submarket guide covering Deer Valley, Paradise Valley, Chandler, and the East Valley. Contact Pierce CRE.
By David PierceJune 1, 2026Read →
57 posts published · new working-broker notes publishing monthly
> Long-form guides
Pillars to start with.
The full blog launches with the next monthly batch. Until then, the long-form pillar guides cover the Arizona commercial real estate questions investors and operators ask most.
> Guide
1031 Exchange Arizona Guide
A working broker's guide to 1031 rules, timelines, identification, and Arizona-specific notes.
Read →> Guide
Horse Property Arizona Guide
Water rights, zoning, fencing, arena, and infrastructure diligence for Arizona horse property buyers.
Read →> Guide
New Development Arizona Guide
Commercial, residential, and land development across Arizona. Site selection, water, entitlement, pipeline.
Read →> What to expect
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