Shale Property Rights

Commercial Real Estate
Commercial Real Estate Trends: Insights from Buyers Agents

Commercial real estate is constantly evolving, with trends and shifts shaping the market landscape. To gain insights into these dynamics, it is crucial to understand the perspectives of buyers agents, who play a crucial role in navigating the ever-changing commercial real estate market.

In this article, we will explore key trends in commercial real estate, emerging market shifts, and the perspectives of commercial buyers agent in interpreting and responding to these developments.

Understanding the Current Commercial Real Estate Market

The commercial real estate market is a complex and dynamic industry that is influenced by various factors, shaping supply, demand, and pricing. In recent years, several key factors have played a significant role in driving market dynamics and trends.

One of the most critical factors impacting the commercial real estate market is the state of the economy. Economic fluctuations, such as recessions or booms, can have a profound effect on the market. During economic downturns, businesses may downsize or close, leading to a decrease in demand for commercial properties. Conversely, during periods of economic growth, the demand for commercial properties tends to rise as businesses expand and seek new locations to operate.

Government policies and regulations also play a crucial role in shaping the commercial real estate market. Changes in zoning laws, tax incentives, and infrastructure development can create both opportunities and constraints for commercial property investors and tenants. Understanding and adapting to these regulatory changes is essential for investors and businesses looking to thrive in the market. Learn more how buyers agents in Brisbane ensure a smooth process.

Key Factors Influencing the Market

One significant factor is the state of the economy. Economic fluctuations, such as recessions or booms, can have a profound impact on the commercial real estate market. During economic downturns, demand for commercial properties may decrease as businesses downsize or close. Conversely, during periods of economic growth, demand for commercial properties tends to rise.

Government policies and regulations also play a critical role in shaping the commercial real estate market. Changes in zoning laws, tax incentives, and infrastructure development can create new opportunities or constraints for commercial property investors and tenants.

The Role of Buyers Agents in the Market

Buyers agents play a crucial role as intermediaries between buyers and sellers in the commercial real estate market. They provide invaluable insights into the market, helping buyers navigate complex transactions and negotiate favorable terms. With their deep understanding of market trends, property valuations, and investment strategies, buyers agents guide clients towards making informed and strategic decisions that align with their investment goals.

Emerging Trends in Commercial Real Estate

The commercial real estate market continues to experience transformative shifts, driven by societal, technological, and economic transformations. Two emerging trends warrant attention:

The Shift Towards Remote Work and Its Impact

The COVID-19 pandemic has accelerated the adoption of remote work, leading to a reevaluation of office space needs. Many businesses have embraced hybrid work models, reducing their office footprint. As a result, demand for large commercial office spaces has declined, while flexible workspace solutions have gained prominence. Buyers agents are advising investors to explore opportunities in adaptive reuse projects and repurposing office buildings to meet evolving demands.

Moreover, the shift towards remote work has not only impacted office spaces but also influenced the design and amenities of commercial real estate properties. Developers are now focusing on creating mixed-use spaces that cater to the needs of remote workers, such as incorporating co-working areas, outdoor spaces, and advanced technology infrastructure to support virtual collaboration.

Sustainability and Green Building Practices

Increasing environmental consciousness has sparked a growing interest in sustainable and green buildings. Buyers agents are observing a rising demand for eco-friendly commercial properties, driven by both tenant preferences and regulatory requirements. Buyers agents play a vital role in identifying properties with desirable green features, evaluating energy efficiency ratings, and assessing the long-term sustainability of investments.

Furthermore, the emphasis on sustainability in commercial real estate has led to the integration of innovative technologies like smart building systems, renewable energy sources, and water conservation measures. Buyers agents are now working closely with developers and property owners to ensure that green building certifications, such as LEED or Energy Star, are obtained to enhance the marketability and value of these properties.

Commercial Real Estate

The Buyers Agents’ Perspective on Market Trends

Buyers agents possess unique insights into market trends, enabling them to interpret and respond to changing dynamics effectively.

When it comes to understanding market trends, buyers agents go beyond surface-level observations. They delve deep into the data, analyzing historical patterns and current indicators to forecast future movements accurately. By staying abreast of economic indicators, demographic shifts, and regulatory changes, buyers agents can provide their clients with strategic advice tailored to the evolving market landscape.

How Buyers Agents Interpret Market Changes

Buyers agents closely monitor market trends and seek to understand their underlying drivers. They analyze data, conduct market research, and leverage their networks to gain in-depth knowledge of the market. Through this comprehensive understanding, buyers agents can accurately anticipate changes, identify investment opportunities, and mitigate risks for their clients.

Moreover, buyers agents often collaborate with industry experts, including economists, urban planners, and legal advisors, to gain multifaceted perspectives on market dynamics. This interdisciplinary approach equips buyers agents with a holistic view of the market, enabling them to offer nuanced insights and strategic guidance to their clients.

Strategies Buyers Agents Use to Navigate Trends

Buyers agents employ various strategies to navigate market trends successfully. They emphasize proactive communication with clients, keeping them informed about emerging trends and their potential implications. By maintaining a strong network of industry professionals, buyers agents can tap into off-market opportunities and gain early access to potential investments. They also develop creative financing solutions, such as partnering with lenders specializing in commercial real estate, to maximize investment potential.

Furthermore, buyers agents stay agile in their approach, adapting their strategies in real-time to capitalize on emerging opportunities and mitigate risks swiftly. By combining market expertise with strategic agility, buyers agents position themselves as invaluable partners to clients seeking to navigate the complexities of the real estate landscape.

Commercial Real Estate

Predictions for the Future of Commercial Real Estate

Anticipating future shifts is essential for buyers agents and investors alike. Several predictions shape the landscape of commercial real estate:

Anticipated Market Shifts

Experts predict that the commercial real estate market will continue to evolve in response to changing societal, economic, and technological factors. The demand for flexible workspaces is expected to remain strong, with the commercial office market adapting to accommodate hybrid work models. Additionally, the integration of technology, such as artificial intelligence and virtual reality, is set to revolutionize property management and enhance the tenant experience.

Moreover, sustainability and environmental considerations are becoming increasingly important in commercial real estate. Green building practices, energy efficiency, and eco-friendly designs are not only seen as ethical choices but also as financially prudent decisions. Investors and developers are focusing on creating sustainable properties that reduce carbon footprints and operating costs while attracting environmentally conscious tenants.

How Buyers Agents are Preparing for the Future

Buyers agents are positioning themselves to thrive in the future market by staying informed and embracing technological advancements. They invest in data analytics tools to gain accurate insights into market trends, enabling them to provide their clients with data-driven advice. Moreover, buyers agents actively participate in industry conferences, collaborate with experts in related fields, and engage in continuous professional development to stay at the forefront of the industry.

Furthermore, the role of buyers agents is expanding beyond traditional transactions. They are increasingly involved in strategic consulting, helping clients optimize their real estate portfolios, negotiate complex deals, and navigate regulatory changes. By offering comprehensive services that go beyond simple property transactions, buyers agents are becoming trusted advisors to their clients, guiding them through the intricacies of the evolving commercial real estate landscape.

Conclusion: The Value of Insight from Buyers Agents

As the commercial real estate market continues to evolve, buyers agents serve as invaluable allies for investors and buyers. Their deep understanding of market trends, interpretation of shifts, and innovative strategies enable clients to navigate the dynamic landscape with confidence.

The Role of Buyers Agents in Successful Real Estate Investment

Buyers agents provide expert guidance throughout the investment process, from property selection to closing the deal. By leveraging their market knowledge and negotiating skills, buyers agents ensure their clients make informed decisions and secure the most advantageous terms possible.

Final Thoughts on Navigating Commercial Real Estate Trends

To thrive in the commercial real estate market, staying informed and taking advantage of expert insights is essential. Buyers agents offer a unique perspective, helping investors navigate trends, seize opportunities, and achieve success in this dynamic industry.

buyers agent brisbane
Property Rights Emerge as Growing Issue;

Is Tillerson a Property Rights ‘Illiterate’?

A recent Wyoming Supreme Court decision noted the shale gas ‘gold rush’ has triggered the law of unintended consequences for energy industry executives and government regulators where property rights are concerned.1

More property owners and communities have decided they do not want to be dictated to by energy executives who do not have drilling rigs, pipelines, compressors or underground natural gas storage reservoirs in their own backyard.

As such energy industry operations proliferate across the US and Canada, more property owners, communities and organizations are challenging the adverse effects on, first, the environment and now, property rights.

The most recent example of the energy industry’s new-age NIMBY (Not In My Back Yard) is Exxon Mobil Chairman and CEO Rex Tillerson who filed suit, along with ten others, to stop construction on a water tower near his property in Bartonville, Texas, about 30 miles outside of Dallas.2

Water Sold for ‘Fracing’?

Tillerson and his rich neighbors (with million dollar property values) sued the Bartonville Water Supply Corporation (BWSC) for, among other fears, that “BWSC will sell water to oil and gas explorers for fracing shale formations leading to traffic with heavy trucks on FM 407, creating a noise nuisance and traffic hazards.”  [p. 17 of Armey et al. v. Bartonville Water Supply Corp. et al. Number 2012-30982-211, Plaintiffs’ Second Amended Petition, in the District Court of Denton County, Texas, March 15, 2013]

Tillerson and his attorney say the suit is about a water tower not fracking.  While they pedal backward as fast as they can, this lawsuit is a declaration of property rights by the Chairman and CEO of Exxon Mobil which describes itself as “the largest publicly traded … oil and gas company” in the world. Click here to read about Pinochio Award for Spectra Energy’s ‘Ground Game’ on Sabal Trail Pipeline,

In this court document, they repeatedly assert the right to enjoy their property.  In a staggering statement of hypocritical self-absorption, the lawsuit declares (emphasis added):

“Each of the homeowners built or purchased their homes in Bartonville to live in an upscale community free of industrial properties, tall buildings, and other structures that might devalue their properties and adversely impact the rural lifestyle they sought to enjoy.” [p. 5 of Armey et al. v. Bartonville Water Supply Corp. et al. Number 2012-30982-211, Plaintiffs’ Second Amended Petition, in the District Court of Denton County, Texas, March 15, 2013]

Tell that to “fellow” property owners who live with fracked wells 300 feet from their door or whose property sits on top of underground natural gas storage reservoirs.  Do they not have the same rights as the Tillersons?

Right to Enjoy THEIR Property

The rich folks’ lawsuit is the best legal read currently available, a testament to the double standard of the new NIMBYs of the energy industry.  It is rife with melodramatic whining over their property rights (emphasis added):

  • The lawsuit bleats about “the emotional harm they have sustained from the deprivation of the enjoyment of their property because of fear, apprehension, offense, loss of peace of mind, visual blight or other similar acts or circumstances.”[pp. 11-12 of Armey et al. v. Bartonville Water Supply Corp. et al. Number 2012-30982-211, Plaintiffs’ Second Amended Petition, in the District Court of Denton County, Texas, March 15, 2013]
  •  “The construction of the water tower will create a constant and unbearable nuisance to those that [sic] live next to it.  A water tower will have lights on at all hours of the night, traffic to and from the tower at unknown and unreasonable hours, noise from mechanical and electrical equipment needed to maintain and, operate the water tower, and creates and [sic] unsafe and attractive nuisance to the children of the area.”[p. 17 of Armey et al. v. Bartonville Water Supply Corp. et al. Number 2012-30982-211, Plaintiffs’ Second Amended Petition, in the District Court of Denton County, Texas, March 15, 2013]

So here we have the leader of the largest oil and gas company in the world, whose very name is Latin for “king,” a person of “ordinary sensibilities” (according to the lawsuit).  He and his ten neighbors stand before the world suffering multiple symptoms:

  • emotional harm
  •  irreparable harm to property value
  • “fear, apprehension, offense, loss of peace of mind, visual blight” and more.

Rex: Property Rights ‘Illiterate’

CEO Rex “Not-In-My-Backyard” Tillerson is on record calling the public “illiterate” in science, math and engineering; and what the energy industry does “is a mystery to them and they find it scary.”3

Au contraire, NIMBY Rex.  No mystery here.  The folks whose property rights your company and industry trample with the collusion of government (as in “cartel”) understand it much better than you do.

Is it possible, Rex, you and your wealthy, powerful friends are illiterate on the issue of property rights?  Now that you find the enjoyment of your property  threatened, it’s “scary?”

When your moment of property rights literacy arrived, you failed.

Fellow property owners who have been there, done that – thanks to you – call it poetic justice.

Links & Resources

1Wyoming Supreme Court Decision – Among other points, the court noted (emphasis added):

“Impetus for the extensive changes came from increased use of eminent domain proceedings by public utilities and energy related industries, a void in the Wyoming eminent domain law perceived by landowners as allowing abuse of eminent domain by nongovernmental entities, and accelerating market values of land, making one-time payments for compensation less satisfactory.”

See Wyoming Supreme Court decision – Barlow Ranch, Limited Partnership v. Greencore Pipeline Company, LLC; (2013 WY 34; Case Number: S-12-0038; S-12-0039; Decided March 19, 2013); paragraph cited above on p. 11 of the 43-page decision.  The Court’s decision is easy to locate on the internet and is available as a downloadable pdf file.

This story is covered extensively by U.S. and international news media; a download of the lawsuit and response is available via The Wall Street Journal (a subscription site).  For that, see EXXON CEO Joins Suit Citing Fracking Concerns:  The Wall Street Journal by Daniel Gilbert, February 20, 2014.

Or type the following reference to the lawsuit into a search engine and you should be able to download the pdf file:  Armey et al. V. Bartonville Water Supply Corp. et al. Number 2012-30982-211, Plaintiffs’ Second Amended Petition in the District Court of Denton County, Texas.

Tillerson stated in paragraph 16 of his remarks (emphasis added):  “Now, with these new technologies that evolve always come a lot of questions. Ours is an industry that is built on technology, it’s built on science, it’s built on engineering, and because we have a society that by and large is illiterate in these areas, science, math and engineering, what we do is a mystery to them and they find it scary. And because of that, it creates easy opportunities for opponents of development, activist organizations, to manufacture fear.”

Commercial Real Estate
Listen to Property Owners Near Spectra Energy Facilities

Note:  The best way to evaluate Spectra Energy is to evaluate its track record, not its promises.  Any evaluation of its track record should include listening to stakeholders who live near Spectra Energy facilities.  

Testimony of Angel and Wayne Smith
Property Owners in Clearville, Bedford County, PA

Regarding Spectra Energy’s Steckman Ridge

Underground Gas Storage and Compressor Facility

EPA Science Advisory Board
Hydraulic Fracturing Research Advisory Panel
February 1, 2016 Public Teleconference


My name is Angel Smith and my husband, Wayne, and I are providing this testimony based on our personal experience with Spectra Energy’s Steckman Ridge underground gas storage and compressor station, located near our property in Clearville, Bedford County, Pennsylvania. We are about two hours from Washington, DC.

For the record, we are neighbors to a 12-billion cubic feet underground natural gas storage reservoir with a 5,000 horsepower compressor station, 13 injection/withdrawal wells and related pipelines. This facility stores and pumps shale gas through the Spectra Energy pipeline system.

We are not Ph.Ds or MD’s; but we are experts on what has happened to us and our animals when drilling and gas storage happened near our property.

  • We watched our artesian water well run over the well casing for months after the compressor went into operation;
  • We watched our animals die – chickens, a horse, several healthy cows, calves (that seemed to be okay for a few days, then dead), and still born calves.

We called the Pennsylvania Department of Environmental Protection (DEP) several times; and they would show up after the fact.

DEP reps would pull WATER samples and dump them out in front of us. They would take samples and give us a report with iron levels at 10.3 mg/l and manganese 3.228 mg/l. The secondary standards being iron at 0.3 mg/l and manganese at 0.05 mg/l – which means our levels were well over acceptable limits. And a nice letter from DEP that would state, “Drilling has NOT affected your water supply.”

When they were called again, the DEP rep would arrive only to tell us he did not bring enough bottles to pull samples for testing. Once we were told, you’re so close to the Maryland state line, we don’t care.

Then the next letter would arrive claiming our water quality “has improved since drilling” and operations at the compressor station began. DEP was using its now infamous 942 codes, which ignore levels of high iron, high manganese, high arsenic, toluene, and methane in all of our water supplies!

Since 2009 when Spectra Energy put its Steckman Ridge underground storage and compressor station in service, there have been more than 60 shutdowns and related incidents at its facility. And we are still counting.

Spectra Energy’s track record at Steckman Ridge includes deception. For example in March 2013, there was an uncontrolled leak of 431.5 thousand cubic feet of natural gas vented to the atmosphere over a two-day period.  The incident was so disturbing to neighbors that fire trucks rolled to the facility.

Despite the reality that evening, Spectra Energy’s directors of stakeholder outreach first claimed “Nothing was released. There was no smoke. No incident.” By the next day, the company retreated and claimed only a “small volume” of methane was released. To this day, the company refuses to say publicly how much was released. But we have the document in which the company admits this was anything but a small volume. So Spectra says one thing publicly while privately documenting the uncontrolled release of a huge volume of methane.

When Spectra Energy’s Steckman Ridge operation drilled injection/withdrawal well SR 6, not far from our property line, we had a spring pop up inside our barn that we had to fix. There was so much water in our barn, it was running down the driveway onto the paved road.

On November 25th, 2009, we were still drinking our spring water because it did not test positive for arsenic, as our well had. That morning I made coffee, and noticed the water was brown. Up to that point, it never dawned on us that the spring water was now contaminated. We were sick for months!

Again DEP told us our water quality had improved!

After that we installed a $10,000 water treatment system in our house and for our animals. We have watched our pond go up and down in synch with Steckman Ridge’s injection and withdrawal of gas, and our pond turn red.

From 2007 thru 2015, we have watched our pets and livestock die! As noted, our chickens all died; big healthy cattle would fall over and kick their feet and die.  We had one cow tested and it tested positive for liver disease. With four dead dogs, we had one tested and it tested positive for kidney and stage 4 liver disease; its kidneys shut down, and it had an enlarged liver.

The horse DIED the same way as the cattle, kicking its feet, unable to stand – DEAD!  In addition, neighbors have reported losing cattle, dogs, and goats.

At this point, my husband experienced memory loss, lesions on his lungs; and he has an over load of iron. FOR MYSELF, I’VE BEEN DIAGNOSED WITH enlarged liver, liver disease, and lesions on the liver.  This medical diagnosis is based on liver biopsies for both of us.

The creek that runs through our property tested positive for MBAS, a surfactant. To this day we still have large amounts of foam going down this creek.

Our neighbors have their homes for sale, but there is no interest from potential buyers because of the water contamination and air pollution driven by releases at the Spectra Energy compressor station.

We did not ask to be lab rats, we just wanted to raise our cattle for supplying meat to American families, enjoy our pets, and enjoy life — not ever did it cross our minds to worry about what we are drinking or breathing.

I ask you: Do not let this continue! We cannot allow anybody to say drilling doesn’t affect our water and air. My husband and I are living proof that it does. Please do the right thing. Nobody should ever have to live through what we do.