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Bull Realty, Inc. is an industry leading commercial real estate company headquartered in Atlanta, Georgia.

10/29/2026

Most market forecasts come from a handful of economists. This one comes from more than 500 interviews and close to 1,000 surveys.

On this week's America's Commercial Real Estate Show, Andrew Alperstein, Partner and Financial Markets and Real Estate Leader at PwC, explains how Emerging Trends in Real Estate 2027 comes together.

The report, produced with the Urban Land Institute, is in its 48th year and closing in on its 50th anniversary. Each July the PwC team starts reaching out to property owners, lenders, developers, and home builders across the US and Canada, mostly C-suite executives with a forward-looking view of the market. Interviews and surveys run from July through September, and October goes to pulling it all together.

That breadth is what makes the findings worth reading. This year's 152-page edition captures an industry adjusting to a 10-year Treasury near 5%. Only 50% of respondents rate the profitability outlook good or excellent, down from 65% two years ago. Yet buy signals are among the strongest in recent years, as well-located properties trade below replacement cost and new supply sits near historic lows.

The theme that came out of all those conversations sums it up: you have to work for it.

Andrew joins Michael Bull, CCIM to break down the top 10 markets, the sectors investors favor, and how AI is changing demand.

Watch: https://youtu.be/p6zy03eTchQ
Listen: https://podcasts.apple.com/us/podcast/where-cre-investors-are-buying-next-pwc-uli-emerging/id398600916?i=1000798367004
Read: https://www.bullrealty.com/intel/blog-posts/view/you-have-to-work-for-it-emerging-trends-in-real-estate

Connect with Andrew Alperstein:
https://www.linkedin.com/in/andrew-alperstein-ab0a822/
PwC Website: https://www.pwc.com

Looking to discuss your commercial real estate strategy? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

10/29/2026

Only half of CRE leaders like the profitability outlook. Buyers are moving anyway. 📊

Swipe through the numbers from PwC and ULI's Emerging Trends in Real Estate 2027: sentiment down from 65% to 50% in two years, Dallas at No. 1 for the third straight year, and a 10-year Treasury near 5%.

Andrew Alperstein of PwC breaks it down with Michael Bull, CCIM on this week's America's Commercial Real Estate Show.

▶️ Watch: https://youtu.be/p6zy03eTchQ
🎧 Listen: https://podcasts.apple.com/us/podcast/where-cre-investors-are-buying-next-pwc-uli-emerging/id398600916?i=1000798367004
📖 Read: https://www.bullrealty.com/intel/blog-posts/view/you-have-to-work-for-it-emerging-trends-in-real-estate

Looking to discuss your commercial real estate strategy? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

10/22/2026

AI is changing how people shop. Tom McGee says the 3 things that win in retail have stayed the same.

On this week's America's Commercial Real Estate Show, Tom McGee, President and CEO of ICSC, shares his advice for retailers and landlords.

Start with the consumer. Tom calls retail the ultimate consumer-facing business, whether you are the retailer or the landlord. Shoppers arrive better informed than ever because they research with AI before they walk in, and they want the store to match the trip they are on. A convenience trip means in and out fast. A discovery trip means time to browse.

Then come the fundamentals that technology will not replace: merchandising, pricing, and above all great customer service. Tom says the retailers that do those 3 things consistently well tend to compete effectively no matter what the economy is doing.

Landlords have a parallel job. Keep the center well maintained and suited to the needs of the neighborhood. A convenience-oriented center has to be easy to get in and out of, with parking and curbside pickup that work. A discovery-oriented center needs to be a place people want to linger, with a tenant mix curated for it.

Tom joins Michael Bull, CCIM to break down retail fundamentals, AI-informed shoppers, and how landlords and retailers can work together.

Watch the Full Episode: https://youtu.be/XYinJmVVm4I
Listen on Spotify: https://open.spotify.com/episode/2oJ46iCasyr8vISt3rheX4
Listen on Apple: https://podcasts.apple.com/us/podcast/retail-real-estate-outlook-holiday-sales-and-tight/id398600916?i=1000796330182

Connect with Tom McGee:
https://www.linkedin.com/in/tommcgee2/
ICSC Website: https://www.icsc.com

Looking to discuss retail real estate? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

10/19/2026

You have probably noticed the dark drugstores in your neighborhood. Tom McGee says they will not stay dark for long.

On this week's America's Commercial Real Estate Show, Tom McGee, President and CEO of ICSC, explains what is behind the pharmacy closures and who wants the space.

Tom sees drugstore closures as more of a healthcare story than a retail story. The way people get prescriptions and care is changing, and the store count is adjusting to it. The real estate is a separate question.

Retail sales have more than doubled since the global financial crisis while very little new retail space has been built. That leaves retailers competing for well-positioned locations. When a suburban drugstore box on a good corner comes open, it gets snapped up quickly, often with more than one tenant going after it.

Tom does not see the balance shifting soon. With the cost of capital, labor, and construction all elevated, he expects some new development over the next couple of years, but not enough to change the gap between demand for space and the supply of it.

We see the same thing at Bull Realty here in Atlanta. Finding good locations for the retailers we represent is hard, and the scarcity is pushing rents higher.

Tom joins Michael Bull, CCIM to break down dark drugstores, retail occupancy, and why new supply stays limited.

Watch the Full Episode: https://youtu.be/XYinJmVVm4I
Listen on Spotify: https://open.spotify.com/episode/2oJ46iCasyr8vISt3rheX4
Listen on Apple: https://podcasts.apple.com/us/podcast/retail-real-estate-outlook-holiday-sales-and-tight/id398600916?i=1000796330182

Connect with Tom McGee:
https://www.linkedin.com/in/tommcgee2/
ICSC Website: https://www.icsc.com

Looking to discuss retail real estate? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

10/19/2026

You red-lined the 90-day purchase contract. Did you read the 15-year lease?

We see it all the time. The contract gets red-lined to death, while the lease, which can run anywhere from 3 years to 30, barely gets a glance.

The lease is the document where you need to think through every "what if." The client, management, broker, and attorney should all be working together for the client's benefit.

Get your lease reviewed before you sign.

📞 Michael Bull, CCIM | Bull Realty
🌐 BullRealty.com | 404-876-1640 x 101

10/18/2026

REIT analysts tell Darrell Crate the same thing: your stock is never my number one pick, but it's the one I want my kids to own.

Why? It won't spike 50% in a year, but the Easterly Government Properties CEO explains how consistent 2 to 3% growth plus a 7% dividend can compound to 13 to 14% returns over a decade, all backed by government credit.

Watch the Full Episode: https://buff.ly/NErl4FQ
Listen on Spotify: https://buff.ly/nq0qI3D
Listen on Apple: https://buff.ly/Zmqe3W0

Looking to discuss GSA and government leased properties? Reach out to Michael Bull, CCIM at [email protected].

10/18/2026

Retail sales track jobs. Tom McGee says your stock portfolio and your home value matter almost as much.

On this week's America's Commercial Real Estate Show, Tom McGee, President and CEO of ICSC, explains how the wealth effect shows up at the register.

When people feel their balance sheet is strong, they spend more. A rising stock market does that, and so does confidence in the value of your house. Both give households room to spend beyond the essentials.

Interest rates are the risk. Tom points out that the recent rise in mortgage rates could slow home sales, and with them the churn that drives spending on furniture, home improvement, and everything else that comes with a move. That churn has already been limited over the last few years, so retailers tied to housing turnover feel it first.

Gas prices push in the same direction. When a household with a limited budget spends more at the pump, Tom says it shifts toward essential goods and away from discretionary purchases, and ICSC's survey data shows that pattern at the lower end of the income scale.

For retail landlords, the takeaway is to know which of those forces your tenants depend on. A center anchored by essentials is far less exposed to a slowdown in home sales than one built around discretionary spending.

Tom joins Michael Bull, CCIM to break down the wealth effect, interest rates, and what they mean for retail sales.

Watch the Full Episode: https://youtu.be/XYinJmVVm4I
Listen on Spotify: https://open.spotify.com/episode/2oJ46iCasyr8vISt3rheX4
Listen on Apple: https://podcasts.apple.com/us/podcast/retail-real-estate-outlook-holiday-sales-and-tight/id398600916?i=1000796330182

Connect with Tom McGee:
https://www.linkedin.com/in/tommcgee2/
ICSC Website: https://www.icsc.com

Looking to discuss retail real estate? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

10/17/2026

Independent living, assisted living, memory care, skilled nursing. You would expect them to behave like four different businesses. Arick Morton says the recovery curve is nearly identical across all of them.

On America's Commercial Real Estate Show, Arick Morton, Chief Executive Officer of NIC MAP, explains what actually separates the senior housing property types.

His framing is the slope of the curve versus the y intercept. Skilled nursing started from a much lower occupancy base. Independent living started higher. Continuing care retirement communities started higher still. But put them all on one graph and the shape of the line is the same: trending down through the last development cycle on oversupply, plummeting when COVID hit, then climbing straight back up since.

The same holds across markets. Where a given market starts might vary, but the slope does not. NIC MAP cuts the data by resident age, by rent tier, by market, and by property type, and Arick says it is hard to find any segment with a decent statistical sample that does not show that same slope.

The practical read for owners and investors: the sector call and the property type call are less important than where your specific submarket and your specific basis sit on the curve.

Arick Morton joins Michael Bull, CCIM to break down senior housing occupancy by property type, the oversupply hangover, and what the data looks like market by market.

Watch the Full Episode: https://buff.ly/rXoToeK
Listen on Spotify: https://buff.ly/nLL4RgJ
Listen on Apple: https://buff.ly/gI3l4AP

Connect with Arick Morton: https://buff.ly/uWb6htC
NIC MAP Website: https://buff.ly/SxGUfmj

Looking to discuss senior housing? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

10/16/2026

He called me needing to borrow a million dollars. I handed him a million instead. Here's how.

A physician client was leasing a freestanding building in Buckhead and needed cash for equipment and build-out. Instead of a loan, we called the owner, put the building under contract, created a 10-year triple net lease personally guaranteed by two physicians, then sold it to an investor as a single-tenant medical property.

The lease created over a million dollars in value above what he was paying.

Sometimes the money's already there. You just have to structure it right. If you or your client is leasing their space, it might be worth a conversation.

🎥 Watch the Full Episode: https://buff.ly/gz12LjZ

📞 Michael Bull, CCIM | Bull Realty
🌐 BullRealty.com | 404-876-1640 x 101

10/15/2026

With gas prices, tariffs, and inflation in the headlines, you would expect shoppers to pull back. Tom McGee says they are still spending, and ICSC expects sales to grow as much as 4.9% this holiday season.

On this week's America's Commercial Real Estate Show, Tom McGee, President and CEO of ICSC, explains why the consumer is holding up.

The answer starts with jobs. Unemployment ticked up slightly in the latest reading, but it is still at historically low levels. Historically, when people have a job and feel confident in it, they keep spending, and that has clearly been the case this year even with consumers concerned about inflation.

That is why ICSC is optimistic about the fourth quarter, the most important stretch of the year for retail. ICSC forecasts $1.7 trillion in retail sales from October through December, an increase of 4.3% to 4.9% over last year. The average shopper is expected to spend about $650 on holiday items.

There is a split under the average. The top 10% of earners will spend roughly 5 times that amount, and they account for 50% of all consumer spending. The other 90% are still shopping, but they are watching prices much more closely.

Tom joins Michael Bull, CCIM to break down the holiday forecast, the job market, and what a two-speed consumer means for retail real estate.

Watch the Full Episode: https://youtu.be/XYinJmVVm4I
Listen on Spotify: https://open.spotify.com/episode/2oJ46iCasyr8vISt3rheX4
Listen on Apple: https://podcasts.apple.com/us/podcast/retail-real-estate-outlook-holiday-sales-and-tight/id398600916?i=1000796330182

Connect with Tom McGee:
https://www.linkedin.com/in/tommcgee2/
ICSC Website: https://www.icsc.com

Looking to discuss retail real estate? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

Address

50 Glenlake Pkwy Ste 600
Atlanta, GA
30328

Opening Hours

Monday	8am - 6pm
Tuesday	8am - 6pm
Wednesday	8am - 6pm
Thursday	8am - 6pm
Friday	8am - 6pm

Website

http://www.BullRealty.com/, https://linktr.ee/bullrealty

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