New Lease at Wildwood Corporate Center

Sean Smith with Foldetta Commercial represented Kimberlite International in a lease at Wildwood Corporate Center, a LEED Silver certified Class A building located in Spring, Texas. Kimberlite is an international oil & gas market research and analytics company that uses data and interviews to assess the current market trends and establish performance benchmarks for oilfield equipment and service suppliers. Sean Smith is a real estate professional that specializes in corporate/tenant representation in The Woodlands and surrounding areas.

New Lease Announcement

Dan Vertrees with Foldetta Commercial announces a new lease with Dr. Tapan Patel of Smile Revolution, PLLC in Phase I of the Spectrum Medical Professional Building  located off S. Loop 336 W. at 600 Medical Dr. in Conroe, Texas 77304. The 13,000 SF building is currently under construction with completion scheduled for early 2018. The building is 75% leased with preleasing of Phase II 13,000 SF underway.

New Lease Announcement

Dan Vertrees with Foldetta Commercial announces a new lease with Dr. Scott Andersen of Woodlands Pediatric Dentistry, PC at the Legends Professional Plaza located off Rayford Road at 29900 Aldine Westfield Road, Spring Texas 77386. The 7,864 SF Building is currently under construction with completion scheduled for early 2018.  The balance of the Medical Professional Building is available to a single tenant or may be subdivided to accommodate up to three medical/professional tenants.

New Listing – Building for Sale

Terrie Smith has a new listing. Building for sale, approximately 5,000 SF of office/retail with Rayford Road frontage and an additional 2,610 SF building in the rear of the property.

New FASB Lease Accounting for Commercial Real Estate Leases

Are you aware that the Financial Accounting Standards Board (FASB) has issued a new accounting standard for operating leases?  Under the new lease accounting standard (ASC 842), companies will need to include the majority of their operating leases (i.e. office & IT leases) on their balance sheets from January 1, 2019 onward.  For privately held companies, it is effective January 1, 2020.

And while 2019 may seem like a long ways away, publicly traded companies will need to provide the following:

  • 3 years of profit and loss statements (2017, 2018 and 2019)
  • 2 years of balance sheets (2018 and 2019)

As such, preparation and compliance for ASC 842 starts in 2017.

In terms of preparation, there are many things a company can do.  Simple things like centralizing your lease data and inputting into a central database (excel spreadsheets are no longer acceptable) is a great start.

Other less simple things you can do is start learning the fundamentals of ASC 842 and determining the financial impact of existing lease contracts on the balance sheet.  Here are some of the questions you will need to answer:

  • How do you calculate the asset and associated liability on the balance sheet?
  • What is the impact on your Bank Covenants?
  • How do landlord allowances impact the calculation?
  • Are their good and bad clauses in existing leases that need to be amended?
  • What discount rate do we use?

As a frame of reference, a 12k SF office space leased for 5 years at an average annual lease rate of $25 PSF could increase a Company’s assets and liabilities by approximately $1.2MM.  Apply this to all your office leases, as well as any office or IT equipment, and the impact to the balance sheet could be substantial.

As a Real Estate professional that is also a CPA, I will be supporting my clients through this conversion and developing strategies for limiting the balance sheet impact of existing and future operating leases.

In the coming week and months, I  will be providing additional guidance on the impact of ASC 842 on commercial leases.  In the meantime, if you have any specific questions in regards to your company, feel free to contact me directly.

The Top 10 Markets for Investment Sales

 

The top 10 markets with the highest first half of the year sales volume include the following:

Houston, TX

Investment sales in the U.S. continue to lag the pace set last year. Even with an uptick in pricing, the $109.2 billion in sales that occurred in the second quarter represent a 5 percent year-over-year decline. Total first half sales dropped by 8 percent to $211.1 billion, according to Real Capital Analytics (RCA), a New York City-based research firm.

Certainly, that doesn’t show a precipitous drop. However, there are several factors contributing to that slowdown. “You can’t ignore the fact that we are in an environment where there is more uncertainty,” says Sean Coghlan, director of investor research with real estate services firm JLL. Elevated political risks, regulatory risks, rising interest rates and geopolitical issues are among the top concerns. JLL is reporting a bigger decline in first half of the year investment volume of 13 to 15 percent across the four major property types of office, industrial, retail and multifamily. (RCA also tracks hotels and development sites.)

There is a shortage of opportunities that is happening at the same time as buyers are becoming increasingly selective. “So we are seeing a little bit of an imbalance between the supply side and the demand side of capital,” adds Coghlan.

“I believe that there is still a lot more equity demand than there are deals out there,” notes Michael T. Fay, a principal and managing director in the Miami office of real estate services firm Avison Young. Pricing has become much more of a factor today. “There is a pricing gap between a seller’s expectations and where underwriting has come in on some of these properties,” he says.

The one sector that is out-performing is industrial. According to RCA, industrial sales increased 10 percent during the first half to reach $30.1 billion. “A big factor in that is that we are seeing a wave of new portfolio transactions that are over $250 million,” says Coghlan. According to JLL, an estimated $3 billion in industrial portfolio transactions have closed in the first half of the year and over $13 billion in portfolio sales are expected to close in the second half of the year.

Hotel sales remained flat, while other major property sectors also posted a drop in sales, led by development sites that fell by 20 percent; followed by apartments at 17 percent; retail at 16 percent and office at 2 percent, according to RCA.

Even with a decline in transaction volume, sales remain relatively robust in most major metros. Combined, the top 10 most active sales markets during the first half of the year accounted for 35 percent of total sales at $74.4 billion. The top 10 markets with the highest first half of the year sales volume include:

  • Los Angeles
  • Manhattan
  • Dallas
  • Boston
  • Atlanta
  • Chicago
  • Houston
  • Seattle
  • San Francisco
  • Northern New Jersey

Howard Hughes Corp. unveils next phase of Cypress master-planned community

July

Thousands of homes and a new amenity center with a lazy river are planned for the next phase of a massive master-planned community northwest of Houston.

The Howard Hughes Corp. (NYSE: HHC) and its wholly owned subsidiary The Woodlands Development Co. on July 24 announced the second of four planned villages in Bridgeland, a 11,400-acre community southeast of U.S. Highway 290 and the Grand Parkway in Cypress.

Parkland Village, which spans 1,200 acres, will feature 3,100 homes ranging in price from the mid-$200,000s to more than $1 million. As its name suggests, the theme of Parkland Village is “living in a park,” so it will boast green spaces along the neighborhoods and roadways throughout the village, officials said. Click through the slideshow to see renderings of Bridgeland’s Parkland Village.

Parkland Village, inspired by the Prairie School of Architecture and the Emerald Necklace in Boston, will have about 350 acres of parks, lakes, trails as well as natural and green spaces with meadows, trees, wildflowers and natural grasses mirroring the Katy Prairie. The neighborhoods within the village will be named after Texas State Parks, and the streets will represent historical state landmarks, flora and fauna within those state parks.

“Our overall vision for Parkland Village is a community where sustainability and community connect with one another,” said Heath Melton, vice president of master-planned communities, residential development with The Howard Hughes Corp. “We wanted to make sure we’re harmonious with nature.”

In Parkland Village, 14 homebuilders will construct single-family homes on a variety of home sites: 40-, 45-, 50-, 55-, 60-, 65-, 70-, 80- and 100-foot lots. The homebuilders include: Beazer Homes, Chesmar Homes, Coventry Homes, Darling Homes, Highland Homes, Lennar, M/I Homes, Newmark Homes, Perry Homes, Ravenna Homes, Taylor Morrison Home Corp., Trendmaker Homes, Village Builders and Westin Homes.

The Howard Hughes Corp. is planning to build a model home park within Parkland Village that will feature a nature-inspired neighborhood park with a playground and an events lawn. The first model homes in Parkland Village are currently under construction, and homebuilders have already sold six homes in the newest village, officials said. The model homes are expected to have a soft opening this fall and a grand opening in spring 2018.

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Houston Worst; Dallas First in National Rankings of Office Space Absorption

July

 

HOUSTON and DALLAS – Houston has worst office absorption in the nation while Dallas has the best, according to a midyear report by Cushman & Wakefield.

Houston had 1,565,381 million SF of negative net absorption in the first half of 2017, meaning a lot more office space became vacant as Houston energy companies continued to shrink.

Meanwhile, Dallas/Fort Worth had 3 million SF of positive absorption in the first six months of the year. J.C. Penney, Brinker International and Goldman Sachs occupied huge blocks of space this year.

The Cushman & Wakefield research covered 87 markets around the nation.

Showing steady improvement for several consecutive years, the Dallas market had an overall vacancy rate of 16 percent in the second quarter of 2017, Cushman & Wakefield reported. Six years ago, in the second quarter of 2011, the overall vacancy rate was 22 percent.

“We continue to see companies opting to either relocate or concentrate their growth efforts in North Texas often in lieu of expansion in other markets. Companies continue to take advantage of the business attributes of the region, including our strong labor base and business-oriented policies,” said Craig Wilson, executive managing director of Cushman & Wakefield.

Dallas leasing activity for the first six months of 2017 totals about 6.3 million SF.

“In most circumstances, there is strong leasing activity in newly constructed buildings, particularly in the most active markets such as Uptown and the West Plano/Frisco markets,” Wilson said.

The Houston market struggles against an oversupply of office space. More than 11 million SF of sublease space is on the market, a slight improvement over last year, but much worse than normal. The vacancy rate is above 20 percent.

July 17, 2017 Realty News Report Copyright 2017

Howard Hughes Corp. announces details about The Woodlands Hills development in Conroe, Willis

|   June

Howard Hughes Corporation

The Howard Hughes Corporation announced details about The Woodlands Hills, a 2,000-acre master-planned community under development in north Conroe and Willis, during a presentation on Monday morning.

The community will feature more than 4,500 residences, 112 acres of open space, 20 neighborhood parks and a village park, a retail village center, extensive hike and bike trails and dedicated bike lanes, said Heath Melton, vice president of residential development at the The Woodlands Development Company.

“The Woodlands Hills will feature gently rolling terrain for its natural amenities and acres of green space,” TWDC Co-President Tim Welbes said. “We plan to develop The Woodlands Hills with the same high standards and commitment to environmental preservation that have continued to make The Woodlands and Bridgeland, two of the best-selling communities in the nation, with a wide variety of housing options and extensive outdoor recreation.”

Welbes said the community will feature a variety of retail options, including a retail village center in the middle of the development as well as retail property along FM 1097, FM 830 and League Line Road.

“The Woodlands Hills captures and extends The Woodlands tradition,” Melton said. “The community is forested with natural terrain and has hills that are unique to this area. We will maintain the same high-level development standards that has made The Woodlands one of the top selling master-planned communities in the nation.”

Company officials highlighted plans for a 17-acre Village Park, which will help launch the community upon opening. Plans include an activity center, an events hall, a fitness center, a resort-style pool with a lazy river, lap lane fitness pool, playground as well as tennis courts and a dog park.

“It is really nicely nestled in the woods there,” Melton said. “You can see some of the architectural appeal that we are trying to achieve. We think it is very well fitting within the surroundings, but it has a little bit of a modern flair to invite some of our residents into our community.”

Along with the announcement, the company launched the official website for the community and corresponding social media accounts, and billboards promoting the community will be installed starting this week. The corporation plans to announce home builders by the end of summer, and expect the community to host a grand opening celebration in spring 2018.

Shenandoah legislation enables city to fund special events center with hotel tax revenue

Shenandoah Community Impact News

The city of Shenandoah now has the option of paying for its proposed special events center with hotel occupancy tax revenue following the passage of Senate Bill 2166 during the 85th Texas legislative session.

Shenandoah city officials have been discussing the possibility of building a multiuse special events center within city limits since 2011. If built, city officials want to pay for the $20 million-$40 million center with hotel occupancy tax revenue as the local industry continues to boom.

“This area has been discussing this type of facility for many, many years,” City Administrator Greg Smith said. “I think there is an appetite for a facility that can be used for multiple purposes and we have a very good relationship with the sports industry so this just gives us another mechanism to bring visitors to Shenandoah and have a positive impact on our hotels.”

However, prior to the 85th state legislative session the city was unable to use hotel tax to fund the project due to the sports component of the facility. Therefore, the city submitted proposed special legislation in late 2016 for review at the state level with hopes of amending that prohibition.

“[Those sporting events are] a huge economic boost to the whole area,” said Rep. Mark Keough, R-The Woodlands, who authored the House bill. “As the city wants to continue to [host sporting events], they want to build an athletic center, but rather than put it on the backs of the people, they’ve got some resources available right now in hotel occupancy tax revenue. It would be nothing but a huge opportunity for this entire area to be able to do that.”

Now that the legislation has passed, Smith said the next steps for the city involve getting a cost estimate on the center and conducting both a feasibility study and an economic effects study to evaluate whether the center would be a good financial decision for the city.

“The deciding factor on this facility actually getting built is based on the hotel occupancy tax revenue that comes into the city,” Smith said. “So if we don’t get any of the proposed hotels that have been approved—today we don’t have enough money to pay the debt service for this facility—so we would not build it. So we do need more hotels to be built in Shenandoah to build the special events center.”

Three new city council members took office in Shenandoah following the May 6 city election—Byron Bevers, Charlie Bradt and Ted Fletcher. During a candidate forum on April 20, all three stated they were not in favor of incurring $30 million in debt to build a special events center, however, that did not mean they were against the project altogether.

“If this council decides to not proceed with consideration of the special events center, then the project will die,” Smith said. “But the legislation is still passed so it could come up again at a future time with a future council. At this point we’ve done about as much work as we can do without engaging some more consultants to help us take the next steps.”

City officials said they hope to have a plan for the special events center in place by 2019.

“This project will support our hotels,” City Finance Director Jennifer Calvert said. “We absolutely want to take care of our residents, but we also want to take care of our business owners so we want to help them fill their hotels and have successful businesses. When visitors come the eat and drink at our restaurants and shop at our stores so it helps all of our businesses—that’s our primary goal.”

Additional reporting by Marie Leonard.