Author: Emily Ross

Understanding the intricacies of commercial real estate loans is crucial for informed decision-making in the world of real estate investments. One key aspect that demands attention is the type of interest rate associated with the loan – whether fixed or variable. In this guide, we’ll delve into the differences between fixed and variable interest rates, their advantages, disadvantages, and how they impact commercial real estate financing.

Fixed Interest Rates vs. Variable Interest Rates

Fixed Interest Rates:

A fixed interest rate remains constant throughout the agreed loan term. Regardless of market fluctuations, borrowers pay the same interest rate from the beginning to the end of the loan.

Variable Interest Rates:

In contrast, a variable interest rate is tied to the current market interest rate. It fluctuates based on market conditions, potentially rising or falling during the loan term.

Considerations for Borrowers

1. Market Dynamics:

Choosing between fixed and variable interest rates depends on the current state of the market. Fixed rates offer stability, while variable rates can lead to potential savings but come with market risk.

2. Advantages and Disadvantages:

Fixed interest rates provide a constant payment throughout the loan term, shielding borrowers from market rate increases. However, they also mean missing out on potential savings if market rates decrease. Variable rates, on the other hand, can save money if rates fall but carry the risk of increasing payments if rates rise.

3. Refinancing Challenges:

Fixed-rate loans might pose challenges if the borrower aims to refinance during a period of lower market rates, as they may not secure a lower interest rate than the one they already have. Variable-rate loans, if market rates rise, could make refinancing difficult.

Tax Implications

CMBS Loans:

For loans like Commercial Mortgage-Backed Securities (CMBS), the tax implications vary. Interest-only loans can increase property cash flow and Debt Service Coverage Ratio (DSCR), allowing for a larger loan qualification. Variable-rate loans may offer short-term rate advantages but increase overall risks. Fixed-rate CMBS loans typically have no significant tax implications.

Industry Median Interest Rates

Benchmark Rates:

Commercial real estate loan interest rates typically hover around 3% above the effective federal funds rate. Different financing options tie rates to various indices, including the Secured Overnight Financing Rate (SOFR), Treasury yields, or the Wall Street Journal Prime.

Conclusion

When deciding between fixed and variable interest rates in commercial real estate, borrowers should weigh the current market status, desired loan terms, and risk tolerance. Understanding the tax implications, especially in the context of CMBS loans, adds another layer of complexity. Keeping abreast of industry median interest rates and benchmark indices ensures borrowers make well-informed decisions in a dynamic market. Whether it’s stability with a fixed rate or potential savings with a variable rate, the choice between the two depends on the unique circumstances and preferences of the borrower.

In a move that could revolutionize transportation between two major Florida cities, a new bill filed for the 2024 legislative session aims to extend Brightline’s passenger rail service between Orlando and Tampa. The proposal, Senate Bill 1226, authored by Senate Transportation Chair Nick DiCeglie, R-Indian Rocks Beach, outlines the requirement for the Florida Department of Transportation to reserve a 44-foot-wide rail corridor within the right-of-way of Interstate 4.

One of the key aspects of the bill is the preservation of a dedicated space for the rail service within the bustling I-4 corridor. This includes considerations for infrastructure elements such as the spacing of bridge columns and barriers, crucial for ensuring the safe separation of the potential rail land and the interstate. The emphasis on meticulous planning underscores the commitment to creating a seamless and secure integration of the rail service into the existing transportation infrastructure.

Brightline, having recently completed a monumental 170-mile, $6 billion project connecting South Florida to Orlando, is now eyeing an expansion to Tampa. Cohen Commercial Realty is thrilled to discover what opportunities this new venture will bring to Florida’s commercial real estate market as we conduct business on the west coast of Florida in addition to the east coast. Commercial Real Estate Agent Chris Mangione represents properties in the Tampa area and is eager to introduce his listings to new Tampa visitors.

The successful completion of the Orlando extension in September marked a significant milestone for Brightline, which has been operational in South Florida since 2018. With this proposed expansion, the high-speed rail service aims to bridge the gap between the state’s key cities, offering a faster and more convenient travel option for residents and visitors alike.

This visionary project has garnered support from various quarters, with Senator Jay Collins and Representative Karen Gonzalez Pittman, both Tampa Republicans, submitting $50 million budget requests for rail improvements specifically in the Interstate 4 corridor. The alignment of these budget proposals with DiCeglie’s bill sets the stage for a comprehensive and collaborative effort to bring about the much-anticipated expansion.

As Florida gears up for the legislative session starting Tuesday, the fate of the Brightline expansion proposal hangs in the balance. The potential benefits of such a rail connection are substantial, from reducing travel times and easing congestion to fostering economic growth along the corridor. The prospect of a high-speed rail link between Orlando and Tampa not only aligns with the state’s commitment to modernizing its transportation infrastructure but also reflects a broader trend of investing in sustainable and efficient transit options.

The coming weeks will be crucial as policymakers weigh the merits of the Brightline expansion bill and the associated budget requests. If approved, this ambitious venture could reshape how Floridians traverse the I-4 corridor, marking a significant stride towards a more interconnected and accessible Sunshine State. The eyes of residents, businesses, and travelers are now fixed on Tallahassee, eagerly awaiting the decisions that could define the future of transportation in Central Florida.

Article for reference:  

https://www.fox35orlando.com/news/brightline-expansion-orlando-to-tampa-rail-service-would-run-along-i-4-corridor-under-new-bill

Miami-Dade County may soon witness the rise of a thrilling vertical adventure as a developer unveils plans for a rock climbing gym in the West Little River neighborhood. MC NW 7th Ave LLC, led by David Alvarez of Marathon Capital RE in New York, has submitted a pre-application for a 1.67-acre site at 8800 NW 7th Ave./U.S. 441, just north of the Little River.

The property, currently home to a truck sales lot, is under contract from Engeocom 8800 LLC, a Miami-based entity. Although previously approved for a car wash, no construction materialized, paving the way for a bold new vision – a state-of-the-art rock climbing gym.

The proposed plans outline a 22,785-square-foot building dedicated to the rock climbing experience, accompanied by a 4,000-square-foot mezzanine level. To accommodate enthusiasts and visitors, 83 parking spaces will surround the facility. The architectural blueprint, skillfully crafted by Arco/Murray Design Build in Fort Lauderdale, promises an exciting addition to the county’s recreational landscape.

While the pre-application didn’t feature visual renderings, the prospect of a rock climbing gym adds an adventurous dimension to Miami-Dade’s offerings. The project is expected to enrich the West Little River neighborhood and cater to the growing demand for alternative fitness and recreational activities.

Javier F. Avino, the Miami-based attorney representing the developer in the application, has yet to comment on the project, leaving room for anticipation and speculation among local residents.

Pre-applications, like the one filed by MC NW 7th Ave LLC, serve as a crucial step in the development process, allowing developers to gather feedback from county officials before formalizing their proposals. This collaborative approach ensures that the project aligns with local regulations and community interests.

Currently, Miami-Dade County has limited options for rock climbing enthusiasts, with Edge Rock Gym in Kendall and Morphe Life Health & Fitness near Coral Gables being the primary destinations. However, the proposed gym in West Little River joins Central Rock Gym in Wynwood, which began its application process in 2021, promising an expanded network of indoor rock climbing facilities in the area.

As the project advances, it not only introduces a thrilling recreational outlet for adventure seekers but also contributes to the diverse and dynamic landscape of Miami-Dade County. The rock climbing gym is poised to become a hub for fitness enthusiasts, fostering a sense of community and providing a unique space for individuals to challenge their physical limits.

As we eagerly await further details and visual insights into this exciting venture, the prospect of scaling new heights in West Little River has captured the imagination of those ready to embrace a novel dimension of fitness and leisure in the heart of Miami-Dade County.

Article for reference:  

https://www.bizjournals.com/southflorida/news/2023/12/13/rock-climbing-gym-proposed-in-miami-dade.html

In a significant stride towards enhancing the community landscape, Palm Beach Gardens City Council has given its nod to pivotal developments within the expansive Avenir planned community. The unanimous approval on December 6th signals the green light for a micro-hospital, medical office buildings, and a charming array of model homes in this mammoth 4,750-acre expanse of land – near where two of Cohen Commercial Realty’s listings are located. The agency’s own Chris McCarthy, Austin Alves, Rich Mitukiewicz, and Will Soled are responsible for two of these listings in Palm Beach Gardens.

Avenir, formerly a ranch, represents the last undeveloped area of its kind in Palm Beach Gardens. The recent go-ahead from the city council marks a milestone in the evolution of this vibrant community.

Micro-Hospital and Health Park:

The approved micro-hospital, a collaborative effort between Jupiter Medical Center and UF Health, is poised to cater to around 10,000 residents expected to inhabit the 3,900 homes under construction. Designated as a micro-hospital due to its smaller bed capacity, it stands as a cornerstone within the Town Center, set to become Avenir’s first place of employment with an initial workforce of approximately 50 individuals.

Avenir Health Park, spanning 13 acres, will house the micro-hospital on the western side and two medical office buildings on the eastern side. The medical office buildings, one exceeding 46,000 square feet and three stories high, and the other surpassing 25,000 square feet and two stories high, will contribute to the comprehensive healthcare ecosystem envisioned for the community.

The hospital, initially equipped with 20 beds in nine patient rooms, plans to expand its capacity with an additional nine beds over time. A well-planned road connecting Northlake Boulevard and Avenir Drive will provide convenient access to the health park, complemented by thoughtfully designed sidewalks, pathways, and ample landscaping.

Parking solutions are also part of the development, with three covered parking structures accommodating 412 regular parking spots and 10 spots featuring electric car charging stations.

Council member Marcie Tinsley raised concerns about on-site security, to which the project’s spokesperson assured that a key-card system will manage building access. The council unanimously praised and approved the project, recognizing its strategic significance and positive impact on healthcare accessibility in the region.

Model Homes and Anti-Monotony Standards:

In addition to the healthcare developments, the city council greenlit the construction of 10 model homes in a 51-acre neighborhood on Avenir’s western side. Avenir aims to break away from the conventional with a focus on “anti-monotony standards,” steering clear of cookie-cutter housing styles.

The model homes, following three distinct design themes – “tropical modern,” “Mediterranean,” and “Florida vernacular,” vary in size from a 1,668-square-foot model to a spacious 2,800-square-foot dwelling. Each lot measures 65 feet wide and 130 feet deep, providing a diverse range of options for prospective homeowners.

Lush landscaping, featuring wax myrtle, Japanese fern, Southern magnolia, and palm trees, will enhance the aesthetic appeal of what is dubbed “model row,” where these 10 homes will be located.

Mayor Chelsea Reed expressed enthusiasm for the anti-monotony approach, emphasizing its importance in fostering a diverse and visually appealing community. The unanimous approval from the council signifies collective support for the project’s innovative design concepts.

Avenir’s Ongoing Development:

Avenir’s momentum extends beyond these recent approvals. Currently, nine residential neighborhoods are under construction, with over 700 home permits and certificates of occupancy already issued. A major road infrastructure project to widen Northlake Boulevard is underway, aiming to enhance connectivity in the area.

Future projects within Avenir include a new fire station, a town center featuring a supermarket, drive-thru pharmacy, restaurants, and townhomes, an 18-hole golf course designed by Jack Nicklaus and Justin Thomas, a clubhouse with various amenities, up to 1 million square feet of office space, and an elementary charter school operated by Somerset Academy.

As Avenir continues to evolve, these developments promise a dynamic and well-rounded community that embraces innovation, diverse living spaces, and comprehensive healthcare services. The city of Palm Beach Gardens stands witness to the transformation of the Avenir planned community into a thriving and inclusive haven for residents.

In the heart of Jupiter, a culinary masterpiece is in the making as Fondu Hospitality, led by seasoned restaurateur Steven Fondu, gears up to launch its newest venture – Ara. Set to open its doors early next year, Ara promises to be a gastronomic haven with a touch of the Mediterranean, featuring a kitchen commanded by none other than French Laundry alum Kayla Casale.

Nestled at 1406 Cypress Drive, the 3,800-square-foot restaurant is more than a space; it’s a canvas where culinary excellence meets thoughtful design. Boasting seating for 125 people, a chef’s table, and a well-appointed bar, Ara is poised to become a culinary destination that fuses exquisite flavors with a captivating ambiance.

Behind the artistry of Ara’s interiors is the talent of Anna Woodman Interior Design, a Jupiter-based firm renowned for its prowess in shaping hospitality spaces. The melding of aesthetics and functionality promises an immersive dining experience that goes beyond the palate.

What adds a unique flavor to this endeavor is the backstory of the property itself. The restaurant space, acquired for $1.9 million in August, found a new owner in retired Major League Baseball pro Frank Seminara. His journey from the baseball field to Morgan Stanley and now to the world of culinary investments echoes the diverse narratives converging in Palm Beach County.

For Steven Fondu, Ara marks his debut as a restaurant owner. Having previously served as the assistant general manager at Stage Kitchen & Bar in Palm Beach Gardens, Fondu brings a wealth of experience and a passion for culinary excellence to the forefront. His journey from bartender to restaurant owner reflects a dedication to the craft that goes beyond the expected.

At the helm of Ara’s kitchen is Kayla Casale, a distinguished alum of the renowned French Laundry and a culinary artist whose previous experiences include establishments like Wolfgang Puck Bar & Grill and Eiffel Tower in Las Vegas. Casale’s stint at the French Laundry during the height of pandemic restrictions adds a layer of culinary resilience to Ara, promising patrons an extraordinary dining experience.

Ara is more than a restaurant; it symbolizes the dynamic culinary landscape that Palm Beach County is fast becoming. With luminaries like Thomas Keller also making their mark on the county, the gastronomic transformation fueled by the influx of Northeasterners and Californians continues to unfold.

As Ara prepares to enchant taste buds and elevate dining experiences, it stands as a testament to the evolving culinary scene in Jupiter and the broader canvas of Palm Beach County. The anticipation for this Mediterranean gem is palpable, and Ara’s arrival promises to be a delectable chapter in the gastronomic journey of South Florida.

Article for reference:  https://therealdeal.com/miami/2023/12/01/french-laundry-alum-kayla-casale-to-helm-jupiter-restaurant/