Florida REALTORS ® Commercial Real Estate Lending Study Market Enhancement Group, Inc. June 2013
Feb 25, 2016
Florida REALTORS®
Commercial Real Estate Lending Study
Market Enhancement Group, Inc.June 2013
2
Survey Objectives• To assess the commercial real estate lending market in Florida with a special
emphasis on:
• The impact of credit availability and lending standards.
• The ability to and barriers to refinancing.
• The role of international commercial real estate clients.
• Trends in net operating income for commercial real estate professionals.
• The effect of commercial real estate appraisals.
• The current and potential impact of regulatory changes.
• Identify differences between commercial real estate professionals who are REALTORS® and those who are not REALTORS®.
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3
Methodology• Telephone interview methodology.
• The interviewing achieved a completion rate of 77% of all commercial real estate professionals who were contacted.
• Respondents were not limited to those who belong to the Florida REALTORS®.
• 400 surveys completed in June 2013.
• Results are statistically projectable at two standard deviations (a 95% confidence level). Overall data is subject to a maximum sampling error of +/- 5.0%.
• Survey respondents were selected on a random probability basis from a list provided by the Florida REALTORS®.
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Methodology• An important consideration is that we are measuring perceptions.
• Perceptions are never wrong; they can, however, be factually incorrect.
• When respondents make decisions, perceptions are more important than the facts.
• Most interviews were done on cellular telephones. The cellular telephone is the commercial real estate professional’s main telephone.
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Definitions• The survey breaks some questions down by “generations.”
• The generations are defined as follows:
• Gen Y: born 1980 to 1999 (age 33 and younger)
• Gen X: born 1965 to 1979 (age 34 to 48)
• Boomers: born 1946 to 1964 (age 49 to 67)
• Seniors: born pre-1946 (age >67)
• Newer commercial real estate professionals are defined as: 3 years or less in commercial real estate experience.
• Seasoned commercial real estate professionals are defined as: >3 years in commercial real estate experience.
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Call Statistics
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Sample universe 2,837
No answer 20
Respondent not available, could not reach, answering machine/voice mail 20
Not qualified 2
Wrong number 3
Could not identify a telephone number or no telephone installed 14
Language barrier 0
Refused to participate 42
Terminates, partially completed interview (does not count in completed column) 17
Total contacted or attempted to contact, but did not complete the total interview 118
Completed surveys 400
Total number of contacts 518
Number of calls to reach completed interviews (multiple calls to get all completes) 3760
Average number of calls and callbacks to get a completed interview 9.4
Completion percentage based on all attempted 77%
Percentage of sample universe contacted, attempted to contact, or interviewed 14%
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Survey Respondents
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50%50%Commercial real estate brokerCommercial real estate non-broker
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Survey Respondents: Area of Specialty
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59%27%
14%
SalesLeasingManagement
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Macro Conclusions
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Macro Conclusions• 70% of all survey respondents were REALTORS®.
• 75% of commercial real estate professionals completed at least one sales transaction within the past one year.
• 95% of REALTORS® completed at least one commercial real estate transaction in the past one year. Whereas only 27% of non-REALTORS® completed at least one commercial real estate transaction in the past one year.
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Macro Conclusions• REALTORS® were also more likely than non-REALTORS® to have registered
increases in net operating income from the fourth quarter of 2007 to the fourth quarter of 2012 than non-REALTORS®.
• Experience counts: 74% of seasoned commercial real estate professionals closed at least one commercial real estate transaction in the past one year, as opposed to 68% for newer commercial real estate professionals.
• Reasons for failing to complete a transaction within the past 12 months:
• Lack of financing 59%
• Low appraisal 41%
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Macro Conclusions• 45% of survey respondents have had a client fail to complete a refinancing; however,
that figure is higher for REALTORS® than for non-REALTORS®
• REALTORS® 50%
• Non-REALTORS® 31%
• 27% of survey respondents had a sale to international clients and investors. However, international sales are highly concentrated on a geographical basis:
• Miami-Dade, Broward, or Palm Beach County 50%
• Orange County41%
• Hillsborough or Pinellas County 38%
• All others13%
• 81% of all survey respondents believed that the new and proposed U.S. legislative and regulatory initiatives (e.g. Dodd-Frank, lease accounting, Basel III, etc.) will decrease the flow of capital into U.S. real estate.Market Enhancement Group, Inc.
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Detailed Findings
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Membership in Florida REALTORS®
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70%
30%
YesNo
15
Completed a Sales Transaction during the Past 12 Months
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All Respondents
Q: Have you completed a commercial real estate sales transaction during the past 12 months?
75%
25%
Yes No
16
Completed a Sales Transaction during the Past 12 Months
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Q: Have you completed a commercial real estate sales transaction during the past 12 months?
REALTOR® Non-REALTOR®
95%
27%
17
Completed a Sales Transaction during the Past 12 Months
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Q: Have you completed a commercial real estate sales transaction during the past 12 months?
Broker Non-broker
72%78%
18
Completed a Sales Transaction during the Past 12 Months
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Q: Have you completed a commercial real estate sales transaction during the past 12 months?
Sales Leasing Management
76%
79%
66%
19
Completed a Sales Transaction during the Past 12 Months
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All Respondents
Newer = 3 yrs. or less in commercial real estate.Seasoned = > 3 yrs. of experience in commercial real estate.
Newer
Seasoned
68%
74%
20
Completed a Sales Transaction during the Past 12 Months
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All Respondents: By Generation
Gen Y Gen X Boomer Senior
78%
66%
80%
73%
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Average Loan-To-Value (Financing, LTV) Ratios for Commercial Transactions over The Past Year
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All Cash
90%
85%
80%
75%
70%
65%
60%
55%
50%
20%
5%
8%
8%
20%
18%
8%
7%
3%
2%
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Value of Your Most Recent Sales Transaction
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Under $250K
$250K to <$499K
$500K to <$999K
$1M to $1.9M
$2M to $4.9M
$5M-$10M
>$10M
13%
11%
26%
10%
18%
19%
3%
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Property Type for Your Most Recent Sales Transaction
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Multi-familyIndustrial: Warehouse
Industrial: FlexRetail: Strip center
LandOffice: Suburban
Office: CBDFreestanding retail
RestaurantRetail: MallMixed use
Vehicle dealershipConvenience store
Car washHotel
Hospitality
22%13%
11%11%
7%7%
6%6%
4%4%
3%3%
2%2%
1%1%
Percentages will not total
to 100% due to rounding.
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How Did the Net Operating Income ($/SF) of Properties You Sold or Leased Change from the 4th Quarter of 2007 to the 4th Quarter Of 2012
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Percentages will not total
to 100% due to rounding.
Increased 10% - 15%
Increased 5% - 9%
Increased 1% - 4%
No Change
Decreased 10% - 19%
Decreased 20% - 24%
Decreased 25% - 29%
Decreased 30% - 34%
Decreased 35% - 39%
Decreased 40% - 49%
5%
11%
26%
28%
19%
7%
4%
0%
0%
1%
11%
1%
4%
25%
9%
25%
7%
10%
5%
3%
Non-REALTOR®REALTOR®
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Have you failed to complete a transaction during the past12 months due to lack of financing?
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59%
41%YesNo
26
Have your clients failed to complete a refinancing transaction during the past 12 months?
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45%
46%
10%
YesNoN/A
27
With properties where refinancing was an issue, if the owners provided an existing or new property lease with net operating income (NOI) at levels similar to the pre-2006 period, did the property still fail to secure refinancing?
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N=178
50%50%YesNo
28
If yes, why did the property still fail to secure refinancing?
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63%
37%Internal underwriting requirements of lenderAppraisal/Valuation
N=89
29
Have Failed to Complete a Transaction in the Past 12 Months owing to Appraisals
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41%
59%
YesNo
30
During the past 12 months, did you have sales to international clients/investors?
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27%
73%
YesNo
31
Had Sales in the Past 12 Months toInternational Clients/Investors (% per area)
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Miami-Dade, Broward, or Palm Beach County
Orange County
Hillsborough or Pinellas County
All others
50%
41%
38%
13%
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Country Source of International Sales
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Brazil
Mexico
Canada
Germany
Saudi Arabia
China
Columbia
Honduras
Guatemala
Taiwan
Argentina
France
Hong Kong
United Kingdom
23%
17%
12%
11%
7%
6%
6%
5%
4%
4%
1%
1%
1%
1%
N=82. Percentages will not total 100% due to rounding.
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The Most Relevant Cause for the Lack of Sufficient Bank Capital Available for Commercial Lending
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Reduced net operating income, property values, and equity
New and proposed U.S. legislative and regulatory initiatives
Regulatory uncertainty for financial institutions
A slow-down in the pooling and packaging of CMBS by financial institutions
Inability of banks to dispose of distressed assets
27%
23%
17%
17%
17%
Aided response categories. Percentages will not total to 100% due to rounding.
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How Lending Conditions Changed Over This Year
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Tightened Significantly
Tightened Somewhat
Not Changed
Eased Somewhat
12%
20%
53%
15% Zero response categories are not displayed
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Which Groups Currently Provide Financing for Commercial Deals
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Community/Local Banks
Regional Banks
National Banks ("Big four")
Private Investors
Mortgage Brokers/Cos.
Owner Financing
REITs
Life Insurance Cos.
SBA
Credit Unions
Public Companies
48%
44%
30%
28%
24%
20%
15%
15%
11%
10%
6%There are multiple responses. Percentages will not total 100%.
The average respondent gave 2.51 different responses.
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Do you believe new and proposed U.S. legislative and regulatory initiatives (e.g. Dodd-Frank, lease accounting, Basel III, etc. will):
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Decrease the flow of capital into U.S. real estate
Have no effect on the flow of capital into U.S. real estate
Have no effect on the flow of capital into U.S. real estate, but change the way in which transactions or loans are
structured
Increase the flow of capital into U.S. real estate
81%
12%
5%
3% Aided response categories. Percentages do not total to 100% due to rounding.
37
Select the Most Important Proposed Policy Priority Needed to Improve Commercial Lending Conditions
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Aided response categories
Credit union lending (Legislation introduced to raise the member business lending cap from 12.25% to 27.5% of total assets for well-capitalized credit unions)
Reauthorize the SBA's new commercial refinance program (Program provides SBA loan for up to 40% of appraised property value with no less than 10% of remaining amount to be contributed by the borrower)
Covered bonds (Legislation introduced to create a U.S. covered bond market)
No policy action (Allow full private market correction)
37%
25%
23%
15%
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Demographics and Experience
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Demographics and Experience• The typical commercial real estate professional has a decade of experience
in the business. Only 28% have three or fewer years of experience.
• Most commercial real estate professionals are male (62%).
• The average commercial real estate professional is 45 years of age .
• 60% have a BS/BA degree or higher.
• Over half (56%) are Caucasian. A quarter (25%) are Hispanic.
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County Office is Located In
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All others Miami-Dade, Broward, or Palm
Beach County
Hillsborough or Pinellas County
Orange County
53%
30%
11%
6%
There are 66 counties in Florida. There are respondents in 56 counties. In the 10 counties where there are no survey
respondents, they all have a population of under 17K based on the 2010 U.S. Census.
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Respondent Age
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Mean Median
44.8944
42
Respondent Age
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Under 25 years
25 to 34 years
35 to 44 years
45 to 54 years
55 to 64
65 or older
2%
27%
22%
23%
16%
11%
Percentages do not toal to 100% due to rounding.
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Respondent Age
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Gen Y Gen X Boomer Senior
28% 29%
36%
8%
Percentages do not toal to 100% due to rounding.
44
Education
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Some high school (no diploma)
High school diploma
Some college (no degree)
AA degree (2 years)
BA/BS degree
Master's degree
Some graduate school (no degree)
JD/LLM/PhD
0%
0%
15%
26%
50%
8%
1%
1%
Percentages do not toal to 100% due to rounding.
45
Commercial Real Estate Experience
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Mean Median
10.4810
46
Commercial Real Estate Experience
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28%
72%
Newer (3 yrs or less experience) Seasoned (>3 yrs experience)
47
Commercial Real Estate Experience
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REALTOR® Non-REALTOR®
10.73
9.84
48
Commercial Real Estate Experience
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Broker Non-broker
10.06 10.21
49
Survey Respondents: Gender
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62%
38%
MaleFemale
50
Survey Respondents: Ethnic Background
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White/Non-Hispanic
Hispanic, Latin American
African American, Black
Other Asian
Chinese
56%
25%
9%
6%
5%
Percentages do not toal to 100% due to rounding.