Submarket signals, not broker surveys.
Cap rate trends, absorption, pipeline activity, and competitive density — drawn from transaction records and permit filings, not self-reported surveys. Southeast US submarket coverage.
Four signal categories that move CRE investment decisions.
Cap Rate Trends
Trailing 12-month cap rates by use class and submarket, derived from deed-recorded transactions. Compare office, retail, industrial, and multifamily separately — not blended averages.
Absorption & Vacancy
Net absorption by submarket from MLS-aggregated lease records and assessor data. Vacancy is estimated from property-level records, not survey responses.
Pipeline Activity
Active development permits, major variance approvals, and recent entitlement actions by submarket — the leading indicator that broker surveys consistently lag by 6-18 months.
Competitive Density
Counts of existing and proposed competing properties by use class and drive-time radius. Used to estimate NOI support from supply-side constraints or pressure from incoming competition.
Price per SF Trends
Sale price per SF trajectory by use class and submarket over trailing 5 years — calibrated from deed transfer records and assessor data.
Days on Market
Median time to close by use class and submarket — a measure of liquidity risk that affects both valuation and hold-period assumptions in pro forma models.
Southeast US focus: Charlotte, Raleigh, Atlanta, Nashville.
Parcelhalo coverage is deliberately bounded to markets where we have sufficient transaction density for defensible submarket-level analysis. We do not publish figures for submarkets where data is thin.