I recently had the opportunity to join an outstanding panel at the 21st Annual Real Estate Forecast hosted by the Fresno County Economic Development Corporation. This annual event continues to bring together leaders across agriculture, industrial, multifamily, residential, retail, and office sectors to discuss the current state—and future direction—of real estate in Fresno County.

From my perspective in commercial investment, the conversation centered on market stabilization, shifting investor behavior, and where opportunity is beginning to re-emerge.

Where the Market Stands Today

Over the past three years, we’ve seen cap rates rise—translating to a decline in property values from the historic highs of 2022. However, what’s important today is not just where we are—but how the market is adjusting.

The pace of cap rate increases has slowed, signaling that volatility is easing and we may be entering a more stable phase of the cycle.

Interest rates have remained relatively consistent in the 6.00–6.50% range over the past two years. While elevated compared to prior cycles, consistency is something investors value—and that stability is helping bring capital back into the market.

The data tells this story clearly:

While cap rates have climbed, the rate of increase is moderating—pointing toward a potential stabilization in pricing. At the same time, we’re seeing sales volume begin to recover, an early indicator of renewed investor confidence.

Market Validation from the Field

This trend isn’t just theoretical—it’s playing out in real time.

In an interview with GV Wire, I shared how investors have adapted to today’s interest rate environment and are actively identifying opportunities as pricing resets.

GV Wire – Fresno County EDC Real Estate Forecast 2026

Even with broader economic headwinds, investors are recognizing that markets like Fresno offer relative stability and value compared to more volatile, high-cost regions.

Momentum Backed by Real Data

The numbers reinforce what we’re seeing across the market:

• Real estate transactions increased by 52% in 2025
• Fresno County recorded 79 investment transactions totaling over $400 million
• This marks a significant increase from 2024’s 52 transactions and sub-$150 million volume

Transaction activity further highlights the market’s rebound:

After a dip in activity, the sharp increase in transactions signals that buyers and sellers are finding alignment again—an important indicator of a functioning, healthy market.

We’re also seeing strong competition on individual assets. A recent example is the Cedar Tree Shopping Center, which received seven offers from both local and national buyers—demonstrating the depth of demand returning to the Central Valley.

Why Investors Are Turning to the Valley

Investors today are looking beyond traditional “core” markets and focusing on regions that offer stronger fundamentals and better relative value.

Fresno continues to stand out because of:

• More attractive pricing compared to coastal markets
• Consistent performance metrics
• Opportunities to acquire assets below peak valuations

At the same time, lenders are becoming more active. Many institutions are increasing their allocations toward real estate, creating more competition among lenders and improving financing availability.

Strategy Matters More Than Ever

One of the most important takeaways I shared during the panel is that strategy must be intentional.

Every client conversation starts with understanding their position:

• Are they planning to sell within 12 months?
• Do they have upcoming loan maturities?
• Are they repositioning or simplifying their portfolio?
• Are they planning for generational wealth transfer?

Even holding a property is a decision—and it should be evaluated annually.

I often compare real estate to stocks: investors regularly assess performance and reallocate capital. Commercial real estate should be approached with that same level of discipline.

Preparing Assets for Today’s Buyers

In today’s market, preparation plays a critical role in maximizing value.

Key strategies include:

• Securing longer-term leases—even if it requires short-term incentives
• Renewing tenants early to strengthen income stability
• Completing third-party reports prior to marketing
• Building a comprehensive due diligence package

The more clarity and confidence you provide upfront, the stronger your position becomes during negotiations—and the less risk of deal disruption.

Capital Markets: A Shift Beneath the Surface

Another key dynamic shaping today’s market is the lending environment.

We’re seeing:

• Increased capital availability from banks, life insurance companies, and private lenders
• Growing competition among lenders
• Expanding allocations toward real estate lending

Even with relatively stable treasury benchmarks, this increased competition is beginning to compress spreads—creating more favorable borrowing conditions for investors.

Asset preferences remain consistent:

• Multifamily, industrial, essential retail, and medical assets lead
• Office remains challenged but is gradually gaining acceptance

Final Thoughts

The Fresno County real estate market is no longer paused—it’s evolving.

We’re seeing:

• A return of capital
• Increased transaction activity
• Greater pricing clarity

As both pricing trends and transaction data illustrate, the market is entering a more balanced—and increasingly investable—phase of the cycle.

For those who remain proactive and strategic, this environment presents real opportunity.

The market is rewarding those who adapt—not those who wait.

Visintainer Group, a leading commercial real estate brokerage and advisory firm based in Fresno, California, proudly announced that it has surpassed $1 billion in total investment sales volume, marking a significant milestone for the firm.

Specializing in commercial, multifamily, and 1031 exchange real estate solutions, Visintainer Group has successfully advised clients on the acquisition, disposition, and exchange of more than 250 properties across 18 states, reflecting both the firm’s deep Central Valley roots and established national footprint.

“This milestone is a reflection of the trust our clients place in us and the consistency of our team’s execution,” said Brett Visintainer, CCIM, Principal of Visintainer Group. “Since day one, our focus has been on delivering strategic, client-first solutions that help investors grow and preserve wealth through real estate. Reaching $1 billion is meaningful, but what matters most is how we got here—through relationships, discipline, and results.”

While the firm maintains a strong presence in California’s Central Valley, its reach extends well beyond the region. Leveraging a robust national network of brokers, owners, and developers, Visintainer Group has facilitated a substantial volume of off-market and out-of-state transactions, creating unique opportunities for clients seeking diversification and access to high-quality investment assets.

“Our growth has been intentional,” added Visintainer. “We’ve built a platform that combines local market expertise with national connectivity, allowing us to uncover opportunities others simply don’t see. As we look ahead, we remain focused on expanding our capabilities, strengthening our relationships, and continuing to deliver best-in-class advisory services to our clients.”

The firm’s success is driven by its comprehensive approach to investment real estate, including tailored acquisition and disposition strategies, 1031 exchange advisory, and a proprietary database of buyers, sellers, and investment opportunities—exclusively developed and curated in-house by Visintainer Group.

The Multifamily Loan Maturity Challenge in Today’s Market

Watch the Case Study

As interest rates have increased, multifamily owners across the Central Valley—and nationwide—are facing a new reality: loan maturities that no longer support the existing property economics.

What worked at a 2.9% interest rate often doesn’t work at 6%.

This shift is forcing owners to make critical decisions:

• Refinance and inject additional equity
• Hold and absorb reduced cash flow
• Or reposition through a strategic sale

Understanding the right path requires more than a quick decision—it requires a clear, data-driven strategy.

Case Study: Navigating a Loan That No Longer Covered Debt Service

A local multifamily owner approached Visintainer Group regarding an upcoming loan maturity on their property.

The challenge was straightforward—but significant.

Their existing loan carried an interest rate of 2.9%. With current market conditions, refinancing would push their new debt closer to 6%, creating a gap where the property’s income could no longer fully support the new debt service.

Rather than rushing into a refinance that would strain performance, Visintainer Group worked with the owner to evaluate all available options.

The Strategy: Repositioning for Today’s Interest Rate Environment

After analyzing the asset, debt structure, and current market conditions, we guided the owner through a strategic repositioning plan.

This included:

• Selling the existing asset at the right time in the market
• Identifying a replacement property aligned with the owner’s risk profile
• Ensuring the new investment could support debt at current interest rates

The result was a transition into a more sustainable position—one that aligned with today’s financing environment while protecting long-term investment goals.

Why This Matters for Multifamily Owners

This scenario is becoming increasingly common.

Many owners who secured historically low interest rates are now approaching maturities in a higher-rate environment. Without proper planning, this can lead to:

• Reduced cash flow
• Increased equity requirements
• Or forced decisions under time pressure

The key is to evaluate your options early—before the loan maturity forces a decision.

Planning Ahead: Your Next Move Matters

If you have a loan maturing in the next 12–24 months, now is the time to understand your position.

A proactive, data-driven approach can uncover opportunities that may not be obvious—and help you avoid reactive decisions that limit your options.

Connect with Blake Blackburn to evaluate your current property, debt structure, and potential next steps.

TIGHT VACANCY AND RISING RENTS: WHAT IT MEANS FOR OWNERS
Retail vacancy rates across the Central Valley have steadily declined over the past decade. In 2015, the average vacancy rate sat at 6.13%. As of Q1 2025, that number has dropped to just 4.63%—a 150 basis point improvement. For commercial retail property owners, this environment presents a clear advantage: strong rent growth potential, higher tenant demand, and upward pressure on asset values.

WHAT’S DRIVING THESE TRENDS?
• High Construction Costs
Construction costs remain elevated with no relief in sight. According to Trading Economics, as of March 2025, lumber prices reached their highest levels since the pandemic. Labor shortages and inflation across materials have made ground-up development increasingly expensive.

• High Borrowing Costs
With interest rates climbing steadily over the past three years, financing new construction has become less attractive—further stalling developer activity and limiting new inventory in the market.

• Rent Growth Lags Behind Construction Costs
Although rents have risen across existing properties, they haven’t increased fast enough to support the economics of new construction. This gap is making new development financially nonviable in many cases—locking in a supply-constrained environment that benefits current owners.

WHY IT MATTERS TO YOU
Low vacancy and limited new development can put existing retail property owners in a strong position. Here’s how:

• Value Growth: Rising rental rates and filling vacancies directly increases Net Operating Income (NOI)—which often translates to higher property values.
• Rental Increases at Lease Renewals: With tenant competition for space increasing, many owners are achieving healthy rent bumps at lease renewal.
• Repositioning Opportunities: Properties with upcoming vacancies may present a rare opportunity to upgrade tenant mix or reconfigure space for higher revenue potential.

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If you would like to learn more about how recent rental trends could affect your property value, reach out to the Visintainer Group for a complimentary property valuation. Whether you’re looking to sell, hold, or explore your options, the Visintainer Group offers expert advice to help you navigate complexities, evaluate opportunities, and maximize your investment.

*Data courtesy of Visintainer Group, Costar Analytics and Trading Economics

NEW APARTMENT SUPPLY: A FIVE-YEAR SURGE
Over the past five years, new apartment construction has reached levels not seen since the early 1980s. From 2020 to 2024, there
were 1.8 million units delivered nationwide—a 37% increase compared to the previous five-year period. Although new construction
starts have decreased over the last one to two years due to rising interest rates, the influx of newly completed units is already
impacting investors across the country.

CENTRAL VALLEY SNAPSHOT (2020–2024)
Total Units Delivered in Central Valley: 11,153
• Visalia: 635 – 12.48% increase in inventory
• Bakersfield: 2,264 – 8.18% increase in inventory
• Fresno/Clovis: 4,073 – 7.57% increase in inventory
• Modesto: 528 – 3.60% increase in inventory

WHY DOES THIS MATTER?
Rent Growth & Competition
Owners now face greater competition to retain tenants and often hesitate to raise rents due to fears of turnover and its associated costs with the guarantee of a premium.

Vacancy Rates
With so many new units, the market has seen an uptick in vacancy. In Fresno for example, vacancy how grown from a low of 1.8% in mid-2021 to 4.4% percent.

Unit Finishes & Amenities
In a competitive environment, maintaining updated finishes and amenities helps attract quality tenants and preserve rental income.

If you would like to learn more about how much new supply has been added in your market or how it could affect your investment, reach out to Visintainer Group. As a brokerage specializing in multi-family assets, we combine up-to-date market data with expert guidance to help you navigate changing conditions and ensure you’re positioned for success.

*Data courtesy of Visintainer Group and CoStar Analytics

Central Valley Retail Investment Trends for 2024: Industry Insights

The real estate market in California’s Central Valley is evolving, with retail property investments undergoing significant shifts. Rising cap rates, new state legislation, and changing seller motivations are reshaping the landscape. Whether you’re an experienced investor or new to the market, understanding these trends is key to maximizing returns and navigating opportunities effectively.

Market Overview: The Shift in Cap Rates

Since 2022, retail property values in the Central Valley have steadily declined, driven by rising cap rates. As of 2024, the average cap rate for multi-tenant retail properties is 7.05%, a 65 basis-point increase from the recent peak of 6.40% in 2022. While this may seem significant, the current average is still slightly below the 10-year historical average of 7.10%, aligning with pre-COVID figures from 2018-2019.

This adjustment signals a return to normalcy in many respects, but investors must remain vigilant. Rising cap rates can offer opportunities for higher yields but may also indicate broader economic shifts affecting property values.

Key Takeaway: Stay informed about cap rate trends to assess the right time for purchasing or selling investments.

Understanding Seller Motivations

The motivations behind selling multi-tenant retail properties are evolving. According to Visintainer Group’s research, the most common reasons include:

1. Upcoming Loan Maturities & Rising Interest Rates: Increasing interest rates make it more challenging for property owners to refinance loans.
2. Reducing Management Responsibilities: Some sellers aim to minimize the effort and unpredictability tied to managing multi-tenant properties.
3. Navigating Legislative Changes: California’s changing regulatory landscape is prompting many to utilize a 1031 Exchange to purchase property in other states.

Insight: Sellers looking to escape income volatility or burdensome management responsibilities may find opportunities to optimize returns in different markets.

Impact of Minimum Wage Increases (AB 1228)

California’s new wage legislation (AB 1228) has introduced a $20 per hour minimum wage for fast-food workers as of April 1, 2024. This is a significant jump from the average $16.21 hourly wage in 2022 and applies to fast-food chains with 60 or more locations nationwide.

Implications for Investors:

• Rent Collections: Landlords are reporting increased tenant struggles with rent payments.
• Lease Renewals: Some tenants are leveraging this change to negotiate lower rents or shorter terms.
• Business Growth: New store openings and lease signings are slowing down in response to higher operational costs.

For further details on AB 1228, visit the California Director of Industrial Relations.

Strategic Considerations for Investors

With market conditions in flux, how should investors respond?

1. Stay Informed: Regularly track cap rate trends and market dynamics to identify optimal opportunities.
2. Evaluate Property Conditions: Consider whether rising operational costs and tenant challenges might affect the value of potential acquisitions.
3. Consult Experts: Leverage industry expertise, such as the services provided by the Visintainer Group, to navigate complex decisions effectively.

Pro Tip: Staying proactive about legislative updates and economic indicators will give you a competitive edge.

Why Partner with the Visintainer Group?

Navigating the complexities of multi-tenant retail investments requires a trusted partner. The Visintainer Group offers unparalleled expertise in the Central Valley market, helping investors buy, sell, and manage retail properties strategically.

Services Include:

• Comprehensive market analysis
• Customized investment strategies
• Support for navigating legislative impacts

Whether you’re looking to expand your portfolio or adjust your strategy, the Visintainer Group provides the insights you need to succeed.

Wrapping Up

The Central Valley retail investment landscape presents both challenges and opportunities. By understanding market trends, evaluating property dynamics, and staying informed about legislative changes, you can position yourself for success. Don’t navigate these changes alone—reach out to the Visintainer Group for advice tailored to your unique needs.

Contact Us Today

• John Kourafas, CCIM
• Email: [email protected]
• Phone: 559.890.0419

CENTRAL VALLEY REAL ESTATE NEWS

The multi-family investment market in the Central Valley has slowed significantly from its peak just a few years ago. This year has seen only 47 transactions, 56% fewer than the 107 transactions recorded during the same period in 2018.

Despite the sharp decline in deal velocity, average CAP rates today are very similar to those in 2018: 6.00% in the first three quarters of this year compared to 6.26% in 2018.

IMPACT OF TREASURY YIELD ON MARKET DYNAMICS

Historical Treasury Yield Comparison

A significant rise in the 10-year Treasury yield has reshaped the investment landscape. The median yield increased from 2.78% in 2018 to 4.03% in 2024—a 125 basis point jump. This has compressed the spread between CAP rates and Treasury yields, reducing transaction activity.

Delta in CAP Rates and Treasury Yields

The spread between CAP rates and Treasury yields shrank from 348 basis points in 2018 to 197 basis points in 2024, a 151-basis point reduction. This has two key impacts:

• Loan-to-Value Ratios: A smaller spread leads banks to tighten lending, offering lower loan-to-value ratios and requiring investors to put down more cash, thus limiting buyer activity.
• Investor Returns and Leverage: Wider spreads help preserve returns when using debt and can even create positive leverage, where returns increase through the strategic use of debt. However, the reduced spread in 2024 has made debt financing less appealing for investors.

Contact us to discuss market insights or strategies to enhance and preserve the value of your investments.

In today’s dynamic commercial real estate landscape, investors are increasingly choosing to sell their properties. Whether motivated by financial shifts, partnership changes, or new legislation, many commercial real estate owners are opting to liquidate their assets for a variety of reasons. Below, we explore the top five motivations we have observed in today’s market behind why commercial real estate investors are selling.

1. Upcoming Loan Maturity and Rising Interest Rates

One of the primary reasons driving commercial real estate owners to sell is the impending maturity of their loans. As interest rates have risen over the last two years, refinancing becomes less favorable, resulting in higher debt service and lower income. This financial strain is causing many investors to reconsider holding their properties. In some cases, refinancing may even require additional funds, prompting owners to fire sale rather than absorb higher costs.

2. Reducing Day-to-Day Management Responsibility

As investors age or their personal priorities shift, the responsibilities tied to managing commercial real estate can become burdensome. Properties that demand hands-on management—such as retail centers, office buildings, and industrial spaces—can weigh heavily on owners who are looking to simplify their portfolios. Many investors are selling their assets to reduce the daily management obligations associated with these properties and have elected to re-invest in single tenant net lease properties with longer leases, with zero to minimal LL responsibility within the lease, and guarantees from regional/national tenants to achieve truly passive cash flow.

3. Navigating New Legislation in California

California, in particular, is seeing a significant impact from changing laws and regulations. Legislation aimed at altering property values, income generation, and operational expenses is forcing some owners to rethink their investments. For many, the complex legal landscape and the increased costs of compliance have led to the decision to sell. Many owners have elected to 1031 exchange their current California assets out of state. Additionally, these market conditions create opportunities for new buyers who are prepared to navigate these challenges.

4. Portfolio Diversification in Response to Market Fluctuations

Recent market volatility has led many commercial real estate investors to diversify their portfolios. Some investors are selling their current holdings to invest in different asset classes or geographical areas. By spreading risk across multiple investments, owners aim to safeguard their capital while taking advantage of new opportunities in alternative markets or sectors.

5. Partnership Splits and Asset Distribution

As business partnerships evolve or dissolve, selling properties often becomes the easiest way to equitably divide assets. Partnership splits can occur for various reasons, such as retirement, differing financial goals, or the desire to pursue other ventures. Selling the property ensures a clean exit strategy for all involved parties and allows for the equitable distribution of any proceeds.

How Visintainer Group Can Help

At Visintainer Group, we understand the complexities of commercial real estate transactions and are committed to helping investors make informed decisions. Our team offers a range of services designed to help your clients navigate the acquisition, hold or disposition of properties, with confidence and ease.

Complimentary Property Valuations

For investors considering a sale or simply curious about where their property stands today, we provide no-cost property valuations. These valuations allow property owners to assess the current market value of their assets and explore reinvestment options. Our team works closely with each client to ensure they receive the most accurate information, helping them make well-informed decisions.

Expertise in 1031 Exchange Transactions

One of the most effective strategies for investors looking to defer capital gains taxes after a sale of their property is through a 1031 Exchange. This beneficial tax code allows an owner to sell one piece of profit-making real estate and use the proceeds to purchase other profit-making real estate.

At Visintainer Group, we offer a uniquely tailored approach to protect your assets, guiding you through the complex and time-sensitive 1031 Exchange process. Our proprietary system ensures a seamless transaction, minimizing the risks associated with tight deadlines. With our extensive national network, you also gain exclusive access to off-market properties, providing unparalleled opportunities to diversify your portfolio and maximize returns.

Navigating Today’s Market with Confidence

Selling commercial real estate in today’s market can be a strategic decision influenced by many. At Visintainer Group, we specialize in guiding investors through this process, offering tailored solutions that align with their individual needs and long-term goals. From complimentary property valuations to expert assistance with 1031 exchanges, we provide the tools and insights necessary for investors to achieve their objectives.

CENTRAL VALLEY REAL ESTATE NEWS

KEY MARKET TRENDS

Market Price Trends

Since Q3 2023, the Central Valley real estate market has been impacted by high interest rates, resulting in a 14.5% decline in the median price per unit, now at $112,500. However, prices remain higher than the median pricing in 2021, which was $99,000.

Rent Growth

Rent growth in the region has been modest, ranging between 2-3% over the past year. Many investors are choosing not to raise rents due to concerns over potential vacancies, as the cost of renovations often outweighs the benefit of modest rent increases.

New Construction Slowdown

New construction starts have slowed significantly. Projections from CoStar indicate a nationwide reduction in new unit deliveries, with a 38% decrease expected in 2025 and another 16% in 2026. While some investors are optimistic that reduced supply could boost rent growth, the long-term effects remain uncertain.

REGULATORY UPDATES

Legislation Watch: California’s Proposition 33

Looking ahead to November, there is growing concern over Prop. 33, also known as the Justice for Renters Act. If passed, this legislation would allow local governments to impose rent controls on vacant units, which could discourage investment in property maintenance and renovations, ultimately impacting the quality of available housing.

RISING INSURANCE COSTS

Insurance premiums have surged in recent years, becoming a significant financial burden for property owners. Over the past four years, many premiums have tripled, with some reaching nearly $1,000 per unit—especially for properties built before 1990. This trend further complicates the economics of property ownership in the region.

WRAPPING UP

The dynamics of the Central Valley’s multi-family market present both opportunities and challenges. Understanding these trends is essential for making informed decisions—whether you’re managing investments or supporting them through strategic partnerships. Our team is here to help you navigate these developments with tailored expertise.

*Data courtesy of Visintainer Group and CoStar Analytics

CoStar Group, Inc., a leading provider of commercial real estate information, analytics and online marketplaces, announced the recipients of the 2022 CoStar Power Broker Award, recognizing professionals and firms who closed the highest transaction volume in commercial real estate deals in their respective markets.

For the Fresno market, Visintainer Group was named as a Top Sales Firm and Brett Visintainer and John Kourafas have been recognized as two of the most active local dealmakers in 2022.

Great job, Team!

For more information, visit: https://www.costarpowerbrokers.com/winners/