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Seller Representation

Planning to sell commercial property

With decades of experience in commercial real estate brokerage, Yellowtail Commercial has become known as the premier broker service provider in the region. We take our client’s investments extremely seriously. With each and every project, we take an ownership-style approach. Internally we preach “act as an owner” and “act as if this transaction is your own.” This approach allows us to place ourselves in each of our client’s shoes, ensuring the highest level of service. Our goals are to exceed the expectations for each of our client’s assignments. If we do not walk away with a happy client, we do not walk away happy ourselves. Closing a transaction is not important to us, satisfying a client’s needs are, even if that means they do not choose to move forward with a transaction. The long term relationship and market reputation outweighs any quick dollar we can make. This frame of mind requires a full commitment of each assigned team member and our supporting resources internally and externally, allowing for our clients to extract the maximum value from our services.

Create a Custom Commercial Real Estate Strategy

commercial real estate planning as a sellers agentFor each of our clients, we put together a custom strategy based upon our detailed discussions of a client’s goals as well as our review of the property itself and the market for each assignment. We understand each client is different, as is each property and each prospective transaction.

By fully understanding a client’s goals, we know which transactional items to stress within each opportunity. For example, many sellers require a certain type of transaction such as a quick close while others have the benefit of being patient and capable of waiting for the ideal opportunity. Prior to each assignment, we will hold a thorough discussion with our clients to understand their objectives, constraints, partnerships, financial capabilities, timelines, and other pertinent information that will affect the transaction now or in the future. In addition, a full review and understanding of each particular property we work on is a key element to not only our success, but more importantly our client’s success. Your success is our success.

Take the Time to Know Your Real Estate

Commercial Building in a downtown atmosphereFrom a property perspective, we stress internally, externally, and to all parties we deal with that not all properties are created equal, for better or worse. With this thinking as foundational to each project, we put together detailed information on our properties so we have the ability to most effectively market our projects. Each property has positives and negatives – no property is perfect. Through an upfront understanding of each asset, we will know what attributes to highlight and just as importantly, prepare ourselves with educated responses and data to respond to any flaws with our marketed properties. We would rather know these issues upfront and be able to effectively respond to any prospect’s questions than to be unprepared, resulting in a potential loss of interest from a prospect. This difference is a key differentiator for us. First impressions are everything. We have seen countless transactions falter as representative brokers have been less than prepared to respond to basic questions. An example being the presence of environmental contamination on a property. An uneducated broker may simply agree with a prospect that an environmental issue exists, which opens up an endless amount of possibilities in terms of time, cost, and overall challenge for a prospect – resulting in a strong possibility the prospect becomes scared of “the unknown” and elects to walk from a transaction. In addition, a lack of education on this item would put our clients in a similarly difficult position. In this instance, we would be prepare before this conversation even arose with any prospective purchasers. We pride ourselves in not only knowing the issues exist, but also educating ourselves on any issues by taking the extra steps to know the cost, timing, and effort required to resolve any existing issues.

An example being: A recent transaction of ours saw a small soil contamination problem. We put ourselves ahead of the market by having a third party conduct a cursory review of the supposed contamination. The review concluded the contamination was a minor spill from a truck, resulting in a cost of $2,000 to remove soil in 2 weeks – an understandable and achievable item for any Buyer. By preparing ourselves for this, we salvaged many potential lost prospects while also saving time, money, and aggravation for the seller and any prospects.

Another example being a recent deferred maintenance issue we found during our initial property walk through. The subject property was in beautiful interior shape but began to show signs of water infiltration on the top floor – easily visible in the attic and beginning to show in the drywall on the ceiling of the top finished floor. We took the initiative to have the roof evaluated by three outside contractors who each provided a quote and roof condition feedback for our review. After receiving each document from all contracts, we held a call with all three so we could understand the depth of the problem, the cost of the issue, and the time associated with any necessary repairs. We quickly found out that all three parties stated we had an immediate problem that needed to be fixed or major issues would result as the water infiltration had a direct path to lower level foundational supports for the building. Our client was able to salvage this potential disastrous item through a $ 4,000 repair taking one week of work. If our team had not taken this initiative, the leak could have cost the client hundreds of thousands of dollars as well as major marketing issues as a prospective purchaser would have found the same issue but months later after damage had been done. In the case of this property, we successfully resolved the issue prior to bringing the property to market. This same property received 3 bids at asking price and closed with no inspection issues 60 days later. This example shows Yellowtail’s work ethic is second to none.

Walking In Our Clients Shoes

Client ready to sell commercial property

We have a background in ownership and acquisitions of properties ourselves. While many brokerages can tout the transactions they have completed for others, few can say they have done this for themselves. We can. Our team has an extensive background of acquiring both value add and stabilized investment properties for our own account. As a result, we know what to expect from third party brokers, which is hard work and a high level of service. In addition, we know the nuances and behind closed door items that drive decisions – and our clients are advised as such. There is a tendency in the brokerage community to simply “push deals” and “push price” while ignoring the whole picture. What about timing? Tax issues? Partnership disruptions? Lender items? Seller closing obligations? Title issues? Not only are these items overlooked by our competitors, few understand them, much less how to resolve them.

An example: a now client of ours recently instilled new executive leadership who pursued a national restructuring of their company, requiring change in a number of items throughout the company, notable the sale of 3 of their locations in an effort to clean up their balance sheet and raise millions of dollars to support their new company agendas. The first property they owned and placed on the market had a great story to prospective purchasers: acquire a well maintained industrial building strategically and logistically well located in a nationally sought after industrial market. Who would not want to own this building? With limited industrial inventory in the local market, the time was right to sell as it was a seller market. The seller received multiple offers immediately from capable purchasers. This process seemed all to easy for the seller. We watched as a competing broker “pushed a deal” from a well-capitalized and strong buyer. The problem with this buyer is they had a requirement to start moving into the building in 7 weeks while closing on an empty building in 6 weeks – the problem being the building was not empty, the seller was still operating their business out of there. Instead of thoroughly investigating the requirements and cost for a move out, the broker “pushed the deal” once again, touting the “great buyer” and “quick close” pluses to the transaction paired with the ease of moving out. While quick closes are often desirable, in this case it was not – as we have said, each deal is different and requires its own analysis. By not completing a thorough analysis, the Seller chose to take the deal at a price of $6 Million. Unfortunately, the seller had to rush to move out major equipment pieces, inventory, and relocate employees – all at a cost of $5.9 Million due to the immediate turnaround requirement. After taxes and transaction costs, the seller not only lost money on the transaction, they lost employees and a strategic location for less than nothing – defeating the purpose of marketing the building in the first place. The company officials who authorized the transaction lost their jobs. The competing broker made his commission but at the expense of others and a client relationship. This is not how we do business.

Proper Marketing

Our marketing is data driven. Data is gathered not only on our seller’s goals and on the property, but also on the macro and micro elements that will drive a prospect’s decision for the property. Just like each property is different, so is each asset type. For example the presence of high traffic counts and frontage is a critical element of any retail location, but not at all important for an apartment transaction. All of these elements are weighed, quantified, understood, and implemented into our marketing of each property. In addition, understanding the presence of competing inventory as well as recently sold comparable projects will be drivers for the success and pricing of a transaction. A seller can ask any price they want however if the property does not appraise for a “market value”, no buyer will obtain a loan to acquire the asset. Our analysis will put our best foot forward in the marketing of the property while also setting realistic expectations for all parties we deal with. By knowing the market sale prices, we will set reasonable expectations for our clients while also using this supporting information to assist in negotiating the highest price and most favorable transactional structure for our clients.

Determining the Highest and Best Use

ISeller agents determine the best use of the property n today’s modern world, Zoning can make or break any project. To effectively advise any clients, a broker must be able to articulate the property’s possibilities. Why discuss building a skyscraper on the property when zoning only allows you to build 4 stories? Too often properties are marketed incorrectly for uses that are not achievable under current zoning codes or worse, unrecognized possibilities are ignored, yielding a seller a below market price. For example, you may have a nice retail building in an area in dire need of apartment building. If zoned appropriately, you may be able to build an apartment building on site with no major municipal approvals required. We are trained to review and understand the use capabilities for each site, allowing us to provide our clients with educated advice on all items throughout a transaction, including zoning.

Our Selling Agents Expertise

Yellowtail has expertise in the following niche areas of commercial real estate:

  • Apartment Buildings
  • Development Projects
  • Distressed Assets
  • Flex/Industrial
  • Land
  • Medical
  • Office
  • Retail
  • R&D


Supported by a background of acquiring properties on our own behalf, our team understands what it takes to execute on a transaction. Our market, property, and transactional evaluation program allows our clients to understand the full picture of their acquisition options for today and their long term future.

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Buyer Representation

Office Building for sale or leaseAt Yellowtail Commercial, we know selecting a location for your business is an intimidating and challenging process. Today’s commercial real estate world has continued to create a variety of challenges for the modern property buyer. No longer are property transactions as simple as paying for a building and opening a business. Modern business and political processes have become more and more stringent as the red tape has increased. With so many factors to consider, buyer’s oftentimes do not know where to start. A buyer must be able to successfully navigate competitive bidding processes to be selected as a buyer for a property, obtaining a loan, permits, contractor selection etc – and that is for a simple transaction. More complicated transactions involved deeply involved construction elements, re-zoning, environmental issues, neighboring property issues, encumbrance issues (such as problem easements), and countless other items.   The local real estate market is one that requires creativity and a diligent persistent process to make deals happen. We are here to help professionally navigate these items in an effective, timely manner using our unique skill sets unmatched in the local market.

Real Estate Done Right

Mixed Use PropertyReal estate is now a complicated business, but it does not have to be. At Yellowtail, we pride ourselves in being able to articulate the process to our clients in a simple and effective manner, so a complicated process becomes easy and digestible to all parties involved. We understand almost all of our clients have other items to worry about – this one transaction is not their one and only commitment in life. Whether it is an entirely different core business or other real estate transactions you are working on, we know you are busy. We don’t mind working hard and in doing so we will take small time consuming tasks of our client’s plates while more importantly putting time back in the lives of our clients, allowing them to experience a streamlined and easy property search and acquisition process so they can rest easy knowing their transaction is in the right hands with Yellowtail.

Yellowtail Agents

When you hire an agent at Yellowtail, you don’t just hire the agent – you hire our entire team and our collective rolodex of helpful contacts. We pride ourselves in keeping our toolbox full. Some clients have their own contacts while others do not – either way we will assist you by working with all outside parties to be sure a transactional process is as seamless as possible

Our start to finish process is unique to the market and allows for a depth of understanding and relationship building with each of our clients. We begin any search by understanding a client’s requirements on paper but also the soul of the requirement – “the why” – which makes each project for us unique and different from any other. Understanding “the why” is the differentiator that separates us from our competitors. To understand “the why”, we ask our clients to spend a few minutes with us diving into the statistical details of each requirement. For example, if we are searching for an industrial building we like to understand the workflow within the warehouse, how many loading docks are required, etc. In addition, we like to understand the specific reasons for each statistical requirement so we know whether we can create an effective unique solution for a particular property that may not present itself on the surface. Another example is office product. Two businesses may occupy identical spaces next to each other but operate very differently. An attorney’s office will operate very different from a call center. We know that and what comes with these differentiators. In this instance a call center will more than likely require a higher parking requirement, and we will be prepared to provide our clients only with the properties that fit their needs.

What We Do

Once we understand the drivers to each client requirement, we then survey the market and provide a custom detailed information packet to each client. Gone are the computer-generated meaningless printouts full of time-wasting data. Our presented documents are professional, simple, and easy to read. We only focus on the relevant important items to each business and property search. We will provide you with specific custom advice and recommendations to suit your needs and point you in the right direction while saving you time.

We use advanced location analytics, metrics, and data to support the decision-making process as you seek to maximize the benefits of the significant cash and liquidity investments committed to any new location or existing facilities. Data is no longer a luxury; it is a requirement. We continually invest in maintaining and building internal and external data resources that can compete with any back of house services in the country. Our sophisticated and proprietary systems pair with our market intelligence to deliver an integrated strategy for your property selection. We back these processes with an objective and subjective process to support your decision making.

Finding the Right Building

Representing Buyers in finding the right building to suit their needsFinding the right building is a process in itself, but just because you found the right building does not mean you closed the deal. At Yellowtail, our negotiators are pros. We walk into each and every negotiation knowing the pros to our purchaser and the cons to the property, putting our purchaser in the best negotiating position to acquire the property. We place an emphasis on the details. We understand items such as working capital may dictate your ability to put down a deposit and your specific purchasing requirements may dictate timelines and contingencies for each transaction. Too often we see industry professionals stick to the same sets of guidelines for each and every prospect while forgetting that each business and decision maker is different with separate drivers and requirements. We will help with all of these items and stay involved throughout the process, even after settlement, to ensure our clients are on the easier path to success.

Every Aspect of the Buying Process is Covered

With any transaction there are moving parts and you need the right team on your side to walk you through the process. We provide each of our client’s access to a depth of knowledge and contact base where needed. Need a contractor? No problem, we have plenty of general contractors, specialty subcontractors, and project managers within reach and ready to service your needs. If you are asking yourself how to navigate a 30-page contract that has been presented to you, do not worry, our attorney contacts are ready to help. Need a loan? What kind? We have lenders ready to finance a variety of loans ranging from owner occupied loans, to construction projects, to small renovation loans. This level of reach is consistent throughout all items commercial real estate including design professionals, environmental consultants, material servicers, etc. In addition. we won’t just send you a name and leave it there, we will help facilitate all discussions, so you truly understand what you are buying and why. We have a variety of contacts throughout each discipline. For example, we have attorney contacts who specialize in contract negotiation while others focus on land use and zoning. Let us know what you need, and we will get it for you.

Ensuring You are Informed

Keeping our Buyers in the loopAs you go through the process, expect a helping hand along the way. Property due diligence efforts are difficult to understand, deal with and coordinate. These efforts involve not only building inspections but also niche items such as title report review, insurance items, flood plain review, wetlands understanding, title search, contractor discussions etc. With each transaction being different, so will each facet. Some will be a walk in the park and others will be challenging. We have dealt with every issue you can imagine. We know how to collect the right resources to quantify the time and effort needed to get you over the finish line. Our goal is to allow our clients to make informed decisions on a macro and micro level. If we encounter a challenge, we will take it head on with our clients at our side, not leave it for others to address.

Beyond the Price

People forget price is oftentimes only a starting point. Two neighboring properties may be the same price and size, but that does not mean they have the same utilities in place, the same taxes, etc. Our clients will have a transparent view of every nickel and dime that will or could potentially go into any project. Each prospect will enter a deal eyes wide open, there will be no surprises. Our back of house support team can assist in providing extensive financial and comparative analyses on any past, present, and future transactions.

We get things done quickly. By having a variety of resources and agents at our disposal, we are ready to jump on any loose ball. Although we are a boutique firm nimble enough to react quickly to our client requirements, we have a large enough support staff to support are reactive efforts. We have all the tools of any national brokerage without the red tape.

Additional Buyer Representation Services

Additional services to protect buyersAs a boutique firm, we offer clients the flexibility to choose the amount of support and time commitment they would like to see from us. Pre settlement and post settlement, we provide a variety of services which go beyond typical brokerage. In the event your internal investors need detailed expertise, walk through, and / or material preparation for items such as an internal capital raise, pursuit of a zoning change, design review, etc – we offer additional services to assist in these items. Once we walk from the settlement table, it is the client’s choice if we remain involved or not. If so, we have a variety of services available to make their life easy. People and companies easily forget how difficult and time consuming a move takes. We can assist in relocation and consulting services throughout the continuation of any occupancy period. Do not forget times change as well. In the future if you sell your business, change in occupancy size, or otherwise simply need to sell or lease your property, we are resource to assist you in understanding what a marketing process may yield for you as actually marketing the site for you.

Buyers Representation for All Types of Commercial Property

Yellowtail has experience representing acquiring parties in a variety of real estate types and transactions:

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Landlord Representation

Landlord and Tenants making deals happenOur Landlord representation team is second to none. We have an established business segment dedicated solely to commercial landlord advisory services. Our services are catered to overall site advisory as well as leasing and marketing from an ownership perspective. This business line is supported by a team of experienced commercial real estate experts. Many of our experts have worked directly for institutional and private ownership groups in the past or even own properties themselves. We expect our advisory team to provide top of the market services on all aspects of ownership, including property management, asset management, and the individual service components of all Landlord property responsibilities. We strive to be the best in class in our industry in all aspects.

Proven Track Record of Landlord Representation

Our team’s long proven track record caters to the needs of owners, investors and landlords for vacant properties, occupied properties, and future / in progress development projects. Our specialists have a depth of representation background. All of our agents have negotiated, overseen, and in some cases even signed occupancy agreements on behalf of landlords for both new leases, renewals, consolidations, and expansions. Our background of experience allows us to understand the motivations behind our client’s decisions to permit an educated conversation to occur on both sides during our client discussions. In addition, we leverage our in house resources to permit educated decisions across the board. Our capital markets team will assist us with comparable property data to determine future property valuations at stabilization as well as data on competing properties. The modern marketplace is competitive and driven by analytical data decisions. To keep up with the competitive marketplace, clients must be kept up to date on local and national trends. Pairing this with relevant data to the project and prospective leases will provide for a competitive advantage for our clients.

Additional services to protect buyers

With each lease our client signs, they will know exactly what the effect will be on future valuations, refinancing, and whether or not the lease is above or below market relative to competing properties. Few brokerage firms offer this depth and width of expertise.

Each of our Landlord Representation clients are treated independently and differently to the benefit of the client. All receive a focus on the particular avenues necessary to meet each goal. Our process begins with an in depth review of our client’s goals paired with a review of the status of each project, property leasing, and current or projected financing. Each property will be analyzed independently to establish what we see as strength and weaknesses. Ownership will be made aware of where the property is performing and where the property is underperforming. More often than not we point out weaknesses owners did not even know they or their asset even had. Through identifying these weak points, we hope to turn these into strengths through our customized set of measures designed to focus on a successful upward trajectory for the property. Our measures will aim to promote successful leasing during our time as retained representatives as well as in the future as ownership aims to exit the property or refinance the asset.

Our Strategic Plan

We put together a business plan for each property as well as marketing and leasing plans, setting the expectation for our client for all items ranging from activity goals to leasing timelines and reporting expectations. Our clients walk into each and every project eyes wide open as to our capabilities and when they should expect certain leasing milestones to be reached.

Understanding the needs of the landlord

Our marketing process includes creative and innovative ideas that will considerably enhance a property’s ability to succeed in a competitive market in a cost effective manner. Our ideas include unique marketing materials, signage, branding, use of third party resources, and a considerable consideration as to any and all tenancy options in the market.

Most importantly, our marketing efforts will revolve around telling the story of each property. Simply opening a door and saying “look at the space” is far from enough to sell a property and allow the prospect to understand why this particular location is their best option. Each property has a story and a soul rooted in both history and property strengths. If highlighted, any landlord can benefit strongly from leveraging their story. Our efforts will allow each owner to unlock the greatest potential of their property through a unique highlighting and understanding of what make’s your site unique to the market. The property will be marketed in a way that a customer will not be able to ignore the differentiators of our site.

Our Capabilities

Our capabilities are far and wide. We can handle leasing of one suite to handling a full repositioning and releasing of an entire property. Oftentimes a property involves multiple asset types. Sometimes it may be a small amount of office space amongst a shopping center. Other times there are full buildings of different uses among a property: office and flex sites, retail and multi-family sites, etc. In the event a property has multiple uses among a number of asset types – that is not a problem. Our wide ranging team of representatives can lease and, if necessary, sell each asset type. We will provide options, for lease, for sale, it does not matter, we can bring you options.

Understanding Price Strategy

Each moving part in a landlord ownership scenario has a domino effect positively or negatively on the rest of the property. For example a tenant signed to a lease at a below market rate may positively effect the traffic to a certain property (such as retail) but negatively effect the projected net revenue for a property, requiring leasing agents to obtain higher rental rates on other spaces or risk a lower property value at stabilization, leading to a lower cash out on a refinance. This thinking goes for a variety of items around a property. We know this and understand this, which is why a wholelistic understanding of each client goals is key. Bringing in prospective tenants is of prominent importance, but watching the back of our clients is equally as valuable so they may avoid the pitfalls of the leasing process.

Landlord Representation for commercial propertiesPrior to promoting or advocating for any particular transaction, we take the time to carefully understand any proposed tenancy. Tenant interviews are held to understand their experience, plans for the location, management team, and financial status. The tenant could be a long-established publicly traded entity or a new start up, both can be successful and both can fail. Either way we will analyze them and provide facts paired with a recommendation to our clients. Moving tenants into spaces is expensive and moving them out is even more so. Knowing this, we do not take our recommendations lightly. You will often see our team make strong recommendations to move forward with a transaction but just as often make a recommendation not to. Our actions demonstrate our commitment to our ownership. We will analyze any transaction as if we own the property, and our clients will be the beneficiary of this thinking.

In addition, we take a hands on proactive approach to often overlooked aspects of a deal ranging from tenant improvements to the actual lease documents. We add additional value to our projects by understanding the market for these nuanced items as well as value-engineering each item if necessary. If a transaction is even remotely possible, we will take the time to make sure it has the ability to succeed and move forward. At the end of the day, what really counts for us is achieving the best possible outcome for our clients.

Commercial Properties We Represent

Our team has extensive experience in a variety of landlord representation assignments, including the following asset types:

  • Office
  • Flex / Industrial
  • Retail
  • Mixed Use
  • Storage Sites
  • New Construction
  • Second Generation Space
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Tenant Representation

Our Tenant leasing specialists are some of the busiest in the business! (for good reason) We know and understand the importance of reducing real estate cost, mitigating risk, and exploring space and locations that help remove some of the uncertainties and challenges in starting, relocating or expanding a business.

Tenant Leasing RepresentativeYellowtail Commercial has become an industry pillar and go to resource for tenants throughout the real estate industry. We have achieved extraordinary results for our clients by going the extra mile to understand each client’s needs and motivations. These results have yielded ongoing relationships that serve as a base for our company’s ongoing establishment in the industry. Our professionals are a group of tightly integrated market leaders who focus on serving the customers first and Yellowtail’s desires second. We work closely as a team internally, allowing us to pool our in-market boots on the ground data and market knowledge to yield the most up to date and accurate data in the industry. Many of our team members have unmatched resumes as well as memberships with a variety of organizations, societies, and designations that provide for a deep resourceful rolodex amongst our team members. Our affiliations, alliances, and market relationships serve us well and allow our clients to benefit from each and every element of our extended professional background.

Personalized Touch

We pride ourselves in operating as a boutique firm with large institutional company resources. As a boutique operator, we have all of the tools and resources of national brokerages without any of the overly litigious and slow processes that are frustrating to clientele. We’re here to help you efficiently make the right decisions, not force you to deal with overwhelming contracts or unnecessary steps. We get things done quickly while satisfying all of our client’s needs, and more.

Our depth of experience has allowed tenants to benefit from a streamlined process while maintaining an executable plan and an ability to focus on their core business. Too often we see competing firms make the client do the work. We expect to work for our transactions and our history speaks to this. National and local companies consistently rely on Yellowtail Commercial to achieve a top location at a reasonable cost. Our team understands the whole picture. Prospects often forget the difficulty involved with the logistics of the entire process of opening a new location. Just as residential residents usually forget the frustration and difficulty involved with moving from one apartment to another until they are mid-move, businesses often forget the difficulty required with moving from one location to another, much less the other complex elements involved with a real estate transaction. We don’t leave you at the starting line thinking you are running a sprint when you are running a mile. We not only run the mile with you, but we take on a majority of the distance ourselves, so you don’t have to.

Making Sure Your Documentation is Right

In today’s world, relocations have become more and more strenuous. Corporate entities on thelandlord and tenant side expect well negotiated legal documents, while both parties have to also navigate modern day red tape involved with construction, life safety, permitting, zoning, and other matters. Our team is here to help. We have completed hundreds of transactions throughout local and regional markets. We know how to get it done.

Make sure your documentation is rightEach of our assignments involves a “start to finish approach” with a specific process involving timing, milestones, and easily articulated items so our clients may rest easy knowing the process is moving forward while achieving expert, proven advice. Our process begins with an identification of tenant’s needs. In our business, each need and requirement is custom to each party. Two tenants may occupy identical spaces next door to each other but operate extremely differently inside and outside of the office. We understand that, and frankly expect that. Through a need’s identification and tenant interview process, we will establish the functional, spiritual, branding, location, access, visibility and physical requirements for each client of ours. This will allow us to then begin the process with an educational foundation on our client, setting the stage for the best possible outcome for all parties involved. Our research team and resources will provide a powerful advantage to our clients as data-based decisions become more and more prevalent in the industry.

Finding The Right Commercial Property For You

Using this newly created custom interview criteria, we will scour the market with this criterion and provide our clients with not only property options to consider, but more importantly commentary on each possible new location. For us, a transaction is never finished – we remain involved with all of our clients long after a transaction is signed or settled. Occupancy commitments are usually for the long term, and we expect our client relationships to be the same. We will remain a resource for the lifetime of our client’s business, providing continued resources for their benefit so their decisions remain informed and their business in the best advisory hands possible. Our market updated and consulting services will continue regardless of the market and transactional status.

Retail & Restaurants Specialty

Retail Building for TenantsThe expanding retail market presents marvelous opportunities and challenges for our clients. Our retail team is uniquely positioned to bring maximum value to our client’s bottom line in locating, relocation, or moving your retail business. We know the markets, the growing demographics and key information that will drive your retail location decisions.

Our retail team has been relied on by the region’s most highly regarded retail and restaurant brands to find them the most desirable retail locations throughout the Florida. Our team of professional experts will deliver unsurpassed market knowledge backed by a front and back of house support staff unmatched in the local market. Our sophisticated analysis process allows clients to maximize their bottom line while also comfortably navigating the steps it takes to identify, relocate, physically move, develop, and open a new location.

With the modern retail market changing drastically within the past few years as well as with recent events, establishing a well-positioned location and real estate transaction is as important as any time in history. By identifying ideal transactional and location conditions, tenants can rest easy their business cannot only thrive in the near term, but also in the long term as retail trends continue to evolve. While trends are continuing to change, retailers can benefit from evolving retail metrics and technology resources to statistically support their decisions to satisfy themselves, their investors, and their need to sleep at night. Yellowtail Commercial has access to a variety of modern technology sources including CoStarLoopnetTen-XFGCAR, and many other premium memberships. as well as a variety of other sophisticated resources.

Industrial Properties

Industrial Property for Tenants in Tampa BayBeyond our market knowledge, databases, and experience we know the right questions to ask to maximize our client’s space opportunities. Whether you’re in manufacturing, flex or distributing our team has the experience to find the best solution to fit your needs. Fire, life safety, dock, drive-in and racking capacities are all parts of the equation that helps YellowTail Commercial present solutions that will be right for you.

In today’s market, industrial sites and properties are by far the most sought-after asset class for both landlords and tenants. Recent market events and fiscal policy changes have done nothing but fuel the continued and growing market interest in this asset class. Interest is high across the board from tenants, property owners, developers, equity partners, domestic equity, and international equity. Given the level of competition in place in the market, prospects must be extremely diligent in their site location strategies, site securing strategies, and underwriting to ensure the idea location is selected for the right price.

Like all asset types, a detailed analysis of a client’s needs is required, especially in today’s market. Whether a prospect is in manufacturing, flex, distribution or a combination thereof – we know the questions to ask and topics to cover. Gating issues to address include logistics, transportation analyses, racking capacities/layouts, safety items, loading, and on site workflow. We will present solutions and resources to analyze each and all of these items. Resources include but are not limited to in house resources, third party resources, and design professionals.

Office Building That Meet Your Needs

Office Buildings for commercial tenantsWe search the complete market, while contributing valuable information and experience giving you the ability to make informed decisions in a timely, cost efficient manner. Our market databases and information resources create value through the entire business process. Our clients find our ability to customize solutions refreshing in the process of solving problems and maximizing opportunities.

The local real estate market is one that necessitates both creativity and intelligent implementation to not only make deals happen, but make the right deal happen. The importance of the right advisor cannot be understated. We have over (INSERT YEARS) experience in the in the Tampa region with a concentration in a variety of asset types however office has been a key component of our client base.

When it comes to commercial office brokerage, knowledge is power. Our cutting-edge ability to analyze the markets will help you with any and all aspects of a transaction including initial lease transactions, renewals, expansions, relocations, consolidation, and renegotiations. Markets are continually changing with supply, demand, and the broader economic picture. Current and historic market information will put tenants in the strongest negotiating position while ensuring all decisions are informed and educated.

“Your lobby is your business card.”

Understanding needs are key. In recent years office environments have become increasingly important as talent acquisition as well as retention has become more competitive. In the past prospective employees have had to sell themselves to businesses however oftentimes this is now the opposite. Environment, communication, and an enjoyable workplace allow employees to remain happy and upbeat through the difficulties of business operations. These atmospheres bring in the best talent and ensure that talent is there to stay. Paired with the important of atmosphere is layout and design. Our professionals know the tricks of the trade to point our clients in the best position to lay out their offices in an efficient matter to limit their cost of occupancy while achieving the needs to ensure the right office workflow. Listening to a client’s needs in terms of proximity of business units and people, separation where necessary and overall company themes keeps employees productive and producing for the company.

Office Building Lobby for LeaseOftentimes our customers have customers of their own. Despite the value of future production, human nature is a continued natural reality, where those often judge a book by its cover. With this in mind, why not make the cover as attractive as possible? The right lobby, waiting, and entry areas provide the opportunity for a company to take a large first step to winning or losing business just through their consumers’ initial first impression of a company’s workplace. Your home is an indicator of who you are at your core, and so is your company’s. Why not take the opportunity to put your best foot forward and tell your client who you are before they hear your pitch? Start the race past the starting line through a “wow” factor. Our professionals will teach you how to do this in a reasonable manner.

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Property Management

Whether your need is commercial or residential property management services, Yellowtail is here to provide the quality services you are seeking. Yellowtail is a full-service, boutique brokerage committed to image, savvy marketing, and expert representation with a keen focus on our clients.

Because Professional Management is vital to retaining long term real estate, we use advanced marketing technology via the most popular channels to attract prospective tenants for our clients. Yellowtail offers more than your average building maintenance. We provide the quality, professionalism, honesty, integrity and the care your property deserves.

Yellowtail Property Management Services include:

  • Marketing your property across the most visited online listings and websites
  • Lease negotiation and preparation
  • Making conscious efforts to know the needs of the owners and tenants
  • Detailed tenant screening minimizing your risk
  • Thorough cleaning, inspections and maintenance of your property
  • Streamlined collection of rent and deposits to your preferred account
  • Dedicated maintenance and repairs
  • Tenants and owners can use a related app on their mobile devices to communicate with the PM
  • Understanding the market, our owners’ and tenants’ needs, offering a full range of management services from building operations, physical maintenance, tenant relations, accounting/reporting, leasing, marketing and sales.


Our professional management services will maintain and work with you to retain your building’s tenants while ensuring high levels of occupancy and a steady income stream.