Developing

Tax Values Increase for Denton County

images (12)Tax Values are up in most of Denton County, helping to stabilize budgets and services for local government.  Most of the increase in tax value is attributed to new construction.

Buying Commercial Real EstateBuying Commercial Real Estate

Buying Commercial Real Estate

For over 25 years, iMark has helped clients with finding, purchasing, and developing commercial real estate.  We know how to find the best value and identify the risk factors.

iMark has the expertise to be a valuable team member, with much more than just commercial real estate services.  We understand all the facets of buying, planning, designing, constructing, funding, and obtaining final city approvals.

We always start with a thorough Needs Analysis so we fully understand the client’s needs and requirements. Usually, the client discovers features and needs that they never considered. Time spent up-front understanding future needs pays big dividends and saves living with a poor choice.

We have proven systems to find the best property, once we understand the needs. We have developed these systems through decades of working every facet of the real estate, construction, and development business. We already understand a lot about your business and have helped many, just like you.

Best of all, our services are usually at no cost to the buyer. The owner of the property almost always pays our fee. Owners are usually glad to have a professional move the process along efficiently for the buyer. Clients benefit by having iMark as their trusted advisor through what can be a very difficult process.

Facility decisions are long term and one of your largest expenses. Making the best choices can make or break a business. It’s worth the time to get it right with an outside professional, especially when you get this trusted advisor at no cost to you.

Selling Commercial Real EstateSelling Commercial Real Estate

Selling Commercial Real Estate

Selling commercial real estate is much more than putting up a sign, advertising on the internet, and  hoping the phone may ring. It takes a pro-active approach, knowledge, relationships, and expertise.

We understand commercial real estate, how to value it, and how to find real buyers. iMark focuses on high service and a lower volume of sellers, a philosophy not many subscribe to. We find buyers and don’t just wait for them to call off a sign or advertisement.

 

Leasing Commercial Real EstateLeasing Commercial Real Estate

Leasing Commercial Real Estate

Helping Tenants and Buyers find their optimal business location is our favorite part of commercial real estate. We are experts in Tenant Representation and have cultivated the systems, tools, and relationships to deliver success.

We always start with a thorough Needs Analysis so we fully understand the client’s needs and requirements. Usually, the client discovers features and needs that they never considered. Time spent up-front understanding future needs pays big dividends and saves living with a poor choice.

We have proven systems to find the best property, once we understand the needs. We have developed these systems through decades of working every facet of the real estate, construction, and development business. We already understand a lot about your business and have helped many, just like you.

Best of all, our services are usually at no cost to the Tenant. The owner of the property almost always pays our fee. Owners are usually glad to have a professional move the process along efficiently for the Tenant. Clients benefit by having iMark as their trusted advisor through what can be a very difficult process.

Facility decisions are usually long term and one of your largest expenses. Making the best choices can make or break a business. It’s worth the time to get it right with an outside professional, especially when you get this trusted advisor at no cost to you.


Commercial Real Estate ServicesCommercial Real Estate Services

Commercial Real Estate Services

iMark Realty Advisors helps clients safely and profitably buy, sell, lease, develop and invest in commercial real estate. With over 25 years experience, we know commercial real estate. We have the knowledge, tools, & experience to deliver success.

 

 

Consulting and DevelopmentConsulting and Development

Consulting and Development

iMark Realty Advisors assists clients to develop and re-develop commercial property.  With 25 years experience in developing, building, and commercial real estate – we have broad and deep expertise in every facet of the development process.

Developing real estate is risky business. It takes considerable skill and experience. For over two decades, we have helped clients develop commercial real estate.

Our consulting services are tailored to the client needs and can include a broad scope or specific task. Let’s discuss your goals and we can identify strategies and actions to success.

 

Why Use a Tenant Broker to Lease Commercial Property? (Part 1)Why Use a Tenant Broker to Lease Commercial Property? (Part 1)

Why Use a Tenant Broker to Lease Commercial Property? (Part 1)

The better question is why not. Tenant brokers (representatives) almost always get paid by the Landlord and are effectively a free leasing specialist for the tenant.  Yet many small businesses go bare and DIY when negotiating one of the largest and longest term overhead expenses for their business.

Almost all commercial leases in larger metropolitan cities like Dallas have a tenant side representative.  As you move out to the suburbs and smaller towns, most leases have a landlord broker only.

Texas does not have Dual Agency for real estate, where one broker represents both sides.  The broker either represents the tenant or the landlord – they can’t represent both.  Further, brokers have a fiduciary duty to their clients which firmly puts them on one team or the other (landlord or tenant).  As a fiduciary, the landlord broker should disclose everything they hear or discover about the tenant to the landlord.  They negotiate solely for the benefit of the landlord, ideally to maximize rent and minimize what the tenant receives to execute a lease.

Texas law requires a broker (or agent of the broker) to provide all parties an “Information about Brokerage Services” (IBS) form at the first meeting or discussion of a real estate matter.  This form clearly explains who the broker represents in a transaction and their duties to the parties.  There is an ‘Intermediary Relationship’ that can be used, but the broker does not truly represent the full interest of either party in this scenario and is effectively a neutral mediator between the parties.  This option is not often used or preferred with commercial lease transactions and this relationship has to be clearly disclosed and agreed to in writing up front by law.

Tenant beware when leasing commercial property!  The broker you call off the sign or advertisement does not represent you and is not looking out for your interest.  They can’t, if they are doing their fiduciary duty for the landlord.

That said, market knowledge one of the best reasons to utilize a tenant broker.  A competent tenant broker already knows the best properties in the market, the market pricing, and the concessions landlords are making to procure tenants.

Tenant brokers can level the playing field and negotiate to save you significant costs over the life of a lease.  A tenant may be able to develop some market knowledge, but it will not be near what a professional tenant broker develops by working the market daily for years.  Not only does a tenant broker save time and lease expense, you usually don’t have to pay for this service.  Why wouldn’t you use a tenant broker for your next commercial lease?

Part 2 of this series will contain other benefits to using tenant representation

Mark Glover, Principal & BrokerMark Glover, Principal & Broker

Mark Glover, Principal & Broker

Mark has a broad and deep understanding of business, real estate and construction. For over twenty five years, he has delivered successful results for his clients.

Mark is the Principal of iMark Realty Advisors, which he founded in 1999.  iMark Realty helps clients safely and profitably buy, sell, lease, develop, and invest in commercial real estate. Mark also assists clients to save taxes and gain cash flow through specialized tax studies and services.

Mark  enjoys writing about local history, business, and his hobbies. His articles appear in local newspapers and magazines.

Mark currently serves on The Flower Mound Foundation Board, North Central Texas College Foundation Board, Summit Club, and Capital Improvement Advisory Council for the Town of Flower Mound.

Previously, Mark served as Chairman of the Flower Mound Chamber, President of Flower Mound Rotary, Chairman of Denton County Economic Development Commission, Chairman of the Denton County Business Leaders Council, and was a Citizen of the Year in Flower Mound.

Mark has a MBA from Texas Tech University, a BBA from Texas A&M, and is a licenced Real Estate Broker in Texas.

Call  or email Mark today at 214-550-5017. He has the knowledge, experience, and creativity to solve your business and real estate needs.


Commercial Real Estate ServicesCommercial Real Estate Services

Commercial Real Estate Services

iMark Realty Advisors helps clients to safely and profitably buy, sell, lease, develop and invest in commercial real estate.

Our services and expertise are well beyond traditional real estate services. We have a broad and deep understanding of commercial real estate, development, and construction. With over 25 years experience in every facet of the business, we know commercial real estate.

 

FM 407 & Morriss, Highland VillageFM 407 & Morriss, Highland Village

FM 407 & Morriss, Highland Village

This 3/4 acre lot is in a great location for office or retail. Located in the 407 Corridor, next to Walgreens and across the street from Celebrations, it is perfect for a 5,000 to 8,000 s.f. office or retail building. The site has wonderful trees, good visibility, and is a destination for success. This site is platted with utilities, and was previously approved for construction by Highland Village. It is almost shovel ready for a fast track project.

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