SBA 504 Loan Changes 2026: More Commercial Buyers Qualify and Values Could Rise

By Marc Perlof | MarcRetailGuy CA #01489206 July 6, 2026 If you own retail real estate, here’s what just changed for you. In last month’s blog, we looked at how retail property owners decide whether to adjust pricing, hold firm, or wait in a changing market. That decision matters, but it is only the starting point. The next decision is more important than most owners realize: choosing the right pricing strategy. This is where many owners get the market wrong. They price the property based on what they own, what they want, or what a nearby property asked for. But buyers do not all underwrite retail property the same way. A 1031 buyer, developer, syndicator, owner user, family office, and local operator can look at the same property and see completely different value. The right pricing strategy starts with knowing which buyer is most likely to believe the story, accept the risk, and close. Pricing Is Not Just About the Property The property matters. The income matters. The lease matters. The location matters. But the buyer pool determines how those items are interpreted. A short term lease may look risky to a passive 1031 buyer, but attractive to a value add investor, an owner user who wants control, or a developer. A vacant building may look like a problem to an income buyer, but like an opportunity to a developer or owner user. A strip center with below market rents may look messy to one buyer and like upside to another. Same property. Different buyer. Different value. That is why the pricing strategy cannot start with only the asset type. It has to start with the buyer most likely to see value and close. Today, buyer targeting matters more because financing is tighter, investors are more selective, and the wrong buyer pool can make a solid property look overpriced. If the property is aimed at the wrong buyer pool, the result is usually longer market time, weaker offers, and more price pressure. Different Buyers See Different Value A 1031 exchange buyer usually wants stability. They are often looking for clean income, long lease term, strong tenant credit, limited management, and a simple story. If the deal has short leases, local tenants, or unclear expenses, some 1031 buyers will either pass or price it more conservatively. A developer looks at the property differently. They may care less about current income and more about land value, zoning, density, entitlement risk, construction costs, and future exit value. To a developer, the existing building may not be the value. The land and future project may be the value. A syndicator usually needs a story that can be explained to investors. They care about return, upside, risk, financing, and whether the business plan is clear. If the story is too complicated or the numbers are too thin, they may move on. A family office may care more about long term quality, location, and risk protection. They may not need the highest return, but they usually do not want a problem asset unless the pricing clearly rewards the risk. A local investor may see value that other buyers miss. They may understand the tenants, the street, the rents, and the management upside better than an outside buyer. An owner user may look at the property through occupancy, control, and long term business use. They may not underwrite the deal the same way a passive investor does. This is why two buyers can look at the same retail property and come to very different conclusions. The Wrong Buyer Pool Leads to the Wrong Price The mistake is not just overpricing. The bigger mistake is using a pricing strategy that does not match the buyer most likely to close. For example, a retail building with short term leases may not work for a passive buyer. If the marketing is aimed at passive investors, the property may sit. But that same property may attract owner users, developers, or value add operators if positioned correctly. A strip center with below market rents may look weak if the marketing focuses only on today’s NOI. But if the buyer pool understands leasing upside, rent growth, tenant repositioning and the price accounts for these concerns, the story changes. A single tenant property with a shorter lease may not command premium net lease pricing. But if the real estate is strong and the tenant has a history at the site, there may still be a buyer pool. The strategy just needs to reflect the actual risk. The wrong buyer pool creates weak activity, low offers, and stale market time. The right buyer pool can create urgency because the buyers understand why the property matters. Pricing and Positioning Need to Work Together Pricing is not only the asking price. It is also how the property is presented. A good pricing strategy should answer: Who is the buyer? Why would they want this property? What risk will they see? What return will they need? What price range can they justify? If the likely buyer is a 1031 buyer, the story needs to be simple, stable, and income focused. If the likely buyer is a developer, the story needs to explain the land, zoning, density, timing, and feasibility. If the likely buyer is a value add operator, the story needs to show the path to higher NOI. If the likely buyer is an owner user, the story needs to focus on control, location, occupancy, and long term use. The same property may need a completely different strategy depending on the buyer. The Owner’s Goal Still Matters The buyer pool matters, but the seller’s goal still matters too. An owner who wants the highest possible price may need a longer marketing process, stronger preparation, and a buyer pool that can support premium pricing. An owner who wants certainty may need to price closer to the market from day one. An owner who only wants to sell if they hit a certain number may want to wait until the economics support their price. The problem happens when the owner’s goal and the buyer pool do not match. If the owner wants premium pricing but the buyer pool sees lease risk, financing risk, or future repair costs, the market will push back. If the owner wants a fast sale but prices above where buyers can underwrite, the property may sit. A strong strategy connects the owner’s goal with buyer reality. What Owners Should Review Before Pricing Before choosing a pricing strategy, retail property owners should review the property the way buyers will review it. That means looking at the rent roll, leases, tenant payment history, lease expirations, options, rent increases, triple net (NNN) reimbursements, expense history, roof, HVAC, parking lot, deferred maintenance, financing conditions, comparable sales, competing listings, and likely buyer pool. The goal is not just to estimate value. The goal is to identify which buyer will see the strongest reason to act and close. That is where good pricing strategy starts. Final Thought Pricing is not just asking, “What is my property worth?” The better question is, “Who is the right buyer, and what price can that buyer believe?” That is the difference between putting a number on a property and building a real sale strategy. When the price, story, buyer pool, and seller’s goal line up, the property has a much better chance of creating serious activity, stronger offers, and a cleaner closing. Next week, we will look at what happens when this strategy is wrong: Why Retail Properties Sit on the Market. If you own a strip center, shopping center, single tenant net lease property, storefront retail building, or redevelopment site, I can help you review the buyer pool, pricing strategy, risk points, and likely market response before you make a sale, refinance, or hold decision. Based in Los Angeles. Serving Southern California. Active across California. Advising clients nationwide. #RetailRealEstate #CommercialRealEstate #RetailInvestment #PropertyOwners #1031Exchange #NetLease #ShoppingCenters #CREStrategy #MarcRetailGuy

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