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The Difference Between Net Rent And Gross Rent

Rakow Group helps connect prospective renters, owners, and buyers of retail, industrial, and medical office space for rent and for sale. We are a commercial real estate for rent Westchester NY company with expertise in all aspects of the commercial property industry. We are not limited to just renting and leasing, but to property for sale as well.

Real estate is a promising industry that if you handle responsibly and intelligently you can convert into marginal profits. However, it is a field of expertise, which means you’ll need a bit of warming up before you reach pro status. In order to get your feet wet, you’ll first want to brush up on your real estate terminology. This article will focus on three important terms and how to distinguish them. By learning the difference between net rent and gross rent, you’ll be well on your way to the big leagues.

What is Net Rent?

A landlord will determine his or her rent based on a number of features of the property. Namely, he will charge per square foot, and then add on an extra net rent fee. This is a term people typically use for commercial real estate. With commercial real estate, the rent for the property itself is not the only expense. You’ll also have to pay for insurance, maintenance fees, and of course, property taxes. The cumulation of each of these added expenses is what we call the net rent.

You can expect your commercial property landlord to provide an estimate of net rent for one year at the start of payments. Then, once you’ve paid all of your expenses, if the numbers do not even out, in most cases, your landlord will provide credit to you to make up for the excess payments. In other cases, the landlord may underestimate the costs, in which case he or she will simply send you an invoice for the remainder.

What is gross rent?

Here is a term that you will not see as often when it comes to renting or leasing commercial property. Instead, this is something that you’ll much more commonly see in home real estate. Gross rent is when the base rent and the net rent merge into one. As a tenet of a home, most people pay one flat fee each month, and this accounts for all expenses of the house.

The reason this model is typically only used for homes is because they’re smaller properties with fewer unpredictable fluctuations in costs. It’s also uncommon for landlords to utilize the gross rent model for short-term leases. In some cases, landlords will include in the lease a clause that says that in the event that property tax or any other additional expenses happen to incrase, that they reserve the right to increase the gross rent. In so many words, this serves the same purpose as operating with the net rent model.

We hope you learned something today. If you’d like to learn more about our industrial, retails, and medical office for rent and for sale services, give commercial real estate for rent Westchester NY company Rakow Group a call today at (914) 422-0100 Ext 10.

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Check The Tenant´s Leasing Options

Before finally signing on the dotted line it is good practise to always check the small print. With the Rakow Group you can trust that every little detail is taken care of when searching for commercial property for lease in Westchester NY.

When it comes to the due diligence phase of a commercial property acquisition, ´excellence is in the detail.´

Due diligence is the “reasonable steps taken by a person in order to satisfy a legal requirement, especially in buying or selling something.”

One particular area that is often overlooked when evaluating a property are the options in the leasing contract. Contrary to what many people think, the majority of the options exist to benefit the tenant and not the landlord.

Below are some of the most common options you should look for before signing on that dotted line:

The Option To Extend

More often than not, tenants will want an option to extend their contract. This can be as simple as offering them a first right to extend at a fair market value. It can also be as extreme as renewing at 90% of the current market rent. This is a key option to evaluate as it can have a big effect on future cash flows. These options will also specify any tenant improvements that the landlord must make.

The Option To Expand

The next factor to consider in an option to expand. This often has two effects on the landlord. Firstly, it may define the tenant and rent improvements provided for an expansion. Secondly, it may in fact restrict the ability of the landlord to lease the property to other tenants. This makes in an extremely important option to review. Evaluate this option with care.

The Option To Reduce

An option to reduce is less common than the two above, however should still be evaluated with due care. This option allows the tenant to give back additional space if their business allows it. The majority of the time, tenants will have to provide a notice period as well as pay some kind of reduction fee. This particular option can have a severe impact on rents in the future.

The Right To Terminate Early

The harshest option available is that of the right to terminate the contract early. In some cases this is called an acceleration clause. This clause allows the tenant to terminate the contract prior to the stated lease expiration date. This option usually comes with a penalty equal to leasing commissions and unamortized tenant improvements. Some leases involving retail companies offer a cancellation clause if the anchor tenant leaves the property. This could be the worst possible outcome for any future landlord.

The Option To Purchase

There of course might be an option to purchase the building should you feel it to be the right decision. This particular option will more often than not come with an expiration date. However, if it doesn´t come with an expiration date, the tenant could potentially buy the building out from the new owner. This is an important factor to understand because the purchase price is determined within this option. On multiple occasions, this option may exclude the existing owner from selling the property.

In summary, it is of the upmost importance that you understand all the options in the leasing contract. They can have a dramatic effect on the economic viability of the building you are looking to buy.

When you are looking for commercial property for lease in Westchester NY, contact the Rakow Group. They are on hand to guide you through the entire process as well as negotiating the best possible deal for you and your business.

Call them today on (914) 422-0100.

 

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Commercial Space for rent in Westchester NY

5 Top Tips When Setting Up Your First Office

The key factor to a successful start-up process is growth. So when you are ready to move from your garage into your very first office, it can be an extremely exciting time. When searching for your first office you should use the Rakow Group. With years of experience searching for commercial space for rent in Westchester NY, they will be sure to find you your ideal first property.

Some obvious questions to ask yourself before moving into your first office are, “Have you thought everything through?” & “Do you know what moving physical space entails for the future of your business?”

If you have the answers to the above questions and are confident a new office is still the right decision, then take note of the following five points!

The following five points are what a start-up needs to consider when looking to open an ideal first office. These points will assist any start-up that are looking to promote success and productivity with their first office space:

Correct Location

Probably the most important factor to consider – location is critical! The ideal location should be central enough, allowing your employees to commute easily. Other factors to consider regarding your location, should be presence of competition and proximity to skilled labor. Should you work directly with clients, you should also go for a location with your customer base close.

Is It Really Necessary?

You should ask yourself whether your start-up really requires a dedicated 24/7 office. Office spaces are expensive. One option you can consider is having a part-time space in a shared office environment. This option offers you flexibility as well as being cost-effective. It can keep your costs down whilst your start-ups cash flow becomes more steady.

Make It Yours

When taking charge of your workspace, ensure you feel comfortable and satisfied with your decision. You should feel an empowering effect as it will lead to an increase in productivity for yourself and your colleagues. Don´t focus on filling your office with expensive equipment and designer furnishings. Instead, put your own spin on your office environment. You should make the space engaging for your employees, so the business´ objective is clear to everyone from the outset.

Keep Costs Low

When you think about it, there are a huge number of successful companies that started from their garage or home. You should always remember that you can upgrade your office space once your business starts becoming successful. A very important factor for any start-up to consider is keeping costs low in the beginning.

It´s not necessary to have a saltwater fish tank or a leather sofa; but instead a desk, a chair, a telephone and the internet. Instead of spending money on fancy furnishings, focus on your workforce. Find employees that are prepared to driving your business forward or reward current employees who are achieving and succeeding.

Consider A Co-Working Space

Without a doubt, the best place to start for any start-up is a shared space or co-working space. The price that you pay includes everything from utilities to furniture and internet to car parking. This leaves you with very low overhead costs meaning more resources available to drive your business forward.

Another positive of co-working spaces is the fact you will always be surrounded by like-minded individuals. People who are constantly creative and energetic can be a massively positive influence on your business as well as your workforce. The environment created, will allow you to get your creative juices flowing as well as being a collaborative space where everyone feels welcome.

For an industry expert’s advice on everything you need to know when searching for commercial space for rent in Westchester NY, contact the Rakow Group. For years they have been assisting start-ups find their ideal first office. Get in touch with them today to see how they can help you and your start-up take a big step when considering your first property.

Call them now on (914) 422-0100.

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Surprising Advantages Of A Smaller Office

There´s a simple explanation to why spacious offices are so appealing. Having control of more space empowers you, which gives you the sense of freedom, dominance and choice. Designers have been aware of this for years and have always incorporated it into their layout, architecture and decorative choices. Additionally, public speaking experts note the relationship between power and space too. They urge people to use good posture with broad shoulders to give listeners a sense of boldness and confidence. It´s easy to associate space with success! When searching for your next business space, use the Rakow Group. With expertise in all levels of selling and leasing commercial property, they are experts when finding your next commercial properties for lease in Westchester NY. Whether you are after your first professional space or are opening your tenth office, the Rakow Group are on hand.

In the United States, it is reported that most workers only get about 150 to 200 square feet per desk. It´s supposedly worse in other countries. In recent times, companies have adopted open floor plans to promote a sense of transparency and better communication. These methods allow companies to put more workers in a smaller space. It also allows businesses to remove privacy barriers leading to more productivity in the work place.

Research does however suggest that this method isn´t for everyone. Some individuals find elements like constant-noise, easier spread of illness´ and interruptions very stressful.

Find out with a few of these examples why a small work area can boost your business:

Organization

With big office spaces it is easy to let folders, books and other office supplies smother you and cramp your space. If you have only a few precious metres, you learn to prioritize what´s vital to have easy-to-hand. You will not be keeping unnecessary junk or spend unnecessarily on items that you “might need one day.”

You will also learn to focus on a digital world a lot more. This has huge advantages in the form of data sharing as well as speed of completion. A smaller office space also will make covering shifts easier. Usually in a smaller space there is less things to search through, saving time and in due course, money.

Creativity

In a small office, traditional office furniture and supplies will probably not work. In turn, this means you will have to get your creative juices flowing to find a setup and design that both look good, as well as making you and your employees feel comfortable.

The levels of creativity used when designing your space can easily be carried over to your projects. These creative juices could allow you to solve ongoing problems with clients, just by thinking outside the box.

Focus

The obvious temptation when you have a lot of space, is to fill it or at least try. When a space is full, people can find it distracting when needed to work. With a clean, well-organized small-space, you will be able to resist the urge to multitask, which has been proven to be healthier for your brain.

One-on-One

For some people, walking into a huge office can be intimidating. They can easily perceive the person who occupies the space as being in charge. You should try to take advantage of your smaller work space by creating a more homely environment. Creating this kind of environment will invite more trust-filled conversations and a happier workforce.

It´s obvious that smaller office spaces have their limitations but they don´t have to be a death sentence for amazing work. They offer you the perfect excuse to think outside the box, engage in positive communication, stay on task and keep costs down. So the Rakow Group urges you to make the most of the space you´ve got!

When searching for commercial properties for lease in Westchester NY, you should utilize the expertize of Rakow Group. With years of experience selling and leasing commercial property, they are industry experts ready to answer all your questions.

Give them a call today on (914) 422-0100.

Commercial Properties For Lease In Westchester NY

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Decision Made: Buying Commercial Property

Whether the decision to buy a commercial property comes from expanding your customer base or diversifying your investments, follow this guide to optimize the process. The term “commercial real estate” is a blanket term for a variety of property types and transactions that include much more than just a street address. Trust the Rakow Group when searching for commercial real estate for sale in Westchester NY.

While many commercial real estate markets took a beating during the Great Recession, there are still unique opportunities to find. You need a clear strategy and the ability to think outside the box, when it comes to optimizing these opportunities.

Choosing to Buy an Investment

The rates to pay off a commercial property can be higher than a residential property. Therefore there are different risks to consider. When it comes to purchasing and managing commercial properties, you need to demonstrate a vastly different skill set.

If you are making the change from residential property to commercial real estate investments, it is imperative to first gain a knowledge of the field. You should understand clearly the different ways the two types of properties are valued. You should also understand the changing rates of income vs expenses.

A mentor with vast levels of experience in the commercial real estate field can provide invaluable information and guidance when it comes to your knowledge into the market. Rakow Group can be this mentor. We understand the market inside-out.

Finding the Right People

Choosing the right real estate agent as well as attorney for your purchase is a key component to a smooth transaction. When it comes to buying commercial real estate expect some problems. These problems will arise in a complex maze of legal, financial and operational concerns. With this in mind, it´s essential to do your homework and ensure you have the best team of professionals readily available. It is recommended to interview several agents as well as check their references as thoroughly as possible.

As with any situation when researching references, recommendations from trusted colleagues, friends and family are priceless. Only trust professionals who boast years of experience that also have respected credentials. The National Association of Realtors’ Certified Commercial Investment Member is one such credential.

A real estate attorney is also something you should not overlook. What may seem like a great deal can be simply undone by a seemingly minor legal issue. They will be able to assist you throughout your purchase. They will also be able to educate you on the sector and current market. Finding a competent attorney can make or break a deal.

Conversions? Residential or Commercial

It´s no secret that warehouses and downtown storefronts have been prime options for conversions from commercial property to living spaces – whether it be lofts or apartments. During the recession, vacant office spaces also become a big target for investors looking to create clever spaces out of crowded areas. As the commercial real estate market stalled, various markets saw glimmers of hope from spatial conversions.

Studies confirmed that throughout the country, cities realized a rise in the conversion of commercial property into residential space. You should be optimistic and confident when deciding to buy commercial property, however you should also expect problems. The road will be a fruitful one but there will also certainly be lots of challenges. It´s essential to you as an individual, as well as your business to have a top-notch team of professionals on-board.

Should you be searching for commercial real estate for sale in Westchester NY, then the team you need is Rakow Group. With bags of experience in the commercial property sector, we are a professional company always putting the customer’s wishes at the forefront. We’re involved in hundreds of deals and will not let you down!

Give us a call today at (914) 422-0100.

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Commercial Space For Rent Westchester NY

Where To Start Searching For Commercial Property

Commercial Space For Rent Westchester NY

How easy is the search process when finding your next commercial real estate? Does a simple yet quality platform exist? Where can I seek professional help? These are a number of questions running through people´s head when searching for commercial real estate for sale in Westchester NY, and with the Rakow Group, help is on-hand. Read this brief yet informative guide and you will have your questions answered and your worries laid to rest.

Firstly you should clarify all the data you need. Below are some basics that you may have overlooked:

Location

This is very basic, however you would be surprised at how different the location may be today if you compared it to a few years ago.

Property Type

You should have in your mind the type of property you are after. Whether you are interested in office space or facilities with medical capacities. This should be clear in your mind so that you can define the solutions.

Price

An imperative factor to always consider. This is without doubt something you have to have crystal clear when searching.

Property History

It´s highly advisable to find out as much information about the properties history as possible. This can lead to huge savings both short term and long term. It will also give you peace of mind, as well as lower the chance of you feeling left red-faced. Here are some key questions to both ask and consider:

  • Who is the current owner?
  • When did they buy it?
  • How much did they buy it for?
  • Who owns the mortgage and when is it due?
  • How old is the building?
  • What is the total number square feet? How is it broken down between vacant and occupied space?
  • What are the current rental rates? How has this changed over time?

These questions are just a few amongst many. However these are probably the most appropriate and will give you a better understanding of the property that interests you.

Look Ahead

You should always be pro-active in finding out the sources of the data you´re after. The question you should always ask yourself is, “how true and accurate is the data?”

The data that you will be searching for has a third party base. For example, the tax records are the tax records. One cannot edit these. They will give you some clear financial data about the property in question. The same can be said about the historical sale information. However, the dates, rates and competition concerning some other topics definitely require some investor caution.

You should tread carefully and adopt a level of caution as the data might not be highly accurate.

Should you be interested in searching for commercial space for rent in Westchester NY, get in touch with the Rakow Group. A highly professional organization that put their customers at the forefront of the commercial property world. The tools and information you can get from Rakow Group will be invaluable for your commercial real estate investment.

Give them a call today on (914) 422-0100.

Commercial Space For Rent Westchester NY

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3 Mistakes to Avoid With Commercial Property Investment

When it comes to any type of property investment there is a lot of room for error – especially when buying commercial property. It can be a tricky and naïve sector, which can catch even the most experienced of investors out. As with life, the simple mistakes are the most common and can often be sourced to a lack of due diligence before the purchase, instead of the actual running or maintenance of the property. Discover how the Rakow Group can help you find the perfect commercial real estate for sale in Westchester NY, suited to your business.

Here are 3 of the most common mistakes to avoid when deciding to invest in commercial property:

Wrong Decisions on Property Choice

This is probably the most common mistake made involving commercial property. A failure to find the property that suits your financial goals as well as your appetite for risk.

At the same time of being a risky and complex market, the opportunity for success is huge. Not to mention the chance of earning greater returns is increased.

The three most common choices for buying a commercial property are income, capital growth and strategic purchase. These three common factors are taking into consideration that you are buying the property for owner-occupation or to facilitate an expansion on site.

Whether you are buying the property for the above reasons, or for any other reason, it is imperative to have your goals clear. You should ensure that you buy an asset that is best suited to you and your business.

The Wrong Location

Location is the key factor that drives demand, when talking about commercial property. This makes it imperative to find the right location and it should always be at the forefront of factors when deciding whether to purchase or not.

You should not fall for tricks of the trade such as flashy fit-outs or impressive improvements, all made short-term. Features such as these disguise a properties real value as well as the poor capital growth involved with substandard locations.

A top tip to always note is that in property investment it´s the land that is valuable. The land will nearly always be appreciating in value, whereas the physical buildings and improvements actually depreciate over time.

Letting Your Emotions Get The Better Of You

There´s a real variety of distractions when deciding to buy commercial property. One of the biggest and most influential distractions is your own views and emotions.

Your emotions can be misleading as the chances are they´re not entirely accurate of what you really need.

When buying a commercial property you should base your decision on a property´s location, historical performance, and yield. You shouldn´t decide to buy a property just because you consider it to be affordable or because “you like it”. Ensure that the property you choose is the correct investment for you. It should also meet your long-term objectives.

If you follow the tips above and don´t fall into the common traps, you will manage your risk and improve your search results both short-term and long-term.

Should you be interested in commercial real estate for sale in Westchester NY, get in touch with Rakow Group. As industry experts in the commercial property sector, they are on hand to offer you invaluable advice. They can also assist you when searching for commercial real estate for sale in Westchester NY, should you choose renting to be a better option for you and your business.

Give them a call today on (914) 422-0100.

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How To Pick A Real Estate Investment Manager You Can Count On

If you’ve been sitting on some capital for a little while, now would be a good time to invest. And in case you’re pondering where would be a smart place to put your money, real estate has your name on it. With the right resources and guidance from a commercial properties for sale Westchester NY company like Rakow Group, you can count on building a plan that is sure to result in a return on investment (ROI) that will be unquestionably worth your while. To help get the ball rolling, here are just a few tips, free of charge, on how to choose the right investment managers when shopping for commercial real estate.

1. Calculate Investment Managers’ NOIs

You should know the people with whom you plan to discuss potential investments. More importantly, you should inform yourself on how they conduct business. A good starting point is figuring out an individual’s past net operating income (NOI). Figuring out how his or her NOI fluctuates upon adding value and capitalizing on investment opportunities will give you a good idea of whom you’re dealing with.

2. Factor In The State Of The Market When Checking Someone’s Track Record

A background check can go a long way in the real estate world. It will serve you well to know a thing or two about the careers of the managers with whom you plan to collaborate. That entails more than just checking the numbers of past deals. You should also inform yourself on the circumstances of the deals. Sometimes the market is just strong, while other times it’s weak. The market climate at the time of investment will speak toward an individual’s skill level and how reliable he or she could be when working with you.

3. Find Out How Prospective Managers Handle Unforeseen Events

It’s within your rights to ask about previous deals and/or cycles. More specifically, you should ask about deals that didn’t go according to plan. If you’re going to allow someone to manage your money, you should know how he or she is going to react to curveballs. It’s in these kinds of circumstances that an expert comes in handy. So you might as well work with someone who you can count on to deliver.

4. Consider Their Incentives And Vested Interests

If you really want someone to give you their all, then you must ensure that it is within his or her best interest as well for you to come out on top. If there are no consequences for your managers in the event that you don’t turn a marginable profit then you cannot expect this person to give you top quality work.

A great way to evade the risk of selecting a less than stellar manager is to go through a reputable company like the Rakow Group. Our commercial properties for sale Westchester NY services are second to none. To learn more about what we can do for you, give our Westchester office a call at 914-422-0100 Ext 10.

Commercial Properties For Sale Westchester NY

 

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Industry Expert Tips For Finding Your Business´s Perfect Property

When searching for your business´ new headquarters you will be confronted with many options. It´s not too dissimilar from your first home – you will want everything to be perfect. With the Rakow Group, you will be assisted with a friendly yet professional team, who will be on-hand to provide you with everything you need when searching for commercial real estate for sale in Westchester NY.

There are of course a number of questions you need to ask yourself before the search begins. What features should I look for? What is my budget? Which questions should I ask the owners? These are just a few tips when searching for your next property.

The Rakow Group has leased and sold hundreds of properties for a number of clients and below are their top tips when searching for your new office.

Ensure You Understand Whether You Can Afford to Buy

The first decision you will have to make, is whether you should lease or buy. This decision is entirely down to your budget as well as your long-term goals. You will obviously lose a lot of capital from your account in the short-term, as a purchase will eat into your working capital quite substantially.

A solution that will be available for some people, is to buy a property that offers additional vacant space. With this extra space you will be able to lease to other businesses in order to create a rental income stream. This will benefit both yourself as well as the other business as you will earn additional money per month, and they save money by renting only the space they require. You will also benefit because you are in control. You get to utilize the space you need for your business and you will always have the option of taking back the space, should your business grow or your tenants lease expire.

Search For Features You´d Want In Your Home

When searching for a commercial property – buying or leasing – you should always maintain high expectations and look for features you would want in your own home.

One crucial factor to consider is commercial car parking. It is not advisory to look for a property that is not close to good transport links, such as train stations, metro stations etc. The property in question should always have some off-street parking for yourself as well as your employees.

Here a few other features to consider when searching for your property:

  • The potential of expansion in the future – this is to ensure you won´t have to move should your business expand.
  • Close to major roads that will increase footfall.
  • A light and airy space, which remains fresh in the summer. A warm and well-insulated space which stays comfortable during the winter months.
  • A variety of services nearby e.g. cafes, restaurants, shops etc.
  • Close enough for your workforce to arrive on time – accessibility is key.

There will no doubt be a number of questions running through your head when searching for the perfect place. Here is Rakow Group´s top questions to ask your selling or leasing agent:

  • “Is there an option to buy more car parking spaces?”
  • “When was the last time the air-con/heating was serviced?”
  • “How long is the leasing contract?”
  • “How long is the Weighted Average Lease Expiry?”
  • “Can you please tell me about previous owners/tenants?”

There are of course many, many other questions to consider asking before making your decision. However, follow these tips and Rakow Group is sure you will find a desirable property that will suits you and your business’s needs. Should you be looking for commercial property for lease in Westchester NY, get in touch with the Rakow Group and find out how they can help you and your search.

Give them a call today on (914) 422-0100.

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Is The Density Boom in U.S. Cities Affecting Commercial Space Leasing?

Big cities across the United States of America are still the epicenter of cultural connectivity and global trade, which means these cities not only offer more job opportunities but also higher competitive standards as population density is higher. The combination of these are key for a healthy commercial space real estate activity as well as a lot of commercial space leasing.

Although the suburbs are still attractive to many, the steady growth of urban areas is way faster than ever, thanks to the people who choose these urban centers as they offer a live-work-play lifestyle that many crave. What does this mean for the ´commercial space leasing´market?

Key Economic Factors

Given that cities – whether they’re big or small — offer more jobs, it makes sense that job office sectors will grow as well. Two-fifths of the new jobs are office work-related. This raise on demand and the limited supply are causing a rise on the price of rent.

Restoring the balance in the market after “The Great Recession” has been difficult. Initially, landlords were forced to offer office spaces below the market lease standard and to offer massive concessions in order to keep tenants interested.

However, the growth of many different industries and the decline of unemployment have turned the market around. The rise of demand for office space is not only an indicator of more job opportunities but also an indicator of the commercial real estate market growing solidly.

Who Uses Commercial Office Space?

All sorts of professional services, legal and financial firms have been located in urban offices throughout history, and especially small businesses usually turn to leasing when it comes to setting up an office. And even though most modern firms go for modern, cost-efficient designs without necessarily embracing the open workstation concept.

The majority of today’s workforce is made up by millennials, and since this demographic is precisely the one choosing urban areas to live and work, the demand for renting commercial space is higher than ever in the bigger cities, meaning this is a great opportunity to those in the commercial space leasing market to provide for the workforce of the country.

The New Commercial Space

The design focus of today’s offices is high-quality and well-designed office space that can provide employees with all the tools they might need, from conference rooms to leisure space. Office space requirements are more dynamic every day, and it’s important that each office is or can be tailored to the culture of the company occupying it.

For brokers aiming to conquer the commercial space being savvy and recognizing the advantages that bring to work with retail companies, HR experts, and top designers for creating the perfect office space that will attract and retain more tenants.

If you’re interested in commercial space leasing in Westchester, NY or commercial real estate for sale in Westchester, NY, contact one of our agents at The Rakow Group today.

Call at 914-422-0100.

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