Market Commentary
As FOCUSED brokers, we're obsessed with understanding what drives our markets—the trends, the transactions, and the forces shaping investment decisions across the region. We're constantly engaging with stakeholders on all sides of the investment table, from buyers and sellers to lenders and developers, giving us a comprehensive view of market dynamics in real time. Our mission is to keep our clients informed with actionable intelligence so they can make confident, well-timed decisions backed by data, not guesswork.
Deal Activity Remains Robust Despite the Noise
11/25/2025
Despite the noise surrounding HB242, Delaware's multifamily investment sales pipeline is reaching record levels—evidenced by two significant closings in the next 14 days totaling over $130 million in deal volume, both brokered by CBRE. With the tax uncertainty now behind us, investors can finally underwrite with clarity, and the market is responding accordingly.
Short-Term Thinking, Long-Term Pain: Delaware's Housing Policy at a Crossroads
11/20/2025
Delaware faces mounting pressure to adopt rent control, with HB 455 and local ordinances poised for reintroduction in the 2026 legislative session. Drawing on firsthand experience from Washington D.C.'s housing market and decades of academic research, the evidence is overwhelming: rent control reduces supply, accelerates building deterioration, and ultimately raises rents for those not in protected units. Real affordability comes from increasing housing supply through streamlined approvals, zoning reform, and policies that encourage construction—not price caps that discourage investment and harm the very tenants they claim to protect.
HB242: Delaware's Hidden Tax on Renters
11/7/2025
House Bill 242 was sold as tax relief for homeowners, but its true cost falls on the 100,000+ New Castle County residents who rent—and were entirely left out of the conversation. By allowing school districts to shift tax burdens onto apartment buildings with increases of 39-70%, the legislation will drive rent increases, discourage new construction, and accelerate the deterioration of existing housing stock. The bill is now being challenged before the Delaware Supreme Court, with renters' financial futures hanging in the balance.