After years of turbulence caused by rising interest rates, the US commercial real estate sector is entering 2026 with cautious optimism.
While borrowing costs are easing, industry leaders are tempering expectations compared with last year.
According to Deloitte’s recent annual commercial real estate outlook survey, most firms anticipate revenue growth, but fewer plan to increase spending, and many expect higher costs.
The market is showing signs of stabilisation, yet challenges remain across office, multifamily, and data centre segments.
Here are three reasons why sentiment for the commercial real estate market heading into the new year is less upbeat than before.
Rising costs and softer spending plans
One of the clearest signals of a more restrained outlook is the shift in spending behaviour among commercial real estate executives.
Although a majority of firms still expect revenues to improve by the end of next year, fewer are committing to new investments compared with the prior year.
Instead, many plan to hold expenditures steady, reflecting uncertainty about the pace of recovery.
At the same time, a significant share of respondents in the Deloitte survey expect higher operating expenses, from labour to maintenance to financing.
This combination – flat spending alongside rising costs – suggests margins could be squeezed in 2026, leaving companies less willing to take risks.
The cautious stance underscores how lingering inflationary pressures and unpredictable economic conditions continue to weigh on the sector.
Office market recovery faces limits
The office segment, long battered by pandemic-era vacancies, appears to have reached a turning point.
Vacancy rates are projected to decline as tenants return, and premium Class A properties are seeing strong demand.
Yet the recovery is uneven. Older or lower-quality buildings remain under pressure, with tenants favouring modern spaces that offer amenities and sustainability features.
Compounding the challenge, new office construction is at its lowest level in decades, limiting fresh supply but also signalling developer hesitation.
While the flight to quality benefits top-tier assets, the broader office market still faces structural headwinds, including hybrid work patterns and corporate downsizing.
As a result, optimism is tempered by the reality that not all properties will participate equally in the rebound.
Multifamily and data centres: supply and policy strains
Multifamily housing has been a reliable magnet for investment, but a surge of new construction is reshaping the landscape.
With record numbers of units entering the market, rents are easing, and landlords are offering concessions to attract tenants.
This influx of supply, particularly in high-end developments, is expected to keep rental growth subdued in the near term.
Meanwhile, data centres – hailed as the standout performer of 2025 – continue to attract capital, yet face hurdles in financing, energy grid capacity, and zoning approvals.
Policy uncertainty adds another layer of complexity. While federal incentives for affordable housing have been hinted at, concrete measures remain undefined.
Without clear guidance, investors are left navigating a market where demand is strong but regulatory and logistical challenges cloud the outlook.
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