Home / Commercial

Commercial real estate, handled with the same care.

Q: How does a commercial transaction differ from residential?

Commercial transactions involve longer due-diligence periods (30-90 days vs. 7-14 for residential), more complex zoning and land-use review, environmental Phase I assessments, and lender requirements that look at the property's income (CAP rate, NOI, debt-service coverage) instead of just the buyer's personal finances.

Q: What is a CAP rate and how do I evaluate one?

Capitalization rate (CAP rate) is the property's annual net operating income divided by its purchase price, expressed as a percentage. Capital Region commercial CAP rates currently range roughly 6-9% depending on property type and condition. Higher CAP rates usually mean more risk; stabilized core assets in Saratoga or downtown Albany trade lower.

Q: Can I do a 1031 exchange on a commercial property?

Yes. Commercial properties qualify as "like-kind" with other investment real estate (residential rental, multi-family, land, other commercial). The standard 45-day identification window and 180-day close window apply. You'll need a qualified intermediary; Sharon can refer one.

Q: Do I need to be a business owner to invest in commercial real estate?

No. Many commercial investors are individuals or LLCs holding the property as a passive investment, leasing to tenants. Single-tenant net-lease (NNN) properties are a common entry point. Predictable income, minimal management, and a long lease term.

Office, retail, industrial, and investment property across the Capital Region. Whether you're an owner-user, a tenant, or an investor, you get straight numbers and a clear plan.

Browse properties Open map search

Featured commercial

Available now

470 commercial properties on the market across the Capital Region. Filter by type, or open the full map search for everything available.

Map search →

For SaleMixed-Use

$225,000

7 Woodin Road Halfmoon, NY 12065

Lot7.96 ac

For SaleBusiness

$1,100,000

22 Meadowview Drive Schaghticoke, NY 12154

Lot15.38 ac

For SaleMixed-Use

$240,000

00 Debar Hill Road Broome, NY 12122

Lot100 ac

For SaleMixed-Use

$355,000

78 Church Street #103 Saratoga Springs, NY 12866

5457 State Route 40 Argyle, NY 12809

376-378 Delaware Avenue Delmar, NY 12054

268 Broadway #103 Saratoga Springs, NY 12866

149 State Route 28N Chester, NY 12853

299 N Ballston Avenue Scotia, NY 12302

12 John Street Hoosick Falls, NY 12090

1585 Route 146 Clifton Park, NY 12148

130 Main Street Phelps, NY 14532

Lot0.15 ac

Built1970

Commercial services

Owner-users, tenants, and investors

Buyers & owner-users

Find the right building for your business and run the numbers on owning versus leasing before you commit.

Tenants & leasing

Site selection, lease comps, and negotiation so you secure the right space on the right terms.

Investors

Cap-rate analysis, rent rolls, and off-market sourcing to grow a portfolio that actually performs.

Common questions

Commercial, answered

What kinds of commercial properties does Sharon represent in the Capital Region?

Office buildings, retail storefronts, industrial / warehouse space, mixed-use, and small multi-tenant investment properties across Saratoga County, Albany County, Schenectady County, and Rensselaer County. Howard Hanna Capital has a dedicated commercial division for larger transactions.

How does a commercial transaction differ from residential?

What is a CAP rate and how do I evaluate one?

Can I do a 1031 exchange on a commercial property?

Do I need to be a business owner to invest in commercial real estate?

Search every commercial listing on the map

Draw your area, filter by type, price, and size, and see everything available across the Capital Region in one view.

Open commercial map search →

Have a commercial need?

Buying, leasing, selling, or exploring a 1031 exchange. Let's talk through the options and the numbers, no obligation.

Call (518) 225-2878 Email Sharon

Sharon FronkRealtor® · Howard Hanna