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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.

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Featured commercial

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

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For SaleBusiness

$650,000

680 State Highway 29 Broadalbin, NY 12025

558 Madison Avenue Albany, NY 12208

519 Clinton Avenue Albany, NY 12206

186 Main Street Ravena, NY 12143

5 Lower Montcalm Street Lake George, NY 12845

1306 Broadway Albany, NY 12204

410 Ridge Road Broadalbin, NY 12025

10 Leonard Street Amsterdam, NY 12010

1705 Broadway Schenectady, NY 12306

39 N Main Street Gloversville, NY 12078

18 Pine Street Corinth, NY 12822

910 Rock City Road Ballston Spa, NY 12020

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.

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Have a commercial need?

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

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Sharon FronkRealtor® · Howard Hanna