Research.

Published for the owners we work with. Sourced data, working analysis, no filler.

The Conversion File · Manhattan · 8 min
The 9.5 Million Square Foot Year: Why 2026 Will Be the Largest Office-to-Residential Conversion Cycle in NYC's Modern History
Manhattan's office-to-residential pipeline more than doubles in 2026. We read the three forces driving it and the one catalyst about to expire.
9.5M SFThe Conversion File
Site Lines: Brooklyn & LES · Brooklyn · 7 min
Brooklyn 2025: $6.6 Billion in Trades and a Development-Site Surge That Signals the 2026 Shape
Brooklyn logged $6.6B in commercial deals in 2025. Dollar volume fell 16%, but development sites rose 24%. The signal is clearer than the headline.
$6.6BSite Lines
Site Lines: Brooklyn & LES · Bedford-Stuyvesant · 6 min
Bed-Stuy’s 2,035-Unit Mega-Project: Why L+M’s Fulton Park Redevelopment Is the Largest Brooklyn Development Story of the Cycle
One of Brooklyn's largest mixed-use developments in years. Twelve buildings. Nearly 2 million SF. The case for the Bed-Stuy of 2028.
2,035 unitsSite Lines
The Conversion File · Manhattan · 7 min
The 10.4 Million SF Quarter: Manhattan Office Leasing Is Not in Doom Loop — It’s in Recovery
Q1 2026 Manhattan office leasing came in 41% above the 2020–2024 average. Availability dropped 540 bps from the Q3 2024 peak. The doom loop narrative is over.
10.4M SFThe Conversion File
Site Lines: Brooklyn & LES · Lower East Side · 5 min
The Lower East Side Is Trading Again: What $3.9M for 341 Grand Street Tells Us About the Submarket in 2026
The LES redevelopment bid is back. A March 2026 retail-site trade priced out at $394 per buildable foot — and it’s one signal in a broader pattern.
$394/BSFSite Lines
NY→FL Capital Watch · Palm Beach County · 7 min
Palm Beach County Just Posted an 80% Q1 — What South Florida’s 2026 Dollar-Volume Surge Actually Means
Palm Beach commercial sales rose 80% year-over-year in Q1 2026. Multifamily +121%, industrial +83%, retail +84%. The capital is deploying — just not uniformly.
+80%NY→FL Capital Watch
NY→FL Capital Watch · Miami-Dade · 6 min
Miami Office Is the Outperformer No One Expected — And Brickell Rents Tell the Story
Miami’s Class A office rents have climbed more than 50% since Q1 2020 — to $73.28 per SF. Q1 2026 Miami-Dade office sales were up 93% year-over-year.
+50%NY→FL Capital Watch
The Boutique Hotel Ledger · Palm Beach County · 7 min
The Branded Residence Era Moves North: West Palm Beach in the Post-2025 Capital Cycle
Branded residences command 25–35% premiums over comparable non-branded product. West Palm is now where the next wave is being priced.
25–35%Boutique Hotel Ledger
NY→FL Capital Watch · Florida · 7 min
Live Local, Four Years In: How Florida’s Most Aggressive Housing Policy Is Now Reshaping Commercial Underwriting
The Live Local Act’s fourth iteration (HB 1389) expands entitlements to transit-adjacent parcels statewide. 55,000 units proposed. 6,316 units in construction. The pipeline is real.
55,000 unitsNY→FL Capital Watch
The Boutique Hotel Ledger · Miami Beach · 7 min
The 2026 Miami Beach Hospitality Opening Calendar: What Delano’s Return, Raleigh’s $1B Restoration, and the Grand Hyatt 800-Key Tell Us About the Cycle
The Raleigh’s $1B Peter Marino restoration. Delano’s reopening. The 800-key Grand Hyatt. 2026 is the year Miami Beach’s hospitality repricing resolves.
$1BBoutique Hotel Ledger
Monthly digest

The GGI Market Note.

One email per month. Every franchise, one observation we have not published anywhere else, and the trades that defined the cycle.

Coming soon.