Commercial real estate is holding steady for now, but warning signs are starting to flash.

In episode 90, Manus Clancy and Dianne Crocker dial into a market caught between the strong deal momentum of early 2026 and mounting macro pressure. Four weeks into the Iran conflict, oil prices have surged, pushing the 10-year Treasury up roughly 40 basis points and driving a sharp rise in borrowing costs. In just weeks, the cost of capital has jumped close to 100 basis points, resetting refi math, deal pricing, and expectations for the year ahead.

And yet, transactions are still closing. Capital is still being deployed. As Manus notes, the buyer pool is deeper and more diverse than expected. But beneath the surface, the tone is shifting and the market may be entering a new “danger zone.”

If elevated rates persist and the war drags on, the impact could show up quickly in the months ahead: slower refi activity, wider bid-ask spreads, and deals getting retraded or falling apart altogether.

At the same time, there are important countercurrents. The episode explores whether CRE could emerge as a relative safe haven as volatility hits private credit markets, with early signs of capital rotating back into real estate. On the regulatory front, proposed changes to bank capital rules could unlock billions in new lending capacity, potentially bringing banks back into deals more competitively after years of balance sheet repair.

So which narrative wins? That’s the tension this week. And importantly, this isn’t about a problem with property fundamentals. It’s not about rents or supply. It’s about the cost of money, and a geopolitical wildcard that could reshape the outlook quickly.

Beyond the macro, it was another blockbuster week for deals. Industrial led the way with multiple nine-figure portfolio trades and a $10.5 billion self-storage acquisition signaling continued investor appetite. The team also highlights major development financings and the accelerating wave of office-to-residential conversions in Manhattan.

Plus, a LightBox data dive into 2,800 abandoned airfields offers a fascinating look at the importance of historical data in the detective work behind environmental due diligence. The episode ends with a March Madness-inspired slice of life that brings a personal touch to the week’s discussion.

Strong momentum. Rising costs. A market walking a fine line. Tune in to hear what might come next.

00:48 Current Landscape of CRE
05:51 Impact of Global Events on CRE
11:33 Market Dynamics and Lending Trends
17:29 Innovations in Property Management
23:17 Emerging Opportunities in Industrial Real Estate
28:55 Future of Development and Conversions

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Is CRE in the Danger Zone?

The CRE Weekly Digest by LightBox

Is CRE in the Danger Zone?