Retail has been declared “dead” more times than we can count, but the data (and the parking lot oil stains) tell a very different story. Manus Clancy and Dianne Crocker sit down with Gregg Katz, Director of Business Industry Solutions – Real Estate at Esri, for a wide-ranging conversation on why boots-on-the-ground insight still matters in a world overflowing with AI, dashboards, and foot-traffic metrics.

From the myth of the retail apocalypse to why visitation doesn’t always equal transactions, Gregg unpacks how generational shifts, population migration, and what he calls “enjoyment retail” are reshaping malls, grocery-anchored centers, and site selection strategy. Along the way, the team detours into nostalgic retail icons (Service Merchandise, anyone?), why Gen X’s spending power may be hiding in plain sight, and a delightfully human story about Lego’s ageless appeal. It’s a smart, human, and refreshingly real look at where retail is headed, and what the data alone can’t tell you.

01:37 Gregg Katz's Journey in Retail
03:39 The Evolution of Retail
07:43 Retail Trends and Consumer Behavior
18:28 Population Migration and Retail Impact
22:01 Generational Spending Power
26:21 Balancing Data and Human Judgment in Retail
30:40 Future of Retail and Consumer Spending
33:19 Nostalgia and Retail: The Lego Story

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While macro markets meander amid geopolitical noise, political pressure on the Fed, and mixed signals from Wall Street, commercial real estate is telling a very different story. In Episode 80 of The CRE Weekly Digest by LightBox, Manus Clancy and Dianne Crocker break down a week where CRE played the role of the calm, steady grandmother in an otherwise jittery economy.

Drawing on fresh LightBox data and the latest 2026 outlooks, the conversation explores why lender confidence remains intact, why capital is still moving in CRE, and what December’s surge in big-ticket deals says about pricing clarity and investor appetite. Highlights include the 44% jump in deals over $100M, rising buyer engagement across multifamily and office listings, and growing expectations for CMBS issuance in 2026.

The episode also hits standout stories across retail, office, and development, from necessity-based retail wins and a Miami office trade to a $326M hotel-to-resi conversion in New York City. The takeaway? It’s still a market of winners and laggards—but momentum, liquidity, and confidence are clearly building in the early days of 2026.

00:43 Macro Markets Meander, CRE Stays Steady
03:30 2026 Outlooks: Capital Is Ready and Lending Is Open
08:05 Data Dive: December Deal Volume Surges
11:35 Did You Know: Buyer Interest Is Rising
15:45 Retail Headlines: What’s Working and Why
20:45 Development Watch: Conversions and Housing Momentum
26:55 Office and Industrial Deals Making Headlines

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The first full week of 2026 delivered a rapid series of headlines, some encouraging, some concerning, and a few real head=scratchers. In this episode, Manus Clancy and Dianne Crocker break down a week of unpredictable news, from mixed macro signals and surprise policy proposals to the year’s first “didn’t-see-that-coming” geopolitical development in Venezuela.

With December behind us, LightBox’s Transaction Tracker and CRE Activity Index data is out. December’s CRE Activity Index dipped to 86.9, a typical seasonal slowdown and about half the usual year-end decline. Meanwhile, nine-figure CRE deal volume jumped 44% month over month, reflecting the lagged impact of elevated activity in September and October, when underwriting and diligence for year-end deals were getting underway. The takeaway: December saw a seasonal pause in activity, but deal momentum closed the year on a strong note.

The hosts also explore multifamily’s uneven recovery, the office value resets across major metros, early insights from LightBox’s AI benchmark study, and why office-to-resi conversions in New York and D.C. remain a clear sign of capital conviction.

The team also looks ahead with major forecasts leaning cautiously optimistic and January typically marking a rebound after a seasonally slower December, challenging the market to look past the noise and focus on what the numbers are signaling.

04:23 Single Family Rental Market Dynamics
11:29 New York City Housing Challenges
16:49 Economic Outlook for 2026
20:09 CRE Activity Index and Transaction Trends
23:02 AI in Environmental Due Diligence
27:10 Multifamily Market Insights
35:02 Office Market Challenges
38:02 Development Trends and Confidence

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What will really drive commercial real estate in 2026? In this forward-looking episode, Manus Clancy and Dianne Crocker cut through the noise to examine the macro forces, market risks, and opportunities most likely to shape the year ahead. The conversation opens with a quick scorecard of their 2025 predictions, using fresh data on rates, lending, deal activity, and the LightBox CRE Activity Index to separate signal from hindsight.

From there, the focus turns squarely to 2026. The team weighs the bullish and bearish cases—from a more dovish Fed and faster rate cuts to labor market softening, stimulus-fueled growth, and lingering “higher-for-longer” risks on the 10-year Treasury. On the CRE side, they explore what a more intentional, execution-driven year could mean for pricing, capital deployment, and deal flow, highlighting a bifurcated market, steadier momentum in the LightBox CRE Activity Index, and why disciplined strategy may outperform speculation. The episode closes with a set of surprise predictions, including potential equity market volatility and AI’s expanding role in everyday CRE workflows.

00:23 Grading 2025: Interest Rates, Lending, and Deal Activity
04:15 Volatility, Treasuries, and the LightBox CRE Activity Index
07:35 Turning the Page: Why 2026 Is Harder to Predict
09:10 The Bull Case for 2026
14:55 The Bear Case: Labor, Deficits, and Market Fragility
22:05 CRE in 2026: Capital, Pricing, and a Bifurcated Market
31:00 Surprise Predictions: Markets, AI, and What Comes Next

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It may be the season for a Santa Claus rally, but this week felt more Grinch than gift: a soft jobs report, 10-year Treasuries stuck above 4%, retail sales hinting at a more cautious consumer, and markets wobbling as investors rethink the AI trade. Manus and Dianne zoom out on the year that was: tariffs that didn’t trigger the hyperinflation many feared, rate cuts that arrived later and smaller than almost anyone predicted, and sentiment that swung quickly from optimism to anxiety in a series of “lane-departure warnings” rather than a clean soft landing. They unpack how Fed policy, shutdown-driven data distortions, equity market froth, and renewed securities buying are shaping the macro backdrop heading into 2026.

On the CRE side, despite the bumpy ‘’market ride, the LightBox CRE Activity Index stayed in triple digits for 9 of the past 11 months, signaling a market that cooled and adjusted but never froze. Surprises included an office sector that didn’t collapse as the doomsayers predicted and even set leasing records in metros like New York and San Francisco, a multifamily recovery that’s taking longer to work through, and a data center land rush that turned once-ordinary parcels into $6 million-per-acre headlines.

The episode closes on a human note, with Manus, Dianne, and first-time host Molly sharing their standout moments of 2025—from weddings and college milestones to first apartments and new roles.

Don’t miss this clear-eyed debrief on what 2025 got right, what it got wrong, and what this bumpy year means for CRE heading into 2026.

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Time Stamps
00:00 Introduction and Technical Setup
01:01 Market Overview and Economic Indicators
03:02 Macro Environment Surprises of 2025
08:29 Commercial Real Estate Insights
17:39 Reflections on Personal Highlights of 2025

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This week on The CRE Weekly Digest by LightBox, Manus Clancy and Dianne Crocker break down the real story behind the widely anticipated 25 bps rate cut that pulled long-term Treasury yields lower and triggered a sharp stock rally. As thoughts turn to the 2026 forecast, the hosts explore what Powell’s dovish comments signal for future rate policy, how CRE has settled into a “higher-for-longer" reality, and whether the “pig in the python” effect could slow momentum next year.

In the LightBox Data Dive, Dianne shares the latest Transaction Tracker metrics: 1,214 deals closed in November totaling $23.8B, a modest seasonal dip but still healthy activity across metros and asset classes. The month’s top three trades? All billion-dollar portfolios spanning senior living, mixed-use, and student housing.

The episode also spotlights land grabs for future multifamily builds, fresh development financings across the country, selective industrial trading by major players, and the widening K-shaped recovery in office—plus a fun slice-of-life detour into headline-grabbing flip of the iconic Friends building.

A week of rate relief, steady deal flow, and cautious optimism as 2025 draws to a close.

00:55 Impact of Fed Remarks on the Market
05:40 Commercial Real Estate Forecasts for 2026
07:40 NYU Real Estate Conference Insights
10:53 Reflections and Predictions for 2026
16:29 LightBox Data Dive and Market Trends
20:06 Development and Industrial Market Highlights
27:49 San Diego Office Market Challenges

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This week, Manus Clancy and Dianne Crocker unpack a whirlwind of mixed, and often contradictory, market signals. The Fed’s Beige Book depicts an economy stuck in neutral, while the latest ADP report delivered the weakest private-sector payroll print since spring 2023, reigniting concerns about a potential labor-based recession. At the same time, markets are pricing in an 87% probability of a December rate cut at next week’s meeting, and equities are staging a renewed risk-on rally.

Against this backdrop, Manus and Dianne discuss why forecasting in today’s murky market environment demands more caveats than ever. They explore CRE’s emerging “too cheap to ignore” moment as institutional buyers re-engage, the ongoing reset in multifamily rents, and why high-cost metros continue to lead the office-to-resi conversion wave. Fresh industrial signals suggest the sector’s long bull run may be giving way to a more selective market. And the latest LightBox CRE Activity Index adds further nuance with a modest 6% drop that reflects a milder-than-usual seasonal slowdown, signaling that CRE momentum is not moving in lockstep with the broader economy. From distressed multifamily absorption patterns to new Fannie/Freddie cap increases and office trades ranging from a rare SoHo profit to a steep Midtown discount, this episode captures a week defined by contradictions, recalibration, and emerging opportunities.

00:59 Analysis of Labor Market Trends
05:07 CRE Insights
09:37 Multifamily Market Challenges
14:35 LightBox Data Dive
19:21 Office and Industrial Market Updates
30:19 Office-to-Resi Conversions
32:18 Fannie and Freddie Loan Purchase Caps

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In a short holiday week packed with headlines, markets saw a rare “melt-up” as long-term Treasury yields dipped below 4.01%, inflation data cooled, and odds of a December Fed rate cut jumped to 70%. Beneath the optimism, however, the affordability narrative out of Washington, softening job growth, and private-equity debt risks are raising new questions. Manus Clancy and Dianne Crocker dial into what it all means for CRE lending, liquidity, and spreads—and whether widening risk premiums could ripple through commercial real estate. The discussion also spotlights LightBox Q3 data showing lender-driven appraisal activity at a three-year high, solid bank profits, and bullish CMBS forecasts heading into 2026. Plus, the team weighs in on New York City’s controversial COPA proposal, Google’s big bet on the Lone Star state, and a pair of office-to-resi conversions set to reshape multifamily markets in Manhattan and Chicago.

00:38 Market Highlights and Economic Indicators
04:09 Affordability and Economic Concerns
07:26 Private Equity and CRE Lending Insights
13:20 CRE Lending and Market Dynamics
17:57 Policy and Legislation Impacting CRE
23:25 Data Centers and Tech Investments
24:48 Office Conversions and Market Trends

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