Why Industrial Owners and Tenants Hire Adam

Most commercial real estate brokers cover industrial as a side practice. For Adam Docktor, industrial and warehouse real estate is roughly half of every year — about 25 transactions annually focused specifically on this asset class.

That depth produces a few things you can’t get from a generalist broker:

Institutional + Private — Same Broker, Both Worlds

This is the rare thing about working with Adam. Most Broward industrial brokers either chase institutional deals OR work with private local owners. Adam works with both.

Institutional experience. Adam represented a hedge fund on a 357,000 square foot small bay industrial portfolio in South Florida — closing 100 transactions in 18 months across that single portfolio. That kind of volume only happens when an institutional client trusts the broker to handle high-velocity transaction flow.

Private owner relationships. At the same time, Adam represents dozens of local Broward landlords with single warehouses from 2,000 to 10,000 square feet — helping them lease their space, restructure leases at renewal, or sell when they’re ready. These owners aren’t running a portfolio; they’re holding one or two assets. The service has to match.

Why this matters to you. Most brokers can only credibly speak to one audience. If you’re an institutional buyer evaluating a 100,000+ sf acquisition, you need a broker who’s run institutional volume. If you’re a private owner with a single 5,000 sf warehouse, you need a broker who’ll actually return your calls. Adam does both — and the muscle memory from one world informs how he handles the other.

Real Comp Depth

When Adam values your warehouse or quotes a lease rate, it’s grounded in dozens of recent transactions of similar size in similar submarkets — not LoopNet averages.

Network Density

10+ years on the industrial side means Adam knows the landlords, the investor buyers, the off-market sellers, and the active tenants in Broward. Many of Adam’s industrial deals close without ever hitting LoopNet or CoStar.

How I Help — Industrial Services

Submarkets I Cover

Industrial activity in Broward isn’t evenly distributed. Each submarket has different rental rates, available inventory, and tenant demand. Adam works actively in all of them.

• Pompano Beach — The dominant industrial cluster in north Broward. Sample Road, Powerline, Dixie Highway, Atlantic Boulevard corridors. Heavy distribution, manufacturing, contractor yards. Adam closes more deals here than anywhere in Broward.
• Dania Beach — Airport-adjacent, last-mile logistics-ideal, growing investor interest. Smaller footprint than Pompano but rapidly appreciating.
• Fort Lauderdale — Cypress Creek industrial submarket north of downtown, plus 17th Street and Downtown-adjacent properties. Mix of older industrial and adaptive reuse to flex/office.
• Oakland Park / Wilton Manors / Lauderhill — Light industrial and flex space. Smaller buildings, infill locations, tighter inventory.
• Plantation / Sunrise / Davie — West Broward distribution. Larger floor plates, easier truck access, lower per-sq-ft rates than central locations.
• Hollywood / Hallandale — South Broward, port-adjacent industrial, growing logistics activity.
• Broward County overall — Full-county industrial coverage.

Warehouse & Industrial Sizes I Work With

Small Bay (1,000 – 5,000 sq ft)

Most underserved size in Broward — most brokers chase bigger commissions. Ideal for solo contractors, small distributors, light manufacturers, e-commerce 3PL with low cube. Adam has closed over 100 transactions in this size range alone, primarily on a single institutional portfolio.

Mid-sized (5,000 – 25,000 sq ft)

The bulk of Broward warehouse activity. Service businesses, regional distributors, food manufacturing, light assembly. Most flexible size segment — both single-user buildings and multi-tenant facilities.

Bulk Distribution (25,000+ sq ft)

National 3PL, e-commerce fulfillment, regional manufacturing. Fewer transactions but bigger deals. These are often built-to-suit or long-term institutional leases. Limited new supply in Broward keeps existing buildings competitive.

Industrial Real Estate FAQ

How much does warehouse space cost per square foot in Fort Lauderdale?

Warehouse lease rates in Broward County typically range from $11 to $20 per square foot per year, NNN, depending on submarket, building age, clear height, and loading configuration. Pompano Beach and Fort Lauderdale industrial typically lease in the $13-$17 range. Small bay industrial in good locations can rent higher per square foot than larger warehouses — counterintuitive but consistent with current demand. Sale prices for industrial buildings have ranged from $200 to $350+ per square foot in 2024-2026 depending on location, condition, and configuration.

What’s the difference between a warm shell and a cold dark shell warehouse?

A cold dark shell is unfinished — bare concrete floor, exposed framing, no HVAC, no electrical drops, no interior partitions. A warm shell has basic HVAC, electrical service, and lighting installed. Tenant improvement costs differ dramatically between the two.

What’s typical TI allowance on a warehouse lease?

Tenant improvement allowances on warehouse leases in Broward typically range from $5 to $25 per square foot, depending on the landlord, lease term length, and what the tenant needs built out. Office build-out within a warehouse costs significantly more per square foot than the warehouse portion itself.

How long does it take to close a warehouse lease?

For a straightforward warehouse lease where the tenant doesn’t need significant build-out, expect 30-60 days from LOI to execution. With build-out negotiation, permitting, and TI work, the timeline extends to 90-150 days before move-in.

What’s the current warehouse vacancy rate in Broward County?

Broward industrial vacancy has held below 5% across most of 2024-2026, with small bay (under 5,000 sq ft) particularly tight in Pompano Beach and Fort Lauderdale submarkets. This is a landlord’s market for the foreseeable future.

Do I need a broker if I’m only buying one warehouse?

For owner-occupant warehouse purchases under 10,000 sq ft, having a broker is still valuable — pricing comparables, SBA financing coordination, use compatibility analysis, and inspection guidance. Especially for first-time industrial buyers. Adam represents buyers regularly on owner-occupant purchases in this size range.

What submarkets have the cheapest warehouse rents?

West Broward (Plantation, Sunrise, Davie) and the southern Hollywood/Hallandale corridor typically have lower per-sq-ft warehouse rents than Pompano Beach or central Fort Lauderdale. But “cheap” comes with tradeoffs — longer drives for tenants, less central labor pool, sometimes older buildings with lower clear heights.

What size warehouse do I need for my business?

Depends on inventory cube, employees, vehicles, and operating workflow. As a starting point: distribution and 3PL typically need 5,000-15,000 sq ft for early-stage operations. Light manufacturing typically needs 3,000-10,000 sq ft. Contractor yards typically need 2,000-5,000 sq ft with secure outdoor area. Adam helps prospective tenants right-size before signing — overpaying for too much space is the most common mistake.

Can I get an SBA loan to buy a warehouse for my business?

Yes — SBA 504 and SBA 7(a) loans both work for owner-occupant warehouse purchases, typically up to $5M loan amount and 90% loan-to-value. The business must occupy 51%+ of the building. Adam refers to local SBA-experienced lenders and can coordinate the financing timeline against the purchase contract.

What Industrial Clients Say

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