Bull Realty, Inc.

Bull Realty, Inc. Bull Realty, Inc. is an industry leading commercial real estate company headquartered in Atlanta, Georgia.

08/18/2026

Bull Realty is proud to announce the successful sale of 3627 Forrest Park Road SE, a 25-unit value-add multifamily community in Southeast Atlanta, Georgia.

Tucked into a quiet, wooded setting surrounded by single family homes near Lake Charlotte Nature Preserve, the three-building property features spacious two-bedroom units with large eat-in kitchens, generous closet and storage space, onsite community laundry, and over $1,925,000 in recent capital improvements including new windows, exterior doors, insulation, steel staircases and railings, concrete walkways, and paving. The asset offered a new owner the opportunity to complete interior renovations and stabilize occupancy for an above market return.

Congratulations to Andy Lundsberg and Michael Wess on bringing this transaction to a successful close.

Looking for pricing discovery and results?
Email Michael Bull, CCIM at [email protected] or call 404-876-1640.

08/16/2026

Renters leaving for single family homes used to be the main threat to Class A apartments. Carl Whitaker, Chief Economist at RealPage, says that headwind has largely gone away, and he does not think it comes back.

Asked on this week's America's Commercial Real Estate Show where the opportunity is right now, Carl pointed straight at Class A. That is where demand fundamentals look strongest. Move outs to single family, historically a real drag on Class A performance, are much less significant today. Carl's read is that this is structural, not cyclical.

He also likes Class B in the Sunbelt, because that is where the long term job growth trend is pointing. His example: Greenville-Spartanburg, South Carolina, a market that was on nobody's radar two decades ago and now has large international companies investing and adding jobs. Look at the second tier of the Southeast, Greenville-Spartanburg, western North Carolina, Chattanooga, and that is where he sees opportunity building.

Carl Whitaker joins Michael Bull, CCIM to break down Class A demand, Sunbelt job growth, and second tier Southeast opportunity.

Watch the Full Episode: https://buff.ly/JTHq0qy
Listen on Spotify: https://buff.ly/CAob2Eu
Listen on Apple: https://buff.ly/q6NHDkQ

Connect with CARL WHITAKER: https://buff.ly/8qhNzhM
RealPage Website: https://buff.ly/duLfM2o

Looking to discuss multifamily? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

08/16/2026

Gas prices are the headline. For apartment owners, the bigger story is what happened to the expense line.

Carl Whitaker, Chief Economist at RealPage, told this week's America's Commercial Real Estate Show that inflation was his biggest concern heading into the rest of the year. The good news in the data: only about a third of the inflation basket is running hot today. Back in 2022 it was something closer to 95%.

That matters because in 2022 and 2023 inflation was hitting everything in multifamily at once. Insurance, taxes, marketing costs, turnover costs, materials. Today it is largely contained to energy prices and the inputs downstream of them. Taxes and insurance are cooling. Carl is careful about it: nothing is cheaper to insure or to tax than it was five years ago, but the sticker shock of premiums catching up to new valuations is starting to behave.

Carl Whitaker joins Michael Bull, CCIM to break down inflation, insurance and tax expense, and what it means for multifamily operations.

Watch the Full Episode: https://buff.ly/JTHq0qy
Listen on Spotify: https://buff.ly/CAob2Eu
Listen on Apple: https://buff.ly/q6NHDkQ

Connect with CARL WHITAKER: https://buff.ly/8qhNzhM
RealPage Website: https://buff.ly/duLfM2o

Looking to discuss multifamily? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

08/15/2026

Multifamily rents just grew at their fastest pace since late 2022.

Carl Whitaker, Chief Economist at RealPage, joined this week's America's Commercial Real Estate Show fresh off second quarter actuals and an updated third quarter forecast. His read: not as good as hoped, not as bad as feared, and a real change in the story.

Rents grew about 1.5% over the past 90 days. For a typical second quarter that is not where you would want to be, but it says the market is finally eating through the oversupply that has held national rent growth back for the past couple of years.

Carl Whitaker joins Michael Bull, CCIM to break down multifamily rent growth, oversupply absorption, and the third quarter outlook.

Watch the Full Episode: https://www.youtube.com/watch?v=dJotAn3s3Zs
Listen on Spotify: https://open.spotify.com/episode/3p0Loq41A6OWMul5BBbelx
Listen on Apple: https://podcasts.apple.com/us/podcast/multifamily-market-update-2026-rent-growth-returns/id398600916?i=1000782966342

Connect with CARL WHITAKER:
https://www.linkedin.com/in/carlwhitaker15/
RealPage Website: https://www.realpage.com

Looking to discuss multifamily? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

08/12/2026

High vacancy is supposed to keep a lid on rents. Phil Mobley expects rents on the best space to outrun inflation anyway.

On this week's America's Commercial Real Estate Show, Phil Mobley, National Director of Office Analytics at CoStar, gives his six to twelve month outlook. CoStar is in the middle of its quarterly forecast review, and he does not expect much change from where the year started.

Vacancy stays structurally high and trickles down slowly. Supply reductions will matter at least as much as demand recovery in pulling that number lower. Space leaving the market moves the needle as much as tenants taking space does.

On the assets people actually want, rent growth is picking back up. Where leases get done, Phil expects rents to grow at a rate that approaches inflation and possibly beats it.

One vacancy number, two very different markets underneath it.

Michael has been making the case that office may be the buy of the decade. Class A space fills up fast, and Class B follows.

Phil joins Michael Bull, CCIM to break down the office outlook for the next six to twelve months, why supply reductions matter as much as demand, and where rent growth is showing up.

Watch the Full Episode: https://www.youtube.com/watch?v=uSH-B6IzrSk
Listen on Spotify: https://open.spotify.com/episode/2dIjvd3y65C7kImHT7jwCY
Listen on Apple: https://podcasts.apple.com/us/podcast/us-office-market-outlook-2026-vacancy-rents-sales-phil/id398600916?i=1000779899402

Connect with Phil Mobley:
https://www.linkedin.com/in/phil-mobley
CoStar Website: https://www.costar.com

Looking to discuss office opportunities in your market? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

08/11/2026

The obvious explanation for smaller office leases is that tenants are downsizing. Phil Mobley says that stopped being the main driver a while ago.

On this week's America's Commercial Real Estate Show, Phil Mobley, National Director of Office Analytics at CoStar, calls it one of the most persistent trends in the market. Average lease sizes have run about 15% below pre-pandemic levels for two and a half to three years running.

Early on it was a demand story. Tenants came up on a lease expiration, looked around, and decided they did not need all the space. Some gave back square footage in place. Others did the move and shrink: sign in a different building and take 80,000 feet instead of 100,000.

What changed is the cause, not the number. Same 15%, different reason behind it.

Michael has been making the case that office may be the buy of the decade. Class A space fills up fast, and Class B follows.

Phil joins Michael Bull, CCIM to break down lease size trends, spec suites, and what is pushing footprints smaller now.

Watch the Full Episode: https://www.youtube.com/watch?v=uSH-B6IzrSk
Listen on Spotify: https://open.spotify.com/episode/2dIjvd3y65C7kImHT7jwCY
Listen on Apple: https://podcasts.apple.com/us/podcast/us-office-market-outlook-2026-vacancy-rents-sales-phil/id398600916?i=1000779899402

Connect with Phil Mobley:
https://www.linkedin.com/in/phil-mobley
CoStar Website: https://www.costar.com

Looking to discuss office opportunities in your market? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

08/11/2026

The fear with AI is that it takes knowledge jobs, and office demand goes with them. Phil Mobley's read is that so far it has done the opposite.

On this week's America's Commercial Real Estate Show, Phil Mobley, National Director of Office Analytics at CoStar, says AI has been an unambiguously positive tailwind for demand growth and occupancy in office. The open question is how long that holds.

He frames it for clients as a choice between two movies. In the Matrix, humans are plugged in as the power source while the machines do all the fun work. In the Marvel universe, the Avengers are tossing holograms back and forth, and people who can turn an idea into something useful have more work than ever.

One version costs knowledge workers their jobs. The other creates more of them. Which one we get decides a lot about office demand over the next decade.

Michael has been making the case that office may be the buy of the decade. Class A space fills up fast, and Class B follows.

Phil joins Michael Bull, CCIM to break down AI's effect on office demand, where the job impact could land, and what it means for occupancy from here.

Watch the Full Episode: https://www.youtube.com/watch?v=uSH-B6IzrSk
Listen on Spotify: https://open.spotify.com/episode/2dIjvd3y65C7kImHT7jwCY
Listen on Apple: https://podcasts.apple.com/us/podcast/us-office-market-outlook-2026-vacancy-rents-sales-phil/id398600916?i=1000779899402

Connect with Phil Mobley:
https://www.linkedin.com/in/phil-mobley
CoStar Website: https://www.costar.com

Looking to discuss office opportunities in your market? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

08/11/2026

The headlines still say office is in trouble. CoStar has national vacancy falling for a full year now.

On this week's America's Commercial Real Estate Show, Phil Mobley, National Director of Office Analytics at CoStar, walks through where office vacancy actually sits.

Vacancy is right around 13.8%. It crested at 14.1% almost exactly a year ago, so we are 30 to 35 basis points off the top. The post-Great Recession peak was about 12.5%. COVID and its aftershocks took this cycle well past that.

Last cycle, vacancy improved into falling rates and accelerating job growth. This time both are reversed: higher rates, slower hiring. Same direction, different road.

Michael has been making the case that office may be the buy of the decade. Class A space fills up fast, and Class B follows.

Phil joins Michael Bull, CCIM to break down national office vacancy, how far we are off the peak, how this recovery compares to the last one, and what slower job growth means for absorption.

Watch the Full Episode: https://www.youtube.com/watch?v=uSH-B6IzrSk
Listen on Spotify: https://open.spotify.com/episode/2dIjvd3y65C7kImHT7jwCY
Listen on Apple: https://podcasts.apple.com/us/podcast/us-office-market-outlook-2026-vacancy-rents-sales-phil/id398600916?i=1000779899402

Connect with Phil Mobley:
https://www.linkedin.com/in/phil-mobley
CoStar Website: https://www.costar.com

Looking to discuss office opportunities in your market? Let's connect!
Michael Bull, CCIM
[email protected]
404-876-1640 x 101

08/04/2026

The most positive CPI read in months, after five straight months of bad news.

Economist Xander Snyder of First American breaks down the latest inflation report: the headline decline came from falling energy prices, and core CPI landed near 2.5%, better than most expected. The catch: one good print doesn't undo the hot CPI and PPI reads that came before it.

Full episode: https://buff.ly/5RRkooZ
Spotify: https://buff.ly/6ew92Px
Apple: https://buff.ly/KfDQQSU

Connect with Xander Snyder: https://buff.ly/axJ7jpl
First American Website: https://buff.ly/MJywOxu

Questions about your CRE strategy? Michael Bull, CCIM | [email protected] | 404-876-1640 x 101

08/02/2026

Property insurance is down 10% to 15%. Here's why that matters more than it sounds.

Economist Xander Snyder of First American: this cycle won't have the cap rate tailwinds that carried valuations from 2009 to 2021. Cap rates are still near 70-year lows, so income, not appreciation, drives returns now. A falling expense line item is exactly the kind of win operators should grab.

Full episode: https://buff.ly/5RRkooZ
Spotify: https://buff.ly/6ew92Px
Apple: https://buff.ly/KfDQQSU

Connect with Xander Snyder: https://buff.ly/axJ7jpl
First American Website: https://buff.ly/MJywOxu

Questions about your CRE strategy? Michael Bull, CCIM | [email protected] | 404-876-1640 x 101

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30328

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