The Ullian Realty Corporation

A Gross Lease is where the Tenant pays a flat rental amount and the Landlord pays for all property charges incurred by ownership including real estate taxes, common area maintenance & building insurance. Every lease is different, so Ullian Realty recommends consulting with a Florida Licensed real estate agent if you have a space requirement.

A Net Lease is where the Tenant pays the Base Rent plus CAM expenses which typically include real estate taxes, building insurance & common area maintenance. Every lease is different so Ullian Realty recommends consulting with a Florida Licensed real estate agent if you have a space requirement.

CAM is an abbreviation of Common Area Maintenance expenses. CAM expenses typically include Real Estate Taxes, Property Insurance & Common Area Maintenance including landscaping, irrigation, painting, etc. CAM expenses are more typical in multi-tenant leased properties where there is a property manager. Ullian Realty recommends consulting with a Florida Licensed real estate agent to help you understand lease terms and what is typical in the marketplace.

Every property is different, thus items such as acreage, frontage, building square footage, zoning, parking, property condition, road visibility, access, income, expenses, etc., need to be determined prior to the broker opinion of value, or recommended listing price. Ullian Realty offers a free market analysis and can help you determine the value of your building or land!

Square footage requirements depend on the layout & type of business use. Generally, Ullian Realty recommends having a range of 175 SF to 250 SF per person in a traditional office setting, however each business is unique. Industrial square footage depends on how much product will be manufactured or stored in your warehouse, and Medical/Retail square footage will depend on how many patients/customers, staff/sales associates, and products you will have on site during normal business hours. Ullian Realty is here to help guide you through these decisions in conjunction with the proper professionals!

Generally, in our Brevard County marketplace, Sellers & Landlords pay the real estate commission. With that being said, every deal is unique, so be sure to read through your Contract or Lease carefully before signing!

In a normal market, if the property is priced correctly it should take a range of 6 to 12 months to sell or lease a property. Ullian Realty’s goal is to get you the highest price in the shortest period of time for your property through aggressive marketing techniques that include cold calling, door-to-door canvassing, email blasts & online marketing!

After entering into a purchase agreement, there can be an agreed upon amount of time for the Buyer to inspect the property, this time is known as due diligence. Due diligence is the time to hire professionals to inspect the roof, HVAC system, electrical wiring, environmental, wetlands, etc. If the Buyer finds something that is of concern during the due diligence period, then the Buyer has the opportunity to discuss with Seller to either come to a resolution, or terminate the agreement. Typically, the closing is shortly after due diligence ends. Ullian Realty can assist with finding qualified professionals for your due diligence requirements.

Wetlands are land areas that have certain soils & vegetation that are protected by the state. Generally, wetlands are a way for the earth to naturally filter water runoff and are typically not allowed to be developed, unless mitigated. Ullian Realty recommends consulting with an environmental engineer prior to purchasing or developing vacant land and can make introductions to the right professionals.

In broad terms, a 1031 Exchange (also called a like-kind exchange) is an exchange for one investment property for another, that allows the taxable gain to be deferred as long as the investor reinvests 100% of the proceeds from the sale, within a certain time limit into a like kind property of equal or greater value. Ullian Realty has done numerous deals involving 1031 Exchanges and can help you navigate the sale of your existing property & can help in finding a replacement property.

An Opportunity Zone is an economically distressed community where new investments, under certain conditions, may be eligible for preferential tax treatment. Simply put, it is an initiative from the federal government to encourage business owners to invest money in buildings/infrastructure in economically distressed communities in an attempt to jump-start that local economy. After doing business in an opportunity zone after a certain period of time, the business owner has the potential to have significant savings on his/her capital gains taxes in the event that they sell.

A sub-lease is when a tenant leases out a part or all of their leased premises to another entity, but the original tenant retains some rights or obligations under the original lease. For example, Company ABC is leasing from Landlord XYZ on a 3-year term. One year into the lease term, Company ABC no longer has a requirement for their lease space. Thus, Company ABC decides to Sub-Lease to a Sub-Tenant for the remaining two years, in an attempt to recover rent expenses. Ullian Realty has experience in assisting tenants with subleasing and can help guide you in pricing and market conditions.

Tenants will typically need some type of improvement before occupying a lease space. These changes are known as tenant improvements and are done to make the property a better match for occupancy. Not all landlords are willing to pay for tenant improvements which is why it is important to have a Ullian Realty search for a perfect property that is preferably move-in-ready!

The Ullian Realty Corporation is a full service Commercial & Industrial Real Estate firm. Our expertise covers everything from Industrial - Manufacturing Warehouses, R&D Facilities to Commercial such as Professional Offices, Retail Centers, Medical Facilities and much more! Whether you are looking to buy, sell, lease, invest, or develop; Ullian Realty has the knowledge to ensure that you successfully complete your transaction.

Being an SIOR or CCIM is one of the highest honors that a commercial industrial real estate agent can hold. Having an SIOR or CCIM designation means that the individual member completed exhaustive curricula that ensures expertise, prestige, and trust. By hiring a broker with the SIOR or CCIM designations, clients can rest assured that they are hiring a professional with a core level of commercial real estate competency and experience. Ullian Realty is proud to report that Mike Ullian holds the CCIM & SIOR Designations, and Zach Ullian holds the SIOR Designation.

Our offices are located in Melbourne, FL, close to Melbourne Orlando International Airport and just a short drive from downtown Melbourne.