Commercial Real Estate Frequently Asked Questions for Vancouver, WA and Portland, OR

Andi Costello is the principal of Navigate Commercial Real Estate, a commercial-only brokerage based in Vancouver, Washington. She is a Managing Broker in Washington and a Principal Broker in Oregon, and the Vancouver Business Journal named her Top Commercial Real Estate Broker in 2023 and 2024.

Yes. Andi represents clients throughout the Portland metropolitan area, including Beaverton, Hillsboro, Tigard, Tualatin, Lake Oswego, Milwaukie, Oregon City and Gresham, as well as Southwest Washington communities such as Vancouver, Camas, Ridgefield, Battle Ground, Washougal, Longview and Kelso.

Navigate Commercial Real Estate is a full-service boutique brokerage handling industrial, retail, office, medical and healthcare, multifamily, land, hospitality and self-storage properties for sale and for lease.

Yes. Andi provides buyer and seller representation in commercial acquisitions and dispositions, and tenant and landlord representation in lease negotiations, renewals and expansions.

Navigate Commercial Real Estate practices commercial real estate exclusively, and every client works directly with the principal broker. Andi pairs 15 years of municipal leadership, including service as a city manager, with disciplined, data-driven pricing and negotiation, and she treats every engagement with discretion. As a boutique firm, Andi is responsive and communicative with her clients.

Many businesses in the Portland-Vancouver region weigh locations on both sides of the Columbia River. Washington has no state income tax, while Oregon has no general sales tax, and each state has its own contracts and disclosure requirements. A broker licensed in both states can represent you in either market. Consult your tax advisor about how these differences apply to your business.

Yes. The first consultation with Andi is complimentary and carries no obligation.

Timelines depend on the property type, financing and complexity of the transaction. During your consultation, Andi will outline a realistic schedule for your specific acquisition, sale or lease.

Andi knows which zoning and permitting questions to raise and refers clients to the appropriate professionals. Definitive answers should come from the jurisdiction, your attorney or your design, architectural or engineering professionals.

Start with a complimentary consultation with Andi Costello to define your space requirements, budget and timeline, then obtain financing guidance from a commercial lender. Andi identifies on-market and off-market opportunities, negotiates the purchase and sale agreement and guides you through due diligence to closing.

The right lead time depends on the type of property you need, how likely a suitable property is to come on the market, your financing timeline and the improvements the building will need before your business can move in and open for business. Andi Costello helps owner-users in Vancouver, WA and the Portland metro area build a realistic timeline that accounts for each of these factors, so the purchase aligns with when you need to occupy the space.

Conventional commercial loans typically require a minimum of 25% down. Small Business Administration (SBA) 504 and 7(a) loans can require as little as 10% down for owner-occupied property. A commercial lender can confirm what you qualify for, and Andi is happy to refer you to one.

In most commercial sales, the seller compensates both the listing broker and the buyer's broker from the sale proceeds. Compensation is negotiated as part of the transaction and documented in writing.

Due diligence is the contractual period after an offer is accepted during which the buyer inspects the property, reviews title, leases and financial records and confirms the property suits its intended use.

Yes. A 1031 exchange allows an investor to defer capital gains taxes by reinvesting sale proceeds in like-kind property within strict Internal Revenue Service (IRS) deadlines. Andi coordinates the real estate side of the exchange with your qualified intermediary and tax advisor.

A Small Business Administration (SBA) 504 loan finances owner-occupied commercial real estate and major equipment with long-term, fixed-rate financing. A typical structure combines a bank loan for about 50% of the project, a loan from a Certified Development Company (CDC) for about 40% and a down payment of about 10% from the business. Generally, the business must occupy at least 51% of an existing building, or 60% of a newly built one. A commercial lender can confirm whether your project qualifies, and Andi is happy to refer you to one.

The SBA 7(a) loan is the SBA's most flexible loan program. It can fund the purchase of an owner-occupied building along with working capital, equipment or the purchase of a business, often with as little as 10% down. A commercial lender can explain how a 7(a) loan compares with a 504 loan for your purchase.

Buying room to grow can spare your business a second move, and space you do not need yet can often be leased to another business until you need it. The right amount depends on your growth plans, your budget and lender occupancy requirements. Andi helps owner-users weigh these factors before choosing a building.

Sometimes. Review your lease for a purchase option or a right of first refusal, which may give you the opportunity to buy before the property is offered to others. When no such right exists, Andi can approach the owner on your behalf to discuss a sale.

Sometimes. Some owners will carry part of the purchase price as a loan to the buyer, particularly owners who want income over time or who own the property free and clear. Seller financing terms are negotiated as part of the purchase, and Andi has experience structuring transactions that include seller financing.

Andi Costello prices the property using comparable sales and, for income-producing assets, an income approach to value, then markets the property through a variety of avenues to qualified buyers and other commercial real estate brokers.

Value depends on recent comparable sales, income, location, condition and zoning. Pricing analysis is complimentary when you list with Andi. Owners who want a valuation without listing can order a Broker Opinion of Value.

A Broker Opinion of Value from Navigate Commercial Real Estate costs $2,500. The fee reflects the research involved and allows Andi to devote her full attention to owners seriously evaluating a sale or lease. If the owner lists with Navigate Commercial Real Estate within 12 months, the fee is credited toward the commission. A BOV is not an appraisal.

Marketing time varies with pricing, property type, location and the financing climate. Andi provides a realistic estimate for your property during the consultation.

No. A full-size 4x6 commercial sign is optional.

No. Andi represents the commercial real estate only. When an owner is selling an operating business along with, or separate from, the building, Andi refers the business sale to a qualified business broker and coordinates with them on the real estate.

Andi Costello represents tenants seeking office, retail, industrial, medical and restaurant space throughout Southwest Washington and the Portland metro area. Begin with the tenant discovery form and a complimentary consultation.

In most commercial leases, the landlord compensates the tenant's broker, so tenant representation typically costs the tenant nothing out of pocket.

In a full-service gross lease, rent includes the property's operating expenses, such as taxes, insurance and maintenance. In a modified gross lease, the landlord and tenant divide specified expenses. In a triple net lease, the tenant pays base rent plus a proportionate share of taxes, insurance and common area maintenance (CAM).

Andi Costello recommends that tenants in Vancouver, WA and the Portland metro area begin their search 6 to 9 months before their lease expires, depending on how much build-out the new space will require. That window allows time to compare options, negotiate terms and complete tenant improvements before the move. For businesses that have more unique needs or tenant improvements, this timeframe is longer.

A tenant improvement allowance is funding the landlord contributes toward the tenant's build-out, typically negotiated alongside rent, term and other lease provisions.

Andi Costello establishes market rent from comparable lease transactions, markets the property, evaluates prospective tenants and negotiates lease terms to protect the landlord's income.

Through review of the business's financial statements, credit and operating history, with final approval by the landlord.

Yes. Referral fees are paid broker to broker under a written referral agreement, and Andi is known among referral partners for paying them reliably.

No. Navigate Commercial Real Estate practices commercial real estate exclusively. Residential agents can refer commercial clients through the Agent Referrals page.

Leasing preserves capital and keeps your options open. Ownership builds equity and gives you control over improvements and occupancy costs. The right choice depends on your practice's finances, growth plans and how long you plan to stay in one location. Andi can walk you through both paths during a complimentary consultation, and your accountant can help you compare the financial impact.

The amount varies with the condition of the space, the length of the lease, the strength of your practice's financials and current market conditions. Second-generation medical or dental space may need less work than a vacant shell. Andi negotiates tenant improvement allowances alongside rent, term and other lease provisions.

Most leases require the landlord's consent before the lease can be assigned to a buyer, and some leases keep the original tenant or a guarantor responsible after the sale. Review your lease's assignment provisions with your attorney before you list your practice for sale.

Timelines depend on the condition of the space, design and engineering, permitting and the availability of contractors and equipment. Your architect and contractor can provide a schedule for your specific space, and Andi factors that schedule into your search and lease negotiations.

Timelines depend on the property, the pool of buyers whose use the property suits and the approvals required on both sides, such as board or congregation votes. Andi provides a realistic estimate for your property during a complimentary consultation.

Ask whether your intended use, such as worship, assembly, a school or a day center, is permitted at the property, what parking is required and whether a conditional use permit is needed. Andi knows which questions to raise. Definitive answers should come from the jurisdiction, your attorney or your design, architectural or engineering professionals.

Often, yes. Many congregations and nonprofits lease space to other organizations or share use of their facilities. Confirm with the jurisdiction that the additional use is permitted, and ask your attorney and tax advisor how lease income may affect your organization. Andi can help structure and negotiate the lease.

Your board should review the price or rent, the key terms, the financial impact on your organization, the due diligence findings and how the property supports your mission. Andi prepares clear decision materials so your board can act with confidence.

Often, yes. Estates frequently need a date-of-death value for tax purposes, and that value should come from a licensed appraiser. Andi refers executors and trustees to licensed appraisers and does not provide appraisals.

The answer depends on the property's income and condition, the market, the beneficiaries' goals and any tax considerations. Andi provides candid guidance about the property and the market, and your attorney and CPA can advise on the tax and legal side.

In most cases, existing leases remain in effect, and the estate or trust steps into the role of landlord. Rent, maintenance and other lease obligations continue, so the executor or trustee should review each lease early. Your attorney can confirm how this applies to your situation.

In many cases, yes, once the executor or trustee has the legal authority to sell. Your estate attorney can confirm when the property can be sold, and Andi can prepare the property for market in the meantime.