The short answer A buyer's broker searches listed and off-market commercial property for you, negotiates price and terms, and coordinates due diligence and financing through closing. In most commercial sales the seller pays the commission, shared with the buyer's broker. Goff CRE Group, brokered by Nassar Realty, represents buyers of flex, industrial, retail, office, special-purpose property and land across Colorado's northern Front Range.
Why use a buyer's broker, and who pays?
The listing broker works for the seller. Their job is the highest price and the cleanest terms for their client. A buyer's broker brings you options beyond one listing, prices the property against real comparable sales, and negotiates the contract terms that matter after the handshake: due diligence periods, financing contingencies, title objections and closing deadlines.
Who pays. In most commercial sales the seller pays a commission under its listing agreement, and it is shared with the buyer's broker. That is common, not guaranteed, so we confirm the arrangement and amount in writing before the search starts.
Your brokerage relationship in Colorado. Colorado brokers must set the relationship in a written agreement, and it takes one of two forms. As your agent (single agency), the broker advocates for you. As a transaction-broker, the broker helps both sides complete the deal without advocating for either. You will see this choice spelled out before any work begins; ask which one you are signing.
How do you find property that isn't listed?
Listed property is the starting point, not the whole market. In a small market like Erie or Lafayette, the right building is often owned by someone who has not thought about selling. We search two ways:
- On-market: every listing that fits your size, use, budget and area, compared on the same basis.
- Off-market: contacting owners of buildings that fit your criteria directly.
What due diligence should you do?
The contract gives you a due diligence period. Use all of it. On most commercial purchases that means:
- Zoning. Confirm with the town that your use is allowed, and whether it needs a special review or change of use.
- Phase I environmental site assessment. Most lenders require one, and it is cheap insurance on any industrial or automotive site.
- Survey. Boundaries, easements and encroachments. Lenders often require an ALTA survey.
- Title. Review the commitment and every exception: easements, covenants, liens and access rights.
- Inspections. Roof, HVAC, electrical service, plumbing, fire sprinklers, overhead doors and paving.
- Leases and estoppels. If the building has tenants, read every lease and get signed estoppel certificates confirming rent, deposits and defaults.
- Condo documents. For a flex condo, review the declaration, budget, reserves and use restrictions.
How can you finance a commercial purchase?
Conventional commercial loans from banks and credit unions typically require a larger down payment and look closely at the property. If your business will occupy the building, SBA financing can cut the cash you need: an SBA 504 often requires about 10 percent down. See buying your building with SBA financing and SBA 504 vs. 7(a). Investors buying a building to lease out use conventional or private financing. Rates and terms vary by lender; we coordinate with your lender but do not make loans.
What should you know before buying land?
Commercial land is the slowest and least predictable purchase, because the value depends on what you can build and how soon. We run land searches in Erie and Frederick, among other towns. Before you commit, get clear answers on:
- Zoning: is your use allowed by right, or does it need a rezoning or special review?
- Utilities and taps: are water and sewer at the site, is capacity available, and what are the tap fees?
- Access: curb cuts, road improvements and any shared access agreements.
- Entitlement time: site plan approval, platting and permits can take longer than the purchase itself. Build that time into your contract deadlines.
Land pricing varies widely by site and changes with each new project. Ask us for current comparable sales for the parcels you are considering.
What kinds of property do we help buyers find?
Most of our buy-side work is flex space, followed by industrial and warehouse buildings, retail, office and special-purpose business properties such as bowling alleys and car washes.
Two current examples, both with Goff CRE Group representing the buyer and both under contract: a 6,250 SF flex unit at 3000 Airport Dr, Unit 502 in Erie, near Erie Municipal Airport, and a 15,324 SF bowling alley on roughly 0.95 acres at 300 E Railroad Ave in Fort Morgan. See the full track record.
