Retail real estate investors are optimistic about investing conditions and are looking to grow, heading into 2026, according to our BiggerPockets Pulse survey, taken in late 2025.
Despite a slow and uncertain market in 2025, investor sentiment has improved over the last 12 months, and expectations are high for 2026. Across experience levels and geographic regions, investors see opportunity in the year to come, citing diverse benefits in the current market, such as:
- Lower mortgage rates
- Increased negotiating leverage
- Falling prices
- Better inventory
As such, the vast majority of retail real estate investors are planning for an active year in 2026, prioritizing growth and optimization.
However, with lower affordability, rising expenses, and oversaturation in certain markets, tactics have to change to make the most of these new opportunities. As an investor, you can learn a lot from what other players in our industry are planning, so read on to find actionable insights about how investors are approaching the coming year from BiggerPockets Pulse.
Investing Conditions
Investor sentiment increased modestly in 2025, with our Pulse Index for the last 12 months measuring 108 (100 is neutral, and anything over 100 is positive).
A modest change in sentiment is the most that anyone could reasonably expect, as the housing market has remained stubbornly unchanged for most of the year. Home sales have ticked up, but by an almost imperceptible amount. Mortgage rates have fallen year over year, but not to a level where it’s materially changing demand. The median sales price is up just 1% to 2% year over year, depending on who you ask—so it’s essentially flat.
That said, bright spots have started to…