What Goes Around, Comes Around: Where We See Opportunity in U.S. Real Estate
For international businesses and investors looking at the United States, the 2026 real estate market offers both surprises and interesting opportunities.
Start with retail, perhaps the biggest surprise of all. Not long ago, conventional wisdom held that e-commerce and the pandemic might spell the end of the American shopping mall. Instead, their values increased approximately 13% over the past year, making malls the best-performing major commercial real estate sector.
Part of the explanation is simple: very little new retail has been built, and available “good” space is tight. But retail itself is also changing. Successful properties increasingly combine traditional stores with restaurants, grocery, fitness, entertainment, and services. Many mall properties are also becoming true mixed-use destinations, adding residential, office, and hospitality use to create “live, work, stay, play” environments. Younger Americans are contributing to the resurgence as well, with consumers ages 18 to 24 making a surprisingly large percentage of their purchases in “brick-and-mortar” stores.
Another interesting trend is “medtail”—the convergence of healthcare and retail real estate. Patients increasingly expect more immediate and convenient access to healthcare services, closer to where they live, work, and shop. In response, urgent care, primary care, imaging, physical therapy, and other outpatient services are opening in shopping centers and other retail locations. Healthcare providers gain visibility, parking, and convenient access to patients, while property owners gain service-oriented tenants that generate regular foot traffic. For healthcare companies, retailers, and investors considering U.S. expansion, that convergence presents interesting opportunities.
The office market is also showing opportunities to maximize investment. Remote work continues to reshape the market as corporations take different approaches to office space use and configurations, with many favoring newer, amenity-rich buildings. This creates opportunities to reposition and redevelop older properties. In many U.S. cities, obsolete office buildings are being renovated to provide the modern, flexible spaces tenants are seeking, while other office buildings are being converted to multifamily apartments. In addition to location and cost, residential conversions require a detailed review of zoning, lease restrictions, suitability of building floor plates and windows, life safety and building codes, and adaptability of existing plumbing and HVAC.
That leads directly to another key sector: housing. The United States remains significantly undersupplied, with zoning, entitlement delays, construction costs, and access to financing often dictating development. Increasingly, the availability of water and sewer is driving where, and whether, new housing projects can get off the ground. For international developers and investors, understanding and navigating local approvals and infrastructure constraints is critical.
Lastly, AI. Data centers have become one of America’s fastest-growing real estate sectors, but the critical constraint increasingly is not land, but electricity. Power availability, transmission capacity, water, and infrastructure are determining where major investments can occur. At the same time, data centers have become controversial in many states, as communities grapple with their enormous power demands, water use, environmental impacts, and effects on surrounding communities.
Key Takeaways
- Scarcity creates opportunity.
- Preserve flexibility—the best use of a property tomorrow may not be its use today. Entitlements create value.
- Infrastructure matters.
- Real estate is a long-term play.
- Access to capital is key.
For international companies entering or expanding in the United States, success requires understanding the real estate and the business, regulatory, and infrastructure environment surrounding it.
For more information, contact:

Partner
Hinckley Allen
Hinckley Allen’s Real Estate attorneys work closely with the firm’s Retail, Construction, Corporate, and Healthcare practices to assist U.S. and international clients with acquisitions, development, leasing, land use, financing, and opportunities at the intersection of these industries.






