Exclusive representation for retail, restaurant, and office tenants along Atlantic Avenue, Pineapple Grove, and across Delray Beach. One of the most competitive dining and boutique corridors in Florida — negotiated for you, not the landlord.
Atlantic Avenue Delray is a nationally-recognized dining and specialty retail corridor. The west-to-east pedestrian spine from Swinton to the beach supports more per-square-foot restaurant productivity than almost any other submarket in South Florida. Pineapple Grove anchors the cultural district just north. Linton Boulevard and South Federal Highway carry the grocery-anchored and neighborhood retail market.
Signing a lease on Atlantic Avenue without experienced representation is the single costliest mistake an F&B or boutique retail operator can make in Palm Beach County. Landlord form leases on the corridor are aggressive on percentage rent, exclusivity, radius restrictions, and personal guaranty — every term compounds over a 10-year ground-floor retail lease.
Atlantic Avenue landlords are aggressive on percentage rent — sometimes as high as 8% on restaurants — with artificial breakpoints well below the natural breakpoint. The natural breakpoint formula is Annual Base Rent ÷ Percentage Rate. On a $150,000 annual base rent at 7%, the natural breakpoint is $2,142,857 in annual sales. Landlord starting breakpoint offers on Atlantic are often half of natural. Justin's default: eliminate percentage rent, or push breakpoint at or above natural.
Atlantic Avenue has high restaurant concentration. Without clear use-specific exclusivity, your landlord can lease the space two doors down to a direct competitor the week after you open. Justin drafts narrow-but-protective exclusivity tied to the actual business concept, with enforcement teeth.
Atlantic landlords often push broad radius restrictions preventing you from opening additional locations within a defined distance — sometimes all of Palm Beach County. This is negotiable. Typical outcome: radius limited to 1–3 miles, or carved out to allow company-owned expansion.
Delray-specific consideration: Atlantic Avenue patio and outdoor dining rights need to be explicitly granted, not assumed. Outdoor seating drives 20–40% of restaurant revenue on Atlantic, and some landlords carve it out in lease addenda. Get patio rights — and any seasonal restrictions — negotiated upfront.
Atlantic core absorption remains strong despite elevated rents. Turnover on individual storefronts is frequent — restaurants cycle, concepts fail, and new entrants sign aggressive deals. That turnover creates opportunity for well-represented incoming tenants: landlords under pressure to backfill a vacated unit are much more flexible on TI, free rent, and guaranty structure than landlords on stabilized space.
Pineapple Grove has seen strong absorption since 2022 as retailers and creative operators priced out of Atlantic migrated north. The district is gaining foot traffic and retail productivity is climbing — rate increases are likely over the next 24 months.
"Justin at Mattis Advisors was incredible! He provided a thorough property review, helping me decide whether to sell, hold, or exchange into another property. His analysis and insights were spot-on, ensuring the best outcome for my family. Justin also invited me to a 1031 exchange luncheon, which gave me the knowledge to make a well-informed decision. I highly recommend Justin to anyone needing expert real estate advice!"
"Justin is truly exceptional. From start to finish, he made us feel like a top priority and handled every step with professionalism, care, and heart. It's hard to find someone who's not just doing a job, but genuinely invested, and that's Justin. He's one of the best advisers I've come across in Florida. If he's not already on your team, do yourself a favor and ask for him. You won't be disappointed!"
"Justin Crow helped us find my latest gallery/office and was extremely helpful. Highly recommend Mattis as a firm."
Atlantic Avenue core rates run $55–$125 per square foot NNN depending on block (east of Swinton commands the premium), side of the street, and storefront visibility. Restaurant spaces with existing kitchen infrastructure carry a premium. NNN costs add $10–$18/SF on top. Actual deal rates on Atlantic are often 10–15% below asking after concessions are negotiated.
Atlantic Avenue TI ranges widely — $30–$75 per rentable square foot depending on whether you're taking second-generation restaurant space (less TI), second-gen retail (medium TI), or dark cold shell (highest TI). Restaurants converting second-gen retail space need substantial TI for kitchen infrastructure — always negotiate kitchen-ready shell as a separate landlord delivery in addition to TI.
Sometimes yes, usually mitigated. Landlord starting position on Atlantic is typically 6–8% percentage rent with artificial breakpoints below natural. Possible outcomes: elimination entirely on stronger credit tenants, breakpoint pushed above natural, lower percentage rate (4–5%) with natural breakpoint, or carved out for delivery/takeout revenue. Every one of these materially improves the deal economics.
Atlantic is higher rent, higher foot traffic, harder negotiation. Pineapple Grove is lower rent, growing foot traffic, easier negotiation. For a proven concept with capital, Atlantic is the stronger revenue play. For a first-location concept that needs time to build, Pineapple Grove is the smarter risk-reward. Justin helps operators match concept maturity to corridor dynamics.
Yes, especially for first-location operators. Full guaranties are the starting position. Negotiated outcomes include good guy guaranty, rolling burn-off after years 2–3 of performance, or a capped dollar guaranty. Strong personal financials and a proven concept at other locations materially improve guaranty negotiation leverage.
For Atlantic Avenue, 6–12 months is realistic. The market is tight and build-out timelines for restaurants are 90–150 days. For Pineapple Grove or South Federal, 4–8 months is usually enough. Justin starts the market search from day one and the landlord negotiation runs in parallel with lease drafting.
Free consultation. No obligation. Justin will review your situation and lay out your options.