April 3, 2026

Development happens on the margin

Every single real estate development project I have worked on has generally gone something like this:

Design the project.
Budget the project.
Realize: "Oh shit, this is way too expensive and will never work."
Cut out some of the parking (a loss leader on most projects).
Look for value engineering and other creative opportunities.
Repeat the cycle until the project works (hopefully).

This is so typical that if I went through this process and everything just magically worked, I would be immediately suspicious. This can't be. We must be overlooking something! The expectation is that the project isn't going to work until we, as developers, figure out a way to make it work.

This is what we mean around here when we say that "development happens on the margin." Projects are sensitive to even slight changes in market conditions. If rents soften, costs go up, and/or interest rates move in the wrong direction, that could be the end.

Current market conditions have only heightened this dynamic. More than ever, developers need to be both creative problem-solvers and disciplined managers because there's very little elasticity on the revenue side to help cover up any mistakes (if the revenue side even exists at all!).

Development is hard. But working through challenges is a big part of what makes it so rewarding. On that happy note, enjoy the long weekend, everyone.

Cover photo by Shivendu Shukla on

April 3, 2026

Development happens on the margin

Every single real estate development project I have worked on has generally gone something like this:

Design the project.
Budget the project.
Realize: "Oh shit, this is way too expensive and will never work."
Cut out some of the parking (a loss leader on most projects).
Look for value engineering and other creative opportunities.
Repeat the cycle until the project works (hopefully).

Development is hard. But working through challenges is a big part of what makes it so rewarding. On that happy note, enjoy the long weekend, everyone.

Cover photo by Shivendu Shukla on

One of my predictions for this year was that we would see the mainstream adoption of tokenized real-world assets. More specifically, I said that we'd see some noteworthy office building or apartment building get tokenized on the Ethereum blockchain.

Maybe. I'm not sure that we'll see a singular event this year or that we'll be able to call it "mainstream" just yet. According to this recent article by Chris Lehman, co-founder of a tokenized REIT called Groma, it's still early days.

Real estate is the world's largest asset class, with an estimated global value of around $400 trillion. But only about $500 million of it has been tokenized, which is a relatively small amount, though it's not nothing. So, what is it going to take for us to say it's "mainstream"?

Some of the obvious benefits of tokenization are that it makes transactions cheap and efficient, and it allows for composability, meaning the various smart contracts on a blockchain can then be combined and interconnected with other protocols and applications to unlock additional use cases.

Lehman gives the specific example of being able to split yield and appreciation for tokenized real estate. My mind always goes to codifying the financial terms of something like a Limited Partnership Agreement such that all of the cash flows get automatically distributed as per the agreed-upon deal.

Importantly, though, and this is mentioned in the article, the fractionalization of real assets is unlikely to be the killer feature of tokenization. Notwithstanding that it does bring some additional benefits, we've already figured out how to "democratize" the ownership of large and expensive real estate assets through REITs and other vehicles.

Instead, Lehman argues that "improving real estate's utility as collateral is likely to be the most significant improvement tokenization can offer."

I don't have a strong opinion on what will serve as the primary adoption catalyst, but I have little doubt in my mind that this is where the ownership of real estate (and other assets) is heading. If any of you are working in this space, and especially if you're based in Toronto or elsewhere in Canada, I'd love to connect with you for a coffee.

Cover photo by 瓜田月下 on Unsplash

The WSJ recently published a pair of articles (here and here) talking about where the US is growing and shrinking — through charts. The three components of this are domestic migration, international migration, and births minus deaths.

One of the key themes for the year ending in June 2025 is that the country is seeing significantly less international migration. According to the WSJ, more people moved out of the US than moved in last year for the first time since the Great Depression.

International migration is critical because around 65% of all counties in the US are now experiencing more deaths than births, meaning the fertility rate is declining. This is an increase from around 34% of all counties as recently as 2010.

On the domestic front, one interesting finding is that, for the first time in many years, the Midwest added more domestic migrants than it lost. As expected, the growth region for domestic migration remains the South, though it has slowed.

Also interesting is the extent to which San Francisco has rebounded. During the depths of the pandemic, things appeared dire for the city. Nobody was more untethered than tech workers, and the feeling was that they'd never return. Nope. The city has grown for the last three years.

The decline in international migrants is not unique to the US. The same thing is true in Canada. But we (Canada) remain in the business of attracting the smartest and most ambitious people from around the world. I have no clue what's going on in the US these days — it changes hour by hour — but maybe they'd like to remain in this business as well.

Cover photo by Austin Neill on Unsplash

Charts from The Wall Street Journal