17-SOW - REAL ESTATE BROKERAGE SERVICES.pdf

Solicitation Name: REAL ESTATE BROKERAGE SERVICES

Scope Description:

REAL ESTATE BROKERAGE SERVICES

Request for Qualifications

Dallas Independent School District

Dallas, TX

OVERVIEW

Dallas Independent School District, is seeking qualifications from licensed, experienced real estate brokerage firms to provide comprehensive real estate brokerage services in support of the District's property acquisition, disposition, lease negotiation, and portfolio management needs. This solicitation is structured as a Request for Qualifications, and consistent with standard commercial real estate practice, broker fees and commissions associated with applicable transactions will be covered by the seller or lessor, resulting in no direct brokerage cost to Dallas Independent School District, unless otherwise specified in a negotiated agreement.

Dallas Independent School District, has an active interest in engaging firms that are certified as Small Business Owners (SBO), or that demonstrate a meaningful commitment to SBO participation within their proposed team structures. Firms are encouraged to clearly identify and document their SBO status or sub consultant participation plans as part of their qualifications submittal.

BACKGROUND AND PURPOSE

Dallas Independent School District, manages a substantial and geographically distributed portfolio of properties across the City of Dallas. This portfolio includes administrative facilities, instructional buildings, vacant land parcels, surplus properties, and leased spaces. The operational demands placed on this portfolio are dynamic, requiring ongoing professional guidance from qualified real estate professionals who understand both the local Dallas market and the unique regulatory, financial, and public accountability requirements that govern a large urban public school district.

The purpose of this solicitation is to establish a qualified pool of real estate brokerage service providers capable of supporting a range of real estate activities. Qualified firms will be available for engagement on an as-needed, project-by-project basis, or in some cases, through broader ongoing advisory arrangements as determined by Dallas Independent School District.

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SCOPE OF SERVICES

Firms responding to this solicitation should demonstrate the capacity to provide the following categories of service:

1. Property Acquisition Services

Qualified firms shall be capable of supporting Dallas Independent School District in identifying, evaluating, and securing real property for District use. Specific services in this category include:

- Conducting targeted property searches throughout Dallas and surrounding areas based on the District's programmatic and operational requirements

Analyzing site suitability based on zoning classification, proximity to student populations, ingress and egress conditions, environmental considerations, and site configuration

Performing comparative market analysis and independent property valuations to inform purchase price negotiations

Coordinating due diligence processes including title review, survey coordination, environmental phase assessments, and inspection scheduling

Structuring and negotiating purchase agreements in alignment with Dallas Independent School District procurement and legal requirements

Liaising with the District's legal counsel, financial advisors, and internal project managers throughout the closing process

2. Property Disposition Services

Dallas Independent School District periodically declares properties as surplus and seeks professional assistance in maximizing the return on those assets through sale or other disposition strategies. Services in this category include:

- Conducting highest and best use analyses for surplus or underutilized properties

Developing property marketing strategies tailored to Dallas commercial, residential, and mixed-use development markets

Preparing offering memoranda, property profiles, and marketing materials consistent with institutional-grade brokerage standards

Identifying and qualifying prospective buyers through targeted outreach to active investors, developers, and end users in the Dallas metropolitan area

Facilitating competitive bidding processes and managing offer evaluation in coordination with District staff

Negotiating sale terms and supporting transaction execution through closing

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Advising on disposition structures that may include sealed-bid public auctions, negotiated sales, or requests for proposals, depending on District policy and market conditions

3. Lease Negotiation and Administration

Dallas Independent School District may require the leasing of space to support administrative functions, temporary program locations, or specialized uses where District-owned facilities are unavailable or unsuitable. Lease-related services include:

- Identifying available lease opportunities in the Dallas market consistent with the District's space requirements, including square footage, configuration, accessibility, and location preferences

Preparing space needs assessments and programming analyses to define leasing parameters

Reviewing and negotiating lease terms including base rent, escalations, tenant improvement allowances, operating expense structures, renewal options, termination provisions, and holdover clauses

Coordinating with building owners and property managers to facilitate due diligence, space planning, and build-out timelines

Advising on lease versus purchase decisions using net present value analysis and long-term cost comparisons

Supporting sublease and lease termination negotiations where applicable

4. Market Research and Advisory Services

Qualified firms shall provide ongoing market intelligence and real estate advisory support to help Dallas Independent School District make informed, data-driven decisions regarding its real estate portfolio. Services include:

- Delivering current and forward-looking market reports covering commercial, industrial, and institutional property segments within Dallas

Monitoring trends in land values, lease rates, construction costs, and development activity that may affect District planning

Providing portfolio strategy recommendations, including consolidation, optimization, or expansion scenarios

Advising on the financial and operational implications of proposed real estate transactions prior to District Board consideration

Supporting long-range facilities planning by identifying real estate opportunities aligned with District enrollment projections and capital improvement programs

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5. Valuation and Appraisal Coordination

While formal appraisals will be conducted by independent licensed appraisers retained separately, qualified brokerage firms shall assist Dallas Independent School District by:

- Providing broker opinion of value reports for preliminary transaction planning

Coordinating with independent appraisers to ensure access, relevant documentation, and timely completion

Reviewing appraisal reports for consistency with observed market conditions and flagging material discrepancies for District review

6. Transaction Management and Closing Coordination

Qualified firms shall manage the end-to-end transaction process to ensure that all real estate activities are completed efficiently, transparently, and in accordance with applicable laws and District policies. This includes:

- Maintaining comprehensive transaction timelines with milestone tracking and regular status reporting to District staff

Coordinating all third-party service providers involved in the transaction including title companies, escrow agents, surveyors, environmental consultants, and attorneys

Preparing and reviewing transaction documentation for completeness and accuracy prior to execution

Ensuring compliance with Texas real estate law, Dallas Independent School District Board policies, and applicable state and federal regulations governing public entity real estate transactions

Documenting all transaction activities in a format compatible with District records management requirements

MINIMUM QUALIFICATIONS

Firms seeking to be included in the qualified pool must demonstrate the following baseline qualifications:

- Active licensure as a real estate broker in the State of Texas in full compliance with all applicable licensing requirements

A minimum of five years of continuous experience providing commercial real estate brokerage services with demonstrated experience in institutional, governmental, or large portfolio transactions

Documented experience with transactions in the Dallas commercial real estate market, including familiarity with local zoning ordinances, development regulations, and

- 4 -market dynamics Demonstrated capacity to represent public sector clients, including familiarity with procurement regulations, public disclosure requirements, and board approval processes applicable to governmental entities

Professional staff holding recognized industry credentials, which may include designations such as Certified Commercial Investment Member, Society of Industrial and Office Realtors, or other nationally recognized commercial real estate certifications

Errors and omissions insurance, general liability coverage, and any other insurance as required by Dallas Independent School District risk management standards

No record of disciplinary action, license revocation, or material legal judgments related to real estate brokerage activities within the past five years

SBO PARTICIPATION

Dallas Independent School District actively supports the participation of Small Business Owners in its contracting activities. Responding firms should address the following in their qualifications submittal:

- Identification of the firm's SBO certification status, including the certifying agency and expiration date if applicable

Identification of any SBO subconsultants, referral partners, or co-brokerage arrangements proposed as part of the service team

Description of the firm's internal diversity policies and practices, including hiring, promotion, and supplier diversity commitments that support small business inclusion

Quantitative goals or commitments for SBO participation specific to work performed for Dallas Independent School District.

Documentation of any past SBO participation in prior engagements, including the nature of the work performed and the percentage of contract value attributed to SBO partners or subconsultants

COMPENSATION STRUCTURE

In alignment with standard commercial real estate brokerage practice, and as established by Dallas Independent School District for this engagement:

- Broker fees and commissions for property disposition transactions will be paid by the buyer or, as negotiated, covered by proceeds from the sale, consistent with seller-paid commission arrangements

For lease transactions, compensation structures shall follow market-standard conventions in which the landlord or lessor's representative covers co-brokerage fees on behalf of the

- 5 -tenant representative Any transaction in which the standard compensation model does not apply shall require prior written authorization from Dallas Independent School District before any fee arrangement is confirmed

Fee schedules, commission rates, and compensation structures shall be disclosed in full as part of each transaction agreement and shall be subject to review and approval by the District

GENERAL REQUIREMENTS

Firms awarded a place in the qualified pool under this Request for Qualifications shall be expected to adhere to the following general operational requirements:

- Assign dedicated, qualified personnel to serve as the primary point of contact for Dallas Independent School District on each engagement, with documented backup coverage in the event of staff transitions

Provide written conflict-of-interest disclosures prior to commencing work on any transaction where a potential conflict may exist

Maintain strict confidentiality regarding all non-public information pertaining to the District's real estate portfolio, strategic plans, and transactional negotiations

Comply with all applicable federal, state, and local laws, including the Texas Real Estate License Act, applicable procurement statutes governing Texas public school districts, and Dallas Independent School District Board policies

Participate in periodic performance reviews as requested by District staff, and provide complete transaction documentation to the District upon the close of each engagement

Maintain records sufficient to support public records requests and internal audit inquiries for a minimum period as specified by Dallas Independent School District record retention policies

Evaluation Criteria:

1. Qualifications, Credentials, and Licensure

Firms will be evaluated on the demonstrated qualifications of their proposed team, including active licensure as a real estate broker in the State of Texas in full compliance with all applicable licensing requirements. Evaluation will include verification that professional staff hold recognized industry credentials such as Certified Commercial Investment Member designation, Society of Industrial and Office Realtors membership, or other nationally recognized commercial real estate certifications. Firms must provide evidence that all personnel proposed for engagement with Dallas Independent School

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District meet or exceed the minimum licensure and credentialing standards required under the Texas Real Estate License Act. Submittals will be assessed based on the depth and relevance of the credentials presented, with higher consideration given to firms whose entire proposed team demonstrates a consistent standard of professional qualification applicable to institutional and governmental real estate transactions.

2. Relevant Experience with Institutional, Governmental, and Large Portfolio Transactions

Firms will be evaluated on the demonstrated depth and quality of their experience providing commercial real estate brokerage services over a minimum of five continuous years, with specific emphasis on transactions involving institutional clients, governmental entities, or large property portfolios. Evaluation will focus on the firm's documented ability to manage property acquisitions, dispositions, lease negotiations, and portfolio advisory engagements of a scale and complexity comparable to the needs of Dallas Independent School District. Submittals should include detailed project narratives that describe the nature of past engagements, the type of client served, the transaction value or scope, and the firm's specific role. Firms that demonstrate prior representation of public sector clients, including familiarity with board approval processes, procurement regulations, and public disclosure requirements applicable to Texas public school districts, will be evaluated more favorably. References from prior governmental or institutional clients will be considered as part of this evaluation factor.

3. Knowledge of the Dallas Commercial Real Estate Market

Firms will be evaluated on their demonstrated knowledge of and active presence within the Dallas commercial real estate market. This includes documented familiarity with local zoning ordinances, development regulations, land use patterns, lease rate trends, and property valuation dynamics specific to Dallas. Evaluation will consider the firm's ability to provide current and forward-looking market intelligence covering commercial, industrial, institutional, and land segments within Dallas, as well as demonstrated experience with transactions in the Dallas metropolitan area. Firms that can demonstrate an established network of relationships with active investors, developers, property owners, and other market participants in Dallas will be evaluated more favorably. Submittals should include representative examples of market research, broker opinion of value reports, or market advisory work previously performed within Dallas that reflects the firm's depth of local market expertise.

4. Capacity to Deliver the Full Scope of Required Services

Firms will be evaluated on the breadth and depth of their demonstrated capacity to deliver the full range of real estate brokerage services identified in this solicitation, including property acquisition support, property disposition services, lease negotiation and administration, market research and advisory services, valuation coordination, and

- 7 -end-to-end transaction management. Evaluation will consider whether the firm has the staffing, resources, internal systems, and professional expertise necessary to support Dallas Independent School District across all service categories without reliance on unqualified personnel or unsupported service areas. Firms should clearly articulate the qualifications of each proposed team member and their specific role in delivering the services described. Submittals that demonstrate a comprehensive, integrated service capability supported by documented examples of prior performance in each service category will be evaluated more favorably than those that demonstrate competency in only a limited number of service areas.

5. Proposed Team Structure, Staffing, and Project Management Approach

Firms will be evaluated on the quality and clarity of their proposed team structure, including the identification of dedicated personnel who will serve as the primary point of contact for Dallas Independent School District on each engagement, along with documented backup coverage in the event of staff transitions. Evaluation will consider the relevant experience and qualifications of each proposed team member, the firm's approach to workload management and responsiveness, and the systems in place to ensure consistent, high-quality service delivery across concurrent engagements.

Submittal's should describe the firm's internal project management methodology, including how transaction timelines are established and monitored, how milestone tracking and status reporting are conducted, and how third-party service providers such as title companies, surveyors, environmental consultants, and legal counsel are coordinated throughout a transaction. Firms that demonstrate a structured, transparent, and client-centered project management approach tailored to the operational requirements of a large public school district will be evaluated more favorably.

6. Understanding of Compliance, Regulatory, and Public Accountability Requirements

Firms will be evaluated on their demonstrated understanding of the legal, regulatory, and public accountability framework governing real estate transactions conducted by Dallas Independent School District. This includes familiarity with the Texas Real Estate License Act, procurement statutes applicable to Texas public school districts, Dallas Independent School District Board policies, and applicable state and federal regulations governing public entity real estate activities. Evaluation will consider the firm's capacity to ensure that all transaction documentation, competitive bidding procedures, public disclosure requirements, and records management obligations are met consistently and accurately.

Firms that can demonstrate direct experience navigating the compliance environment of a Texas public school district or comparable governmental entity, including support for board presentations and public records requests, will be evaluated more favorably.

Submittals should include specific examples that illustrate the firm's practical experience with compliance-sensitive public sector real estate

- 8 -transactions.

7. Conflict of Interest Policies and Confidentiality Practices

Firms will be evaluated on the strength and clarity of their internal policies and procedures for identifying, disclosing, and managing conflicts of interest that may arise in the course of representing Dallas Independent School District in real estate transactions.

Evaluation will consider whether the firm has established protocols for providing written conflict-of-interest disclosures prior to commencing work on any transaction where a potential conflict may exist, as well as policies governing the handling of non-public information related to the District's portfolio, strategic plans, and transactional negotiations. Firms that demonstrate a rigorous and transparent approach to conflict management and confidentiality, supported by written internal policies, will be evaluated more favorably than those that address these issues only in general terms.

8. Compensation Structure, Transparency, and Fee Disclosure

Firms will be evaluated on the clarity, transparency, and alignment of their proposed compensation structure with the terms established by Dallas Independent School District in this solicitation. Evaluation will consider the firm's demonstrated understanding that broker fees and commissions for property disposition transactions will be covered by the buyer or from sale proceeds consistent with seller-paid commission arrangements, and that lease transaction compensation will follow market-standard conventions in which the landlord or lessor covers co-brokerage fees on behalf of the tenant representative. Submittals should include full disclosure of applicable fee schedules, commission rates, and compensation structures across all service categories, as well as the firm's approach to transactions in which the standard compensation model may not apply and prior written authorization from Dallas Independent School District would be required. Firms that demonstrate a straightforward, fully disclosed, and District-compatible compensation approach will be evaluated more favorably.

9. Small Business Owner Participation and Commitment

Firms will be evaluated on the extent and quality of their commitment to Small Business Owner participation in work performed for Dallas Independent School District. Evaluation will consider whether the firm holds current Small Business Owner certification from a recognized certifying agency, and if so, the certification documentation including the certifying agency name and expiration date will be reviewed. For firms that are not Small Business Owner certified, evaluation will consider the identification of Small Business Owner subconsultants, referral partners, or co-brokerage arrangements proposed as part of the service team, as well as the specificity and credibility of quantitative Small Business Owner participation goals or commitments made for work performed under this engagement. Submittals will also be evaluated on

- 9 -the firm's internal diversity policies and practices related to hiring, promotion, and supplier diversity, as well as documented evidence of past Small Business Owner participation in prior engagements, including the nature of the work performed and the percentage of contract value attributed to Small Business Owner partners or subconsultants. Firms that demonstrate a meaningful, substantiated, and ongoing commitment to Small Business Owner inclusion will be evaluated more favorably than those that address this requirement in a general or unsubstantiated manner.

10. Insurance Coverage and Risk Management Compliance

Firms will be evaluated on their ability to demonstrate current and adequate insurance coverage in accordance with the risk management standards of Dallas Independent School District. Evaluation will consider documentation of active errors and omissions insurance, general liability coverage, and any additional insurance types required by Dallas Independent School District. Submittals should include certificates of insurance or equivalent documentation confirming current coverage levels and policy terms. Firms that demonstrate comprehensive, well-maintained insurance coverage with limits and terms consistent with institutional-grade brokerage practice and the risk profile of public sector real estate transactions will be evaluated more favorably.

11. Disciplinary History and Professional Standing

Firms will be evaluated on their professional standing and record of ethical conduct within the real estate brokerage industry. Evaluation will consider whether the firm, its principals, or any proposed team members have a record of disciplinary action, license revocation, suspension, or material legal judgments related to real estate brokerage activities within the past five years. Firms must affirmatively certify their compliance with this requirement and provide a clear disclosure of any legal, regulatory, or disciplinary matters that may be relevant. Submittals that reflect a clean professional record free of material disciplinary history will satisfy this requirement, while any undisclosed or inadequately explained issues will result in an unfavorable evaluation under this criterion.

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