With over 40 years of experience
I help my clients to increase the value of their real estate.

My services

Commercial Brokerage

As a commercial real estate broker I assist businesses in developing a real estate strategy as an important component of their business plan. I locate the best places for them to conduct their business and then skillfully negotiate their lease and business terms to lower their occupancy costs. More information...


As a consultant I work with commercial real estate companies to reorganize for efficiencies, evaluate staffing and leadership transitions and develop operational plans to effectively develop, operate, market and lease properties and increase their cash flow and enhance values. More information...


As an educator I design and present programs for company’s employees and seminar attendees that will enable commercial real estate professionals to more effectively market, lease, manage and develop properties and enhance their cash flow and value. More information...

About me

Richard Muhlebach Photo

Richard Muhlebach

I have over 50 years’ experience in real estate industry. I'm a Consultant, Commercial Broker, and national and international Educator and Instructor. I'm also an co-author of 24 books and over 131 articles.

I have earned the following real estate professional designations:

Counselor of Real Estate (CRE)

Counselors of Real Estate

Certified Property Manager (CPM)

Institute of Real Estate Management

Certified Retail Property Executive (CRX)

International Council of Shopping Centers

Certified Shopping Center Manager (CSM)

International Council of Shopping Centers

Real Property Administrator (RPA)

Building Owners and Managers Association

I maintain an active real estate broker's license in the following states:

  • California - License Number: 00402509
  • Washington - License Number: 12737


I found that Richard has the experience, wisdom and ability to thoroughly know his markets and arrive at the right solutions and say just the right things to both landlords and tenants to make real estate transactions as painless as possible. Without hesitation I would recommend Richard to any retailers looking for a seasoned professional real estate broker.”

- Sheri Kastner - National Real Estate Director, Red Mango Yogurt and Smoothies, Woodstock, New York

Richard Is an outstanding commercial real estate broker and I will never use anyone else. He helped me successfully negotiate two new locations through many challenges and obstacles. His determination and expertise were the only reason these locations were successfully obtained.”

- Rob Owen - Franchisee Business Owner, Bellevue, Washington

Newest publications

Troubled Properties: A Practical Guide For Turning Around Troubled Assets

Written by: Lawrence W. Baiamonte, CPM®; John N. Gallagher, CPM®; Kenneth Goodacre, CPM®; Kathleen M. Harmon, CPM®; ARM®; Richard F. Muhlebach, CPM®
Richard Muhlebach - Troubled Properties Cover - IREM

Turning around a troubled property ranks among the greatest management challenges that a real estate manager will encounter in their career. While there is no one-size-fits-all template for managing troubled properties or working as a consultant, this Key Report provides solutions and a frame of reference for some of the most common challenges.

Regardless of skill level, real estate managers will find guidance in all key areas when working toward the end goal-turning around a troubled asset.

Pub date: 2011 Softcover, 144 pages ISBN-10 is:1-57203-168-9 ISBN-13 is: 978-157203-168-5

Managing Your Maintenance Programs: A Guide to Implementing Cost-Effective Plans for Properties

Written by Brad J. Ashley, CPM; John N. Gallagher, CPM; Mary Jayne Howard, CPM; Richard F. Muhlebach, CPM; and Lee A. Whitman, CPM
Richard Muhlebach - Managing Your Maintenance Programs - IREM

Creating a maintenance management program is a responsibility that impacts every aspect of managing, operating, marketing and leasing a property. Having a proactive plan in place to keep buildings well maintained not only enhances the appearance and value of properties, it allows a property manager to address vital maintenance issues, such as expenses, contract agreements, inspections and communication with building occupants and owners.

Pub date: 2010 Softcover, 134 pages plus CD ISBN: 978-1-57203-181-4