The Base Realignment and Closure (BRAC) Program Management Office (PMO) is responsible for the disposition, lease, and disposal of federally owned real estate made available through BRAC actions. These properties often present unique challenges, including complex environmental conditions, varied community redevelopment needs, and regulatory requirements that differ for each disposition type. 

Emax’s financial and real estate professionals support BRAC PMO by providing valuation expertise, analytical expertise, and transactional support to ensure that property conveyances deliver maximum value and comply with all federal regulations. Emax’s work spans from valuation to conveyance strategy,  market research,  and negotiation support, in addition to environmental consideration analysis and the execution of federal real estate transactions. 

Challenge 

The BRAC PMO oversees a diverse and highly constrained property portfolio. Disposal actions must be executed in a way that: 

• Maximizes value to the Department of the Navy (DON) and federal taxpayers 

• Navigates complex federal real estate regulations 

• Accounts for significant and varied environmental conditions 

• Aligns with community redevelopment objectives and legal requirements 

Specific challenges include: 

• Valuing properties with significant environmental issues, which can influence cleanup strategies and materially reduce value and marketability. 

• Determining appropriate conveyance mechanisms, such as no-cost Economic Development Conveyances (EDCs), Public Benefit Conveyances (PBCs), negotiated sales, or public auctions. 

• Managing post-conveyance obligations, including monitoring of prior agreements, enforcement actions, and re-evaluations. 

• Negotiating transactions that balance financial outcomes, statutory requirements, and the interests of all stakeholders. 

• Coordinating with local governments, redevelopment agencies, and other federal entities to structure transfers that are both legally compliant and cost effective. 

To advance remaining BRAC property disposals, the PMO requires specialized financial, transactional, and analytical support that integrates valuation, environmental considerations, market conditions, and regulatory compliance. 

Approach 

Emax provides comprehensive analytical and transactional support to strengthen BRAC PMO’s ability to plan, negotiate, and execute federal real property disposals. 

1. Real Property Valuation and Market Analysis 

• The Emax team conducts valuation analyses which consider market conditions, highest-and-best-use scenarios, and environmental constraints. 

• The Emax team performs market and economic research to inform potential disposal and conveyance strategies. 

• The Emax team assesses local real estate dynamics, redevelopment potential, and community interest. 

2. Conveyance Strategy Development 

• The Emax team valuates applicable conveyance mechanisms, including: 

• No-cost Economic Development Conveyances (EDCs) 

• Public Benefit Conveyances (PBCs) 

• Negotiated sales 

• Public sales and auctions 

• The Emax team recommends the most advantageous approach based on property conditions, legal requirements, market demand, in addition to various and DON objectives. 

3. Environmental Impact Evaluation 

• The Emax team assesses the impact of environmental conditions on property value, redevelopment feasibility, and transaction structure. 

• The Emax team supports DON in aligning cleanup strategies with both disposal timelines and market expectations. 

• The Emax team identifies risk factors and integrates them into valuation and negotiation strategies. 

4. Transaction Negotiation and Execution 

• The Emax team participates in the planning, negotiation, and execution of complex federal real estate transactions. 

• The Emax team ensures compliance with federal real property regulations, BRAC statutes, and DON policy requirements. 

• The Emax team negotiates terms that maximize value or cost savings for DON, including post-conveyance obligations and enforcement actions. 

5. Post-Conveyance and Agreement Management 

• The Emax team assists in managing and assessing post-conveyance actions required under prior agreements. 

• The Emax team reviews ongoing compliance obligations to protect federal interests and mitigate risk. 

• The Emax team supports the resolution of issues that arise during long-term monitoring. 

Impact 

Emax’s support strengthens BRAC PMO’s ability to delive, value-driven real property disposals. Key outcomes include: 

• Increased return and cost savings through informed valuations and strategic negotiation. 

• Selection of optimal conveyance mechanisms, ensuring efficiency, compliance, and alignment with DON objectives. 

• Improved accuracy in property valuation, accounting for both environmental and market conditions. 

• Accelerated and more effective transaction execution, supported by structured documentation, analysis, and negotiation support. 

• Reduced federal risk exposure through compliance assurance and post-conveyance oversight. 

• Greater strategic clarity, enabling leadership to make informed decisions on remaining BRAC properties and future actions. 

Through this work, Emax enhances BRAC PMO’s ability to steward federal real property responsibly, efficiently, and in a way that delivers maximum long-term value to both the Department of the Navy and the American public.