When a monthly contract tenant finally renewed at a number I actually asked for

The framing here is that you finally did the thing and it worked out, but I'd push back on treating this as a win with a clean ending. You're still at 30 spaces unfilled on a 40-space lot near a courthouse, which is the actual problem. Monthly contracts at $110 are fine but you're pricing a parking lot like it's a residential lease renewal situation, one rate card sent once a year, and that's leaving the real money alone. Surface lots near county buildings have genuinely predictable demand spikes, jury selection weeks, filing deadlines, criminal docket days, and if you're not doing any transient pricing that responds to those you're just watching people circle and leave or walk two blocks to pay more somewhere with a gate and a sign.

I've got a house on a corner lot in a mid-size Midwest city where I ran a gravel overflow lot informally for about eight months before I understood that the calendar was doing all the work for me. Thursdays and Fridays near any government building are not the same as Tuesdays. The $180 you're averaging from two transient spaces on weekday overflow is the number I'd be staring at, not the contract renewal. Even going from $180 combined to $280 by being deliberate about which days you open those spaces and what you post on the sign is another $1,200 a year. The contracts gave you a psychological win but the lot's structure is still basically the same as it was in 2022. That's the thing I'd be working on now.

Courthouse adjacency is its own little pricing bubble and Ohio is no joke for it right now. County employee parking demand in secondary markets like that has been creeping up since hybrid schedules started compressing the days people actually commute, which means the people who do park are stickier than they used to be. I've seen similar inertia on my end, not parking but a commercial lease in a mid-size Ohio market where I talked myself out of a reset for almost two years because the tenant was quiet and paid on time, and that quietness read like stability when it was really just me avoiding the conversation. The one who came back in April after the competitor raised is the tell, $110 wasn't even the ceiling, it was just the first real number you asked for. Worth knowing what that lot across the street landed at before you reprice again.

The $25 jump from $85 to $110 is actually pretty modest for courthouse adjacency. I repriced a 22-space lot in Akron last year from $95 to $130 and only lost one, a guy who had a cousin with a driveway two blocks over. The tenants who actually need to be near the building for work will absorb more than you think before they'll deal with the hassle of finding something else.