"Most economists think the recession is over, but people are afraid to spend money as unemployment keeps going up, which creates problems for every sector of the real estate market," says Tim Becker, director of the Gainesville-based center. "Florida was the first one into the recession and it's probably going to be the last one out."

The survey shows that commercial real estate is the weakest sector of the economy, with no improvement expected until the job market turns around, Becker says. Struggling retailers are asking landlords for rent abatements and are deciding not to renew leases or closing stores outright, he says, though discounters appear to be weathering the tough times.

Vacant storefronts may also be an indication that some merchants have traded up to space at fancier venues with more favorable rents than were available in better years, he adds. "One of our respondents said that the old adage of 'location, location, location' really means something right now in the ability to lease at premiere locations," he says. "It's the second-tier properties that are struggling."