Find the Right Commercial Space in Houston, TX.
Securing the right commercial space is one of the most critical decisions a business will ever make. We transform that challenge into a strategic opportunity — aligning your space with your community, customers, and long-term growth.
We don't just find space.
We find the right space.
When representing tenants, we take time to understand your business model, customer profile, and vision for the future — identifying spaces that maximize visibility, accessibility, and operational efficiency.
Whether you're a retailer seeking high-traffic corridors, a professional office needing prestige, or an industrial operator requiring logistical advantages, we tailor strategy to your unique needs.
Our Value-Added Approach
- Professional Representation — Your advocate in every negotiation, every step.
- Market Knowledge — Extensive Texas expertise guiding you to the best opportunities.
- Research & Education — Data-driven insights and demographic analysis for confident decisions.
- Custom Process — Adapted to your objectives, budget, and timeline.
8 steps to your ideal space.
Define Objectives
Clarify business goals, space requirements, growth projections, and financial targets.
Market & Location Analysis
Evaluate market conditions, location requirements, and timeline.
Market Study & Tours
Targeted survey of available properties with on-site tours.
Request for Proposals
Solicit proposals from landlords to create negotiation leverage.
Financial Analysis
Compare rent, operating expenses, and improvement allowances.
Negotiations
Secure the most favorable lease terms, allowances, and protections.
Lease Execution
Guide you through documentation with accuracy and clarity.
Ongoing Review
Continuous support for renewals, expansions, and portfolio management.
Three metros. Three negotiation strategies.
The leverage a tenant has on any given day is set by local vacancy, absorption, and asset class. Our approach adapts to what the market will actually bear \u2014 not what a generic playbook says.
Diverse asset base, energy-cycle leverage.
Houston's diverse Class A, B, and sublease inventory \u2014 plus energy-sector cyclicality \u2014 creates real negotiation room on older stock. With Class A averaging $30.74/SF and industrial anchored near $10.67/SF for seven consecutive quarters, tenants negotiating today can still push hard on TI, free rent, and base-rent abatement, especially in Energy Corridor and West Houston.
Active submarkets: Energy Corridor, Galleria/Uptown, The Woodlands, Katy, Sugar Land.
Corporate absorption tightens premium, opens secondary.
With 24 Fortune 500 HQs and 100+ corporate relocations between 2018 and 2024, Dallas's premium submarkets (Uptown, Frisco) clear quickly at asking. But that same absorption leaves secondary corridors with genuine leverage \u2014 we've negotiated 20%+ TI upgrades and substantial free rent in Irving/Las Colinas and Arlington when premium options were fully priced.
Active submarkets: Uptown, Irving/Las Colinas, Plano, Frisco, Arlington.
Tight market \u2014 timing and submarket beat tactics.
Austin retail vacancy sits at 3.4% with office pricing at $45+/SF \u2014 the tightest conditions in Texas. Classic negotiation leverage is limited, so our work focuses on being in the market 12\u201318 months early, identifying sublease and off-market spaces before they list, and negotiating renewal terms well before expiration. Waiting until you need space is the expensive mistake in Austin.
Active submarkets: Downtown, The Domain, Round Rock, Cedar Park, Georgetown.
Tenant Representation — your questions, answered.
Why use a tenant rep instead of calling the listing agent?
The listing agent works for the landlord. A tenant rep works for you — no split loyalty. That translates into harder negotiation on base rent, larger TI allowances, stronger kick-out and assignment rights, and lease language that protects you if your business shifts. The landlord pays our commission in almost every Texas commercial lease, so representation is effectively free to you.
When should we engage you?
For a new lease, 9–12 months before occupancy — earlier in tight markets like Austin. For a renewal, 12–18 months before expiration. Once the landlord knows you're out of options, leverage evaporates. Short timelines still work, but they show up in the final terms.
What is TI allowance and how do you maximize it?
TI is the dollars-per-SF the landlord contributes to build out or refresh your space. Typical Texas range: $25–75/SF for office, $10–40/SF for retail, depending on asset class and lease term. We benchmark against current deal comps we've executed, then tie the ask to lease term, guaranty structure, and rent escalations to maximize willingness.
Can you handle multi-market Texas strategies?
Yes. We run simultaneous tenant requirements in Houston, Dallas, and Austin for clients doing regional retail expansion or satellite-office rollouts. We coordinate comps, timing, and lease-structure standardization across all three metros so the organization gets consistent economics and defensible rent-per-SF.
What does tenant representation cost me?
In standard Texas commercial leasing, nothing. The landlord pays tenant-broker commissions through the listing agreement — typically 4–6% of total lease value split between sides. For unusual engagements (sublease negotiations, lease auditing, portfolio-level advisory), we occasionally structure fee arrangements, always disclosed upfront.
Do you audit existing leases?
Yes. We regularly audit operating-expense pass-throughs, CAM reconciliations, and escalation calculations for tenants who inherited leases or suspect overcharging. Recoveries on a single lease audit often exceed annual broker fees on the entire portfolio.