Industrial properties serve manufacturing, distribution, warehousing, and operations requiring specialized facilities beyond standard office or retail space. Whether you need warehouse distribution centers, manufacturing plants, or flex space combining warehouse and office, we help you find and lease industrial properties throughout Texas meeting your operational requirements, logistics needs, and budget constraints.
Warehouse facilities provide storage and distribution capabilities with loading docks, clear height for racking systems, truck access and parking, and minimal office space. Distribution centers serve e-commerce operations, third-party logistics, product distributors, wholesalers, and any business requiring significant storage and shipping capabilities. Modern distribution facilities feature 28-40 foot clear heights, extensive dock doors, cross-dock configurations, and advanced material handling systems.
Manufacturing properties provide production space with adequate power, specialized HVAC or environmental controls, heavy floor loading capacity, overhead cranes or material handling systems, and space for equipment, assembly lines, and production processes. Manufacturing facilities serve diverse industries from light assembly to heavy manufacturing requiring specialized infrastructure.
Flex buildings combine warehouse and office space in flexible configurations, typically with 20-50% office and 50-80% warehouse/industrial areas. Flex space serves businesses needing both administrative offices and warehouse, light manufacturing, or assembly space. These properties offer versatility for growing businesses with evolving space needs.
Specialized refrigerated facilities serve food distributors, restaurants, grocers, pharmaceutical companies, and any business requiring temperature-controlled storage. Cold storage facilities require specialized refrigeration systems, insulated construction, proper sealing and air curtains at dock doors, and adequate power for refrigeration equipment.
Heavy industrial properties support operations requiring substantial power, specialized environmental permits, heavy equipment, extensive outdoor storage or operations, and separation from residential areas. These facilities serve industries like metal fabrication, chemical processing, construction equipment, and other heavy industrial uses.
Industrial location affects logistics costs, delivery times, and operational efficiency. Highway access and proximity to major transportation corridors reduces shipping times and costs. Distance to ports, airports, or rail facilities matters for businesses with intermodal shipping needs. Proximity to suppliers and customers affects inventory management and delivery capabilities. Workforce availability and commute accessibility ensures you can staff operations. Consider your specific logistics requirements when evaluating locations.
Industrial building specifications dramatically affect operational suitability. Clear height of 18-40+ feet determines racking capacity and storage efficiency—higher ceilings allow more vertical storage. Column spacing of 40-60 feet provides flexibility for equipment layouts and racking configurations. Loading dock quantity and configuration must match your shipping and receiving volumes. Trailer parking and truck circulation space accommodates your fleet and vendors. Floor loading capacity must support your equipment, racking, and stored products. Adequate power capacity supports your equipment, lighting, HVAC, and operational needs.
Property site features affect functionality and future expansion potential. Adequate lot size provides truck circulation, parking, and potential expansion. Level sites reduce development costs and improve functionality. Proper drainage prevents flooding and water intrusion. Adequate utilities including water, sewer, power, and gas must be available with sufficient capacity. Zoning must permit your intended use and any required permits or approvals.
Industrial building age affects functionality, maintenance needs, and operating costs. Modern facilities (built within 15 years) typically feature optimal clear heights, energy-efficient systems, and current building codes. Older facilities may have lower ceilings, outdated systems, and deferred maintenance requiring capital investment. Evaluate building condition, remaining useful life of roof and systems, and maintenance requirements when comparing options.
Most industrial leases are triple net structures where tenants pay base rent plus all property operating expenses including property taxes, building insurance, and common area maintenance. Tenants also typically pay their own utilities, interior maintenance, and repairs. Triple net structures give tenants control over operating costs while requiring them to budget for taxes, insurance, and maintenance in addition to base rent.
Some industrial leases use modified gross structures where landlords pay some expenses like taxes and insurance while tenants pay others like utilities and interior maintenance. Modified gross structures simplify tenant budgeting by including some expenses in base rent while still requiring tenants to pay variable costs they control.
When leasing partial buildings in multi-tenant industrial parks, tenants pay their proportionate share of building expenses based on their percentage of total building square footage. For example, a tenant leasing 30% of a 100,000 square foot building pays 30% of property taxes, insurance, and common area maintenance.
Industrial tenant improvements vary dramatically by use and tenant requirements. Common improvements include office build-out within warehouse space, dock door additions or modifications, mezzanine construction for additional storage or office space, specialized flooring for equipment or operations, electrical upgrades for equipment power requirements, HVAC additions or modifications, compressed air systems, specialized lighting, security and access control systems, and equipment installation including cranes, racking, or production equipment.
Improvement costs range from minimal for warehouse users accepting vanilla shell space to $30-100+ per square foot for specialized manufacturing or operations requiring extensive modifications. Landlord improvement allowances for industrial space are typically lower than office space, often $0-15 per square foot, though allowances increase for longer lease terms or significant tenant improvements.
We begin by thoroughly understanding your operational requirements including required square footage for storage, production, or operations, clear height requirements for racking or equipment, loading dock quantities and configurations, power requirements for equipment and operations, specialized systems like compressed air, cranes, or environmental controls, office space requirements, truck and employee parking needs, and timeline for occupancy.
We research available industrial properties matching your specifications, analyze locations for logistics and workforce access, evaluate building suitability for your operations, identify properties before wide marketing when possible, and present options with objective assessments of operational fit and costs.
We coordinate property tours and site visits, evaluate building specifications against your requirements, assess dock configurations and truck access, review utility capacity and building systems, identify any needed improvements or modifications, and provide market context for understanding value.
We prepare detailed occupancy cost analyses including base rent, operating expense pass-throughs (taxes, insurance, CAM), utilities estimates based on your operations, tenant improvement costs and landlord allowances, equipment installation costs, and total occupancy cost projections. This analysis ensures complete understanding of financial obligations.
We negotiate comprehensive lease terms including competitive base rent and escalations, adequate tenant improvement allowances for required modifications, favorable operating expense structures and caps, appropriate lease terms balancing commitment with flexibility, renewal options at fair rates, expansion rights for business growth, use provisions accommodating your operations, and all other terms affecting your occupancy and costs.
Industrial rental rates vary by market, building specifications, and property characteristics. Rates are quoted as dollars per square foot annually. Older warehouse space with lower ceilings typically rents for $4-8 per square foot annually. Modern warehouse with 24-30 foot clear heights typically ranges $6-12 per square foot annually. Premium distribution centers with 32-40 foot clear heights rent for $8-15 per square foot annually. Flex space combining office and warehouse typically ranges $8-14 per square foot annually. Manufacturing space ranges $6-12 per square foot depending on specifications and improvements. Specialized facilities like cold storage command premium rents of $12-20+ per square foot annually.
Texas offers extensive industrial inventory across major markets. Houston provides the largest industrial market in Texas with extensive warehouse, distribution, and manufacturing facilities serving petrochemical, energy, port, and distribution sectors. Dallas-Fort Worth offers massive distribution and logistics infrastructure serving national distribution with central US location. San Antonio serves logistics, military, and manufacturing sectors. Austin’s growing industrial market serves technology manufacturing and distribution. Other Texas markets offer industrial space serving regional distribution and manufacturing needs.
Industrial leasing requires technical knowledge of building systems, specifications, and operational requirements most businesses lack. We provide comprehensive industrial leasing services including operational requirements analysis, property identification and site selection, technical evaluation of building specifications, logistics and location analysis, lease negotiation protecting your interests, tenant improvement planning and coordination, and transaction management through occupancy.
Our tenant representation services are typically compensated by landlords, providing you professional representation at no direct cost.
Ready to find industrial space for your operations? Contact us to discuss your requirements, operational specifications, and location preferences. We’ll identify suitable properties, evaluate building specifications, and negotiate lease terms supporting your business operations and growth.
Leasing Managers
