Finding the right office space affects employee productivity, client impressions, recruitment success, and your bottom line. Whether you need executive suites, traditional office space, creative lofts, or corporate headquarters, we help you find and lease office properties throughout Texas that meet your operational requirements, budget, and location preferences.
Class A properties represent the highest quality office buildings with premium locations in central business districts, modern construction or extensively renovated buildings, high-quality finishes and building systems, professional management and maintenance, impressive lobbies and common areas, and premium amenities including fitness centers, conference facilities, and food service. Class A space commands premium rents but provides prestige, functionality, and employee satisfaction justifying the investment for many businesses.
Class B properties offer good quality space at more affordable rates than Class A buildings. These properties typically feature solid construction and maintenance, functional layouts and building systems, adequate parking and amenities, good but not premium locations, and competitive rental rates. Class B space provides good value for businesses prioritizing functionality over prestige.
Class C properties provide basic functional office space at the most affordable rates. These buildings typically feature older construction, minimal amenities, basic finishes and systems, and less prestigious locations. Class C space serves startups, small businesses, back-office operations, and any tenant prioritizing low occupancy costs over building quality.
Converted warehouses and industrial buildings in urban areas offer unique office environments with exposed brick and ductwork, high ceilings and open layouts, large windows and natural light, and industrial character. Creative office space appeals to technology companies, creative agencies, startups, and businesses valuing unique environments over traditional office aesthetics.
Executive suite operators provide furnished office space with shared reception, conference rooms, and amenities on flexible terms. These turnkey solutions work well for small businesses, satellite offices, project teams, and anyone needing immediate occupancy without build-out costs or long-term commitments.
Medical office buildings serve healthcare providers with specialized infrastructure including exam room configurations, medical gas and plumbing systems, HIPAA-compliant layouts, specialized HVAC, and higher parking ratios. Medical space leasing involves unique considerations including regulatory compliance, patient accessibility, and specialized improvement requirements.
Office location affects employee commutes, client access, recruiting success, and company image. Central business district locations provide prestige and public transit access but command premium rents and may involve difficult parking. Suburban locations offer easier car access, more parking, and lower rents but may lack walkable amenities and public transit. Consider employee commute patterns, client meeting frequency, workforce accessibility, parking availability and costs, and public transportation access when evaluating locations.
Office space requirements depend on headcount, work patterns, collaboration needs, and space density standards. Traditional offices allocate 150-250 square feet per employee including private offices, workstations, conference rooms, and support spaces. Open plan offices allocate 100-150 square feet per employee with mostly open workstations. Dense layouts allocate 75-100 square feet per employee with minimal private offices. Calculate your actual space needs based on current headcount plus reasonable growth projections to avoid leasing too much or too little space.
Commercial office leases charge rent based on rentable square feet, which includes your usable space plus your proportionate share of common areas like lobbies, corridors, and restrooms. The load factor or add-on factor, typically 10-20%, represents the difference between usable and rentable square feet. Understanding this distinction prevents surprises about actual usable space versus what you’re paying for.
Adequate parking affects employee satisfaction and your ability to attract talent. Office properties typically provide 3-5 parking spaces per 1,000 square feet of office space, though ratios vary by location and building. Urban properties often have less parking than suburban buildings. Determine your actual parking needs based on employee count and work patterns, then verify properties provide adequate parking or accessible alternatives.
Modern businesses require robust building infrastructure including adequate power capacity for computers, servers, and equipment, HVAC systems maintaining comfortable temperatures and air quality, high-speed internet and telecommunications infrastructure, elevator capacity and reliability in multi-story buildings, and building security and access control systems. Older Class B and C buildings may have outdated systems requiring evaluation.
Building amenities affect employee satisfaction and productivity including on-site food service or nearby restaurants, fitness centers and wellness facilities, conference facilities for client meetings, building security and after-hours access, on-site management and maintenance, and common areas and outdoor spaces. While amenities add value, they also affect occupancy costs through higher rent or CAM charges.
Full service or gross leases include all operating expenses in quoted rent. Landlords pay property taxes, insurance, utilities, janitorial, and common area maintenance from rent proceeds. Tenants pay single monthly amounts covering rent and all expenses. Full service leases simplify budgeting but may include expense stops or base years requiring tenants to pay expense increases above baseline amounts.
Modified gross leases establish base year operating expenses with tenants paying increases above base years. For example, if Year 1 expenses are $8 per square foot, tenants pay increases if expenses rise to $9 per square foot in later years. Modified gross structures protect landlords from expense increases while providing tenants some expense predictability.
Triple net (NNN) leases require tenants to pay base rent plus their proportionate share of all property operating expenses including taxes, insurance, and common area maintenance. Tenants pay separate monthly CAM charges in addition to base rent. Triple net structures give landlords expense pass-through while tenants have exposure to operating cost increases.
Most office spaces require improvements to suit tenant needs. Standard improvements include demising walls creating private offices and conference rooms, doors, frames, and hardware, flooring (carpet, tile, or other finishes), paint and wall finishes, electrical and data cabling, lighting fixtures, HVAC modifications, and signage. Improvement costs typically range $30-100+ per square foot depending on finish quality and extent of work required.
Landlords often provide tenant improvement allowances of $20-60+ per square foot toward improvement costs. Negotiating adequate allowances dramatically affects your upfront capital requirements. We help you estimate actual improvement costs through contractor quotes, then negotiate with landlords to provide sufficient allowances minimizing your out-of-pocket investment.
We start by understanding your space needs including required square footage based on headcount and space standards, location preferences and commute considerations, budget parameters for rent and total occupancy costs, must-have features like private offices, conference rooms, or open areas, parking requirements for employees and visitors, timeline for occupancy, and growth projections affecting future space needs.
We research available office space matching your criteria, analyze current market conditions affecting pricing and terms, identify properties before wide marketing when possible, and present options with objective assessments of advantages and disadvantages.
We coordinate property tours, evaluate whether spaces meet operational requirements, assess building quality, management, and tenant mix, identify potential concerns or issues, and provide market context for understanding value.
We prepare detailed occupancy cost analyses including base rent calculations, operating expense estimates or passthroughs, parking costs, tenant improvement costs and landlord allowances, moving and IT setup costs, and total occupancy cost comparisons across options. This analysis ensures complete understanding of financial obligations.
We negotiate comprehensive lease terms including competitive base rent and escalations, adequate tenant improvement allowances, favorable operating expense structures, renewal options at fair rates, expansion rights for growth, appropriate use provisions, and all other lease terms affecting your occupancy and costs.
Office rental rates vary significantly by market, location, building class, and space size. Rates are typically quoted as dollars per square foot annually. Class C suburban space typically rents for $15-25 per square foot annually. Class B suburban and urban space typically ranges $20-35 per square foot annually. Class A suburban space typically ranges $28-40 per square foot annually. Class A central business district space commands $35-60+ per square foot annually. Premium Class A trophy buildings in prime locations rent for $50-80+ per square foot annually.
We provide office space leasing services throughout Texas including Houston with extensive office inventory in Galleria, Greenway, Energy Corridor, and Downtown areas, Dallas-Fort Worth with major office markets in Dallas CBD, Uptown, Las Colinas, and suburban corridors, Austin serving growing technology sector with downtown and suburban office space, San Antonio offering office space serving healthcare, military, tourism, and business services, and other Texas markets with office space needs.
Office space searches and lease negotiations are complex requiring market knowledge, property expertise, and negotiation skills most businesses don’t have in-house. We provide comprehensive office leasing services including requirements analysis and space planning, market research and property identification, property tours and evaluations, financial analysis and cost projections, lease negotiation protecting your interests, coordination with architects and contractors on improvements, and transaction management through occupancy.
Our tenant representation services are typically compensated by landlords through lease commissions, providing you professional representation at no direct cost.
Ready to find office space for your business? Contact us to discuss your requirements, timeline, and budget. We’ll identify suitable properties, coordinate tours, analyze costs, and negotiate favorable lease terms positioning your business for success.
Leasing Managers
