Austin Commercial Sites helps companies find, lease, and buy office space in Austin, and helps owners lease or sell office property. For tenants and buyers, our service is usually free because the landlord or seller pays the brokerage fee. Tristen Palori, a licensed commercial real estate agent with Foresite Commercial Real Estate, handles each search from the first call through lease signing.
Who we help with Austin office space
- Tenants from small professional firms needing under 1,000 square feet to growing companies leasing a full floor. We also help with renewals, expansions, and subleases.
- Buyers purchasing an office building or office condo for their own business, which many owner-users prefer to paying rent.
- Landlords and owners who need to lease vacant suites or sell an office property. See landlord representation.
Medical and healthcare users have different requirements. See our medical office page.
What matters when leasing office space in Austin
Full service gross vs. NNN
Most multi-tenant Austin office is quoted on a full service gross basis, where rent includes taxes, insurance, and operating costs above a base year. Smaller and suburban buildings are sometimes quoted NNN or modified gross. We convert every option to a total annual cost so you can compare fairly.
Tenant improvements and free rent
Landlords often fund an improvement allowance to rebuild or refresh a suite, and may add free rent at the start of the lease. The amount depends on the term, the suite’s condition, and the building. Spec suites and furnished space can get you in fast with little construction.
Size and layout
Count private offices, workstations, conference rooms, and support space before touring. Load factor (the share of common areas added to your usable square feet) varies by building and affects what you pay.
Parking, access, and amenities
Downtown and the Domain usually charge for structured parking, while suburban buildings often include surface parking. Commute times for your team, transit access, and building amenities belong in the comparison.
Lease flexibility
We negotiate renewal and expansion options, sublease and assignment rights, caps on operating expense increases, and early termination rights where available.
Austin office submarkets
- Downtown (CBD): high-rise office near the Capitol, Lady Bird Lake, and the Rainey and Seaholm districts.
- The Domain and North Burnet: a large concentration of newer office near shopping and dining.
- Northwest: the Arboretum, Great Hills, and the US 183 and Loop 360 corridors.
- Southwest: Loop 360, Barton Creek, Westlake, and the MoPac and William Cannon area.
- Central and East: smaller creative and neighborhood office along Burnet Road, Lamar, and East Austin.
- Suburban: Round Rock, Cedar Park, Georgetown, and Bee Cave, which often suit owner-users and local service firms.
How our office process works
- Needs review. We cover headcount, growth plans, budget, timing, and location, and build a rough space plan.
- Market survey. We compile every available option that fits, including sublease space, into a custom report with maps and floor plans.
- Tours. We narrow the list and tour the best options with you.
- Proposals and negotiation. We request proposals from several landlords at once so they compete, then negotiate rent, improvements, free rent, and lease terms.
- Lease execution. We review the lease with you and your attorney and coordinate with the landlord through construction and move-in. For a purchase, we manage the contract, due diligence, and closing.
More detail is on our tenant and buyer representation page.
What it costs
Tenants and buyers typically pay nothing for representation, since the landlord or seller pays the commission and it is already built into the building’s leasing budget. Owners listing office property pay a commission set in the listing agreement, due at lease signing or closing.
Ready to see options? Contact us or call 512-580-7800 for a free market survey.
Considering other property types? See retail, industrial, or specialty property.
See it in action
Every option on one interactive map.
We put every fitting site, on and off market, on a live map with rent, size, flyers, and demographics so you can compare real options side by side.
FAQ
Frequently asked questions
How far ahead should I start looking for office space in Austin?
For move-in ready or sublease space, 2 to 3 months can be enough. If the space needs interior construction, start 5 to 8 months before you need to move, and earlier for larger offices.
How long is a typical office lease in Austin?
Most office leases are 3 to 5 years, though 1 to 2 year terms are possible in smaller or furnished suites. Landlords usually offer better rates and more improvement dollars for longer terms.
How much office space do I need?
As a rough guide, small teams use about 150 to 250 square feet per person, depending on how many private offices, conference rooms, and open seats you want. We help you build a space plan before you tour.
Who pays the broker when I lease office space?
In most Austin office leases the landlord pays the commission, so representation costs the tenant nothing. Our duty is still to you, not the building.
Do you represent office landlords?
Yes. We lease and sell office buildings and suites for Austin owners. See our landlord representation page for details.
Keep exploring
Areas we cover
Guides and tools