Austin Commercial Sites represents businesses that are leasing or buying commercial space in Austin, TX. We find the options, negotiate the deal, and work only for you. The landlord or seller pays our fee, so in most cases our representation costs you nothing.
Tristen Palori leads the team as the Austin arm of Foresite Commercial Real Estate. We focus on medical office, retail, office, and industrial space across the Austin metro.
What a tenant rep broker does for you
A landlord’s listing broker is paid to get the best deal for the landlord. A tenant representation broker is on the other side of the table, working for the business that will sign the lease. In practice that means we:
- Find every realistic option, including space that is coming available, off market, or not yet listed online.
- Compare true occupancy cost, not just asking rent: operating expenses (NNN), escalations, tenant improvement (TI) allowance, free rent, and buildout cost.
- Negotiate the letter of intent and lease terms that protect you: rent commencement, exclusive use, renewal options, CAM caps, assignment rights, and personal guarantee limits.
- Manage the timeline from first call to keys, alongside your attorney, architect, and contractor.
Buyer representation
The same approach applies when you want to own. We help owner-users and investors buy office, retail, medical, and industrial buildings in Austin: searching on and off market, pulling comparable sales, negotiating price and terms, and managing due diligence through closing. In most sales the seller pays the buyer’s broker.
Who pays the broker fee
For most Austin commercial leases, the landlord pays the commission. Landlords budget for it because a represented tenant is a qualified tenant and the deal is more likely to close. If a landlord will not pay, we tell you up front and agree on how to handle it before you commit to anything. Read the full answer in who pays the commercial real estate broker fee in Austin.
Why work with us
- Austin only. We work this market every day, so we know which landlords negotiate, which buildings have problems, and what concessions are realistic.
- Data first. Every search starts with demographics, traffic, and competition for your target customers, not just a list of vacancies.
- Specialists in medical and retail. These uses have the most expensive mistakes: plumbing, zoning, parking ratios, exclusives, and buildout. See our medical office and retail pages.
Already in a space with a lease ending in the next two years? See lease renewal help.
Own a building instead? See landlord representation.
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
What is a tenant representation broker?
A tenant representation broker is a commercial real estate agent who works only for the business leasing space, not for the landlord. They find options, compare costs, negotiate the lease, and manage the process to move-in.
How much does a tenant rep broker cost in Austin?
Usually nothing. In most Austin commercial leases the landlord pays the tenant's broker out of the leasing commission it has already budgeted, so the tenant pays no fee. The same is true of most sales, where the seller pays the buyer's broker.
Do I have to sign a contract with a tenant rep broker?
We ask for a short written representation agreement before we contact landlords on your behalf. It spells out who pays the fee and does not lock you in for years.
When should I start looking for commercial space in Austin?
Start 9 to 18 months before you need to open. Finding space takes one to three months, negotiation another one to two, and buildout three to six or more. Medical and restaurant uses sit at the long end.
Can a tenant rep broker help with a lease renewal?
Yes. If your lease expires within the next 12 to 24 months, a broker can show the landlord you have real alternatives, which is usually what gets better renewal terms.
What types of space does Austin Commercial Sites help tenants with?
Medical office, retail, office, and industrial or warehouse space across Austin, Round Rock, Cedar Park, Georgetown, Pflugerville, Kyle, Buda, Dripping Springs, and the rest of the metro.