Free tool
Commercial lease cost calculator
The asking rent is not what you pay. Enter a quote to see the real monthly cost, the total over the lease, and what the buildout will cost you after the landlord's allowance.
The fastest way to compare commercial spaces in Austin is total occupancy cost: base rent plus operating expenses, adjusted for rent increases, free rent, and how much of the buildout you pay yourself. Two spaces with the same asking rent can differ by tens of thousands of dollars once those are included.
How to use the numbers
- Compare NNN and full service quotes on the same basis. A full service rate already includes operating expenses; a NNN rate does not.
- Look at the total, not year one. A lower starting rent with larger increases can cost more over a five or ten year term.
- Negotiate the allowance and free rent. In many deals these move total cost more than a small change in base rent. See tenant representation.
Not sure what terms are realistic? Read the glossary or who pays the broker fee.
FAQ
Frequently asked questions
How do I calculate the true monthly cost of a commercial lease?
Add base rent and the operating expense charges (NNN or CAM), multiply by the square footage, and divide the annual total by 12. Then account for annual rent increases, any free rent, and the buildout cost the landlord's allowance does not cover.
What does NNN mean on a lease quote?
In a triple net (NNN) lease the tenant pays base rent plus its share of the property's taxes, insurance, and common area maintenance. A $28 NNN quote with $10 of NNN charges costs about $38 per square foot per year in total.
Is this calculator's result exact?
No. It is an estimate for comparing spaces. Operating expenses change each year, and leases differ on how increases, allowances, and free rent work. A tenant representative can model a specific lease for you.