----- Current Listings
Commercial Properties For Lease in Austin, Texas
Available commercial space for lease across Central Texas — medical and professional office, retail, industrial and flex — in Austin, Round Rock, Cedar Park, Georgetown, Leander, Kyle, Buda, San Marcos and the surrounding market.
Brian Novy represents tenants and buyers. Not the building. That means the terms negotiated on your lease are yours, and it costs you nothing — in nearly every commercial lease, the property owner pays the brokerage commission.
The listings below are what’s currently available through this office. A large share of Central Texas space never gets marketed publicly, so if nothing here fits your size, timing or submarket, reach out and Brian will go find what does.
OFFICE SPACE FOR LEASE
- For Lease
1609 Shoal Creek
Austin, TX
78701
7198 square feet
Contact Brian for more information
MESA OAKS - FOR SALE / LEASE - BLDG 1
- For Lease, For Sale
5920 W William Cannon Dr, Ste 150
Austin, TX
78749
3698 square feet
$25.00 PSF plus NNN
Sale Price: $1,423,730
GEORGETOWN COMMONS
- For Lease
211 FM 971
Georgetown, TX
78626
1452 square feet
$30-32 PSF annually +$12 PSF NNN (est.)
MEDICAL / OFFICE SPACE AVAILABLE
- For Lease, For Sale
8105 Shoal Creek Blvd
Austin, TX
78757
3388 square feet
$20.00 PSF Annually Plus NNN
Sale Price: $2,600,000 (TCAD)
Leasing Commercial Space in Central Texas
How the process actually runs
- Requirement Square footage, must-have location, parking ratio, timing, and a realistic budget including operating expenses — not just base rent.
- Market survey and tours A written survey of what fits, including space that hasn’t been listed yet, then tours of the short list.
- Letter of intent Where the deal is actually won. Rent, term, free rent, improvement allowance, renewal and expansion options, and who pays for what all get set here — before attorneys are involved.
- Lease negotiation and review The LOI becomes a lease. This is the point to have a real estate attorney read it; Brian will tell you which provisions are worth spending legal fees on.
- Construction and occupancy Permitting, buildout, and a delivery date that holds. For medical and dental space this stage runs longest — plumbing, gas, lead shielding and ADA clearances all add time.
What to plan for on timing
For second-generation space needing only cosmetic work, budget three to five months from starting the search to opening the doors. For a full buildout — a new dental or medical suite, a restaurant, a lab — eight to twelve months is more realistic once permitting and construction are counted. Starting late is the single most expensive mistake a tenant makes, because it removes the ability to walk away.
Common Questions About Leasing
What does it cost to use a tenant representative?
In nearly every commercial lease transaction, the property owner pays the brokerage commission, and it is split between the listing broker and the broker representing the tenant. If you tour without representation, that money doesn’t come back to you — it simply stays on the other side of the table.
What is a TI allowance, and what should I expect?
What’s the difference between a gross lease and a NNN lease?
How much space do I actually need?
Should I lease or should I buy?
Will I have to sign a personal guaranty?
/faq/ — commission, TI allowance, gross vs. NNN, and personal guaranty. They’re rewritten rather than copied, but read them side by side so the two pages stay distinct. When Rank Math generates FAQ schema later, mark up one location per question, not both.What is a TI allowance, and what should I expect?
A Tenant Improvement allowance is money the property owner contributes toward finishing out your space. Second-generation space typically gets enough for new flooring and paint. Shell space, or a use requiring heavy plumbing and electrical such as dental or medical, requires a much larger number — and the allowance is negotiable, along with who controls the construction.
Improved property is a quicker process: get it inspected, confirm the zoning, check the title, and evaluate the cost to renovate.
What's the difference between a gross lease and a NNN lease?
In a gross lease the tenant pays one flat amount and the owner covers most operating expenses. In a triple net lease the tenant pays base rent plus a proportionate share of taxes, insurance and common area maintenance. A NNN quote is always lower than a gross quote for the same space — comparing the two without adding the NNN load is how tenants end up over budget.
How much space do I actually need?
Should I lease or should I buy?
Will I have to sign a personal guaranty?
/faq/ — commission, TI allowance, gross vs. NNN, and personal guaranty. They’re rewritten rather than copied, but read them side by side so the two pages stay distinct. When Rank Math generates FAQ schema later, mark up one location per question, not both.How much space do I actually need?
Should I lease or should I buy?
It depends on how settled the business is and how long you plan to stay. Leasing preserves capital and flexibility; owning builds equity and fixes your occupancy cost, and for practices approaching retirement the building often becomes a meaningful part of the exit. Brian handles both, and will tell you honestly when buying doesn’t pencil.
Will I have to sign a personal guaranty?
/faq/ — commission, TI allowance, gross vs. NNN, and personal guaranty. They’re rewritten rather than copied, but read them side by side so the two pages stay distinct. When Rank Math generates FAQ schema later, mark up one location per question, not both.Will I have to sign a personal guaranty?
Frequently, yes — particularly for a newer business without an established financial track record. A personal guaranty makes you individually responsible if the business entity can’t pay. The scope is negotiable: guaranties can sometimes be limited to a set number of months or burned off after a period of on-time payments.
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