Leasing Commercial Space in DFW: Office, Retail and Warehouse Basics
By The Boraak Team · September 27, 2026 · 7 min read
The short answer
Commercial space is usually quoted as annual rent per square foot, and the lease type decides what else you pay: in a triple net (NNN) lease you also pay your share of property taxes, insurance and maintenance (CAM); in a gross lease the landlord covers more of those. Compare the total monthly cost, negotiate the term, tenant improvements and renewal options, and have an attorney review the lease.
How commercial rent is quoted
Most commercial listings quote $ per square foot per year. A 2,000 sq ft space at $24/sq ft/yr is $48,000 a year, or $4,000 a month, before any extra charges. On Boraak, commercial listings for lease show the monthly figure so you don't have to do it on a napkin.
Lease types in one minute
- Gross / full service: one rent; the landlord pays most operating costs.
- Modified gross: you and the landlord split some costs.
- Triple net (NNN): base rent plus your share of property taxes, insurance and common-area maintenance (CAM). Common for retail and industrial.
In Texas, property taxes are a big piece of NNN charges. Ask for last year's actual NNN costs, not just an estimate.
What to negotiate
- Term and renewal options
- Free rent months or reduced rent at the start
- Tenant improvement (TI) allowance for build-out
- Caps on how much controllable CAM can rise each year
- Exclusive use (retail: no competing business next door)
- Personal guarantee limits
Check the practical stuff
Zoning and permitted use, parking, signage rules, loading docks and ceiling heights (for warehouses), power and HVAC capacity, and ADA access. And have a Texas real estate attorney review the lease: commercial leases lean landlord-friendly by default.
Quick questions
What does NNN mean in a commercial lease?
Triple net: the tenant pays base rent plus a share of the property's taxes, insurance and common-area maintenance.
How is commercial rent calculated in Texas?
Usually annual dollars per square foot. Multiply by the square footage and divide by 12 for the monthly base rent, then add any NNN or CAM charges.
Ready to look around?
See commercial properties →General information, not legal, tax or financial advice. Rules and numbers change; check with a Texas professional for your situation.