Frequently Asked Questions

Do I need a commercial real estate broker in Austin?

You are not required to use one, but in a market with 22-27 percent office vacancy and wide spreads between asking and effective rents, unrepresented tenants and buyers routinely leave money on the table. A broker who works the submarket daily knows which landlords are offering concessions, which buildings have hidden issues, and what comparable deals actually closed at — information that is difficult to get on your own.

Do I need a commercial real estate broker in Dallas-Fort Worth?

The metroplex rewards representation for a different reason than Austin: scale. DFW office vacancy sits near 25 percent with a hard split between Class A and everything else, industrial runs tight at roughly 9 percent, and the market spans two downtowns and a dozen major corridors. A broker who prices your requirement against the whole metroplex — not one submarket — is the difference between a market deal and a convenient one. Start with our Dallas-Fort Worth market coverage.

Have you closed deals in Dallas-Fort Worth?

Yes — the firm’s closed record in the metroplex spans office, industrial, medical, retail, and multifamily, including a 22,047 SF office sale on West Plano Parkway, a 19,072 SF multifamily acquisition on Reiger Avenue in Dallas, an office lease in Irving’s Springwood corridor, medical space in Lewisville, industrial in Wylie, and retail at Westlake’s Solana campus. Both principals work the metroplex continuously; see the Dallas-Fort Worth market pages and transaction gallery for the full record.

How much does a tenant rep broker cost?

For tenants, typically nothing out of pocket. In most Texas commercial lease transactions the landlord pays the brokerage fee, which is shared with the tenant’s broker. You get market knowledge, negotiating experience, and deal management on your side of the table at little to no direct cost. More detail on our tenant representation page.

What does 7 Streams Commercial Group do?

7 Streams is a boutique Texas commercial real estate brokerage serving Austin, Dallas-Fort Worth, San Antonio, and Houston. Services include tenant representation, landlord representation, investment sales, medical office and healthcare real estate, industrial and flex, retail, land, site selection, owner-user acquisitions, development consulting, and portfolio dispositions.

What markets does 7 Streams cover?

Austin and its corridor communities (Georgetown, Round Rock, Cedar Park, Dripping Springs, Bastrop County), Dallas-Fort Worth (Dallas, Fort Worth, Plano/Frisco, Irving/Las Colinas, Arlington), San Antonio through New Braunfels, and Houston (Galleria/Uptown, Heights/Washington Ave, Montrose/Museum District/Midtown, Energy Corridor) on a statewide platform with local broker partner depth. Both principals actively work every market, and the firm has closed transactions in five states through its network. Explore the market pages for submarket-level detail.

How long does it take to find commercial space?

Plan on 3 to 6 months for most leases — longer for medical or specialized buildouts, which can run 9 to 12 months including construction. Starting early protects your negotiating position; tenants who begin with 6+ months of runway consistently get better terms than those against a deadline.

What is the difference between an NNN lease and a gross lease?

In a triple-net (NNN) lease you pay base rent plus your share of property taxes, insurance, and common-area maintenance. In a gross lease those costs are bundled into one rent number. Neither is automatically better — what matters is the all-in occupancy cost, which we model on your actual numbers before you commit. Our NNN vs. gross lease guide goes deeper.

Can you help me buy a building instead of leasing?

Yes — owner-user acquisitions are a core service. We build the lease-versus-buy comparison on your real occupancy costs, including SBA 504 and 7(a) financing paths that often change the answer for established businesses. Start with the owner-user acquisitions page.

Do you handle medical office space?

Yes — healthcare is a specialty. We represent physician groups, dental and veterinary practices, and ambulatory surgery centers across Texas, including second-generation clinical space evaluation, buildout economics, and hospital-adjacency strategy. The firm’s record includes a twelve-transaction medical program spanning multiple states. See medical office services.

How do I see off-market commercial listings?

Some of the best deals never hit the public platforms. We maintain off-market and pre-market access through our own network and the eXp Realty and eXp Commercial networks nationally — start with the off-market access page or a consultation and we will match your requirement to what is quietly available.

How do I get started with 7 Streams?

Call (512) 655-3754, email info@7s.life, or use the contact page — we respond within one business day. The first consultation is free: we listen to the requirement, give you an honest read on the market, and outline a process before you commit to anything.