How much does commercial real estate cost per square foot in Southlake?

Southlake retail runs $30–$60 PSF base rent NNN, Class A office runs $32–$42 PSF modified gross, medical office $28–$38 PSF NNN, and industrial/flex $10–$22 PSF NNN. NNN charges add $8–$18 PSF for retail and $3–$5 for industrial.

How much does commercial buildout cost per square foot?

In DFW, a second-generation retail vanilla box is $25–$45 PSF, a full new retail buildout $80–$150 PSF, standard office fit-out $65–$110 PSF, and specialty medical or restaurant buildouts $150–$500+ PSF.

Does the tenant or landlord pay for buildout?

Usually a mix. The landlord provides a tenant improvement (TI) allowance in PSF ($20–$80 typical) and the tenant covers overage. Larger tenants and longer terms negotiate higher TI.

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Commercial Real Estate Cost Per Square Foot: DFW & Southlake (2026)

Real rent and buildout benchmarks - not the LoopNet asking rates.

Commercial real estate is priced per square foot per year for leases and per square foot for sales. Actual numbers vary enormously by asset class, submarket, tenant credit, and building condition. This guide provides current 2026 benchmarks for Southlake and the surrounding DFW mid-cities - both lease rates and buildout costs.

2026 Lease Rates by Asset Class (Southlake)

Property Type	Base Rent PSF/yr	NNN/Op Ex PSF/yr	Total Occupancy
Retail - Town Square	$55–$70	$12–$18	$67–$88
Retail - SH 114 pad	$40–$55	$10–$14	$50–$69
Retail - FM 1709	$28–$42	$8–$12	$36–$54
Class A Office (SH 114)	$32–$42 (MG)	$0 (base year)	$32–$42
Class B Office	$22–$30 (MG)	$0 (base year)	$22–$30
Medical Office	$28–$38 NNN	$8–$12	$36–$50
Industrial / Flex	$10–$18 NNN	$3–$5	$13–$23
Small-Bay Industrial	$14–$22 NNN	$3–$5	$17–$27

2026 Buildout Costs Per Square Foot (DFW)

Buildout Type	Cost PSF
Shell to vanilla box (2nd-gen retail)	$25–$45
Full retail buildout (new)	$80–$150
Standard office fit-out	$65–$110
Class A office (premium finishes)	$110–$180
Medical office (imaging/surgical)	$150–$300+
Restaurant (full-service, no grease trap)	$180–$350
QSR (grease trap, hood, drive-thru)	$250–$500
Industrial (racking, dock levelers)	$15–$40

Why Rates Vary So Widely

Cotenancy - a space next to Central Market commands 20–40% more than the same space three miles away.
Visibility and pylon signage add $4–$10 PSF.
Delivery condition - landlord-delivered vanilla box vs raw shell can shift TI needs by $30–$60 PSF.
Landlord TI allowance offsets buildout - $50 PSF TI on a $28 PSF lease is very different from $10 PSF TI on the same rate.
Lease term - longer term = more TI and often free rent, but not always lower base.
Tenant credit - a national credit tenant will secure better economics than a first-time operator on the same space.

Frequently Asked Questions

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Have a real deal to talk through?

Daniel Weber offers free, no-obligation strategy conversations for tenants, landlords, and investors across Southlake and DFW.

(817) 559-1235 Email Daniel