Grapevine CRE
(817) 559-1235
Service · Leasing

Commercial space for lease in Grapevine, Texas.

Every space type in one place — retail, office, medical, executive suites, and flex — plus the parts of a lease nobody explains until it's too late: what your true occupancy cost is, what terms Grapevine landlords are actually giving, and how long the whole thing takes.

Start here

What are you leasing?

Each space type runs on its own timeline, comp set, and concession package.

  1. 01

    Retail, restaurant, and pad sites

    Strip center inline space, endcaps with drive-thru potential, single-tenant NNN, and Historic Main Street boutique. Co-tenancy, exclusivity, signage, and grease/venting are the fights that matter. See the retail leasing page for detail.
  2. 02

    Office and medical

    Class A along SH 114, Class B suburban in Keller and north Grapevine, and medical office requiring plumbing, electrical, and HVAC retrofits. Parking ratio and TI amortization drive the economics.
  3. 03

    Executive suites and plug-and-play

    Furnished single offices, small team suites, and virtual addresses for firms that need a professional address without a five-year commitment.
  4. 04

    Flex, warehouse, and service

    Small-bay flex and service space near the airport and along SH 121 — contractors, e-commerce fulfillment, showroom-plus-warehouse users. Clear height, dock or grade access, and power service are the screens.
Current rates

What Grapevine space is actually asking.

Figures below reflect the 2025 reporting year for Grapevine plus live asking rates on named buildings. Rates move — treat these as the benchmark you negotiate against, not a quote.

  1. 01

    Office

    $23.75/sf average asking · 17.14% vacancy
    Grapevine office asking rents averaged $23.75/sf, up 9.0% year over year, with vacancy at 17.14% and about 91 spaces on market. Live quotes: $16–$22/sf across six suites at 1340 S Main Street (772–2,581 sf), $17.50/sf at Vineyard Centre I & II on Hughes Road (698–4,448 sf), $22/sf at 414 N Main Street. Only 41,790 sf of new office is under construction citywide, so second-generation space is where the deals are.
  2. 02

    Retail

    $14–$40/sf depending on corridor
    Big-box and junior anchor space at Grapevine Center on William D Tate quotes $14/sf plus roughly $4/sf NNN for 20,000–30,000 sf behind 100,000+ vehicles per day on SH 114. Inline and pad space along Northwest Highway and SH 114 runs into the $20s–$30s, small-format space at 1000 Texan Trail asks $35/sf, and Historic Main Street storefronts trade in the $25–$40/sf range. Grapevine Mills, the benchmark for in-line mall space, reports base minimum rent of $41.24/sf on 99.2% occupancy.
  3. 03

    Flex, industrial, and investment sale

    9.4% industrial vacancy · ~6.55% cap rates
    Small-bay flex and service space near the airport and SH 121 sits in a market with roughly 9.4% industrial vacancy. For-sale commercial in Grapevine has averaged about $3.45M in asking price across recent public disclosures, with researched cap rates near 6.55% — relevant if you are weighing lease versus buy for an owner-user building.
  4. 04

    Context: DFW retail

    $21.26/sf NNN · 5.4% vacancy
    The wider Dallas–Fort Worth retail market is asking $21.26/sf NNN at 5.4% vacancy, with 8.2M sf under construction. Grapevine's tourism-fed corridors price above that metro average; SH 26 and older infill price below it.
The real number

What your space actually costs.

Base rent is the number in the listing. Total occupancy cost is the number that hits your P&L.

  1. 01

    Base rent

    Quoted per sf per year
    The advertised rate. Escalations of 2–3% annually are standard, and a fixed dollar bump is usually better for you than a CPI-linked one.
  2. 02

    NNN / operating expenses

    About $4/sf at Grapevine Center on SH 114
    Taxes, insurance, and CAM, quoted on top of base rent — Grapevine Center on William D Tate publishes $14/sf base plus $4/sf NNN, a useful anchor for newer big-box space in the city. Ask for the prior two years of actuals, negotiate a cap on controllable expenses, and exclude capital replacements — a new roof is not an operating expense.
  3. 03

    Tenant improvement allowance

    Reduces your upfront capital
    Landlord dollars toward your build-out. Confirm whether it's paid on completion, amortized into rent, or delivered as landlord work — those are three very different deals.
  4. 04

    Free rent and build-out period

    Abated months at the front, plus a rent-free construction period. Rent commencement should be tied to certificate of occupancy, not lease execution.
  5. 05

    Everything else

    Parking charges, after-hours HVAC, signage fees, security deposit, personal guaranty, and holdover rent. These rarely appear in a proposal and always appear in the lease.
Negotiation

Lease checklist.

The clauses Daniel pushes on in every Grapevine deal.

  1. 01

    Renewal option with a defined rate mechanism

    "Market rate" with no method is not an option — it's an invitation to renegotiate from a weak position. Define the appraisal or comp process up front.
  2. 02

    Assignment and sublease rights

    You need a path out if the business changes. Push for consent that cannot be unreasonably withheld, plus permitted transfers to affiliates.
  3. 03

    Exclusive use and co-tenancy

    Retail only: protection from a direct competitor next door, and rent relief if the anchor goes dark.
  4. 04

    Operating expense cap and audit right

    A cap on controllable CAM growth and the right to audit the landlord's reconciliation.
  5. 05

    Repair and replacement allocation

    HVAC, roof, structure, and parking lot belong to the landlord. Get it in writing, with a warranty period on any equipment you inherit.
  6. 06

    Guaranty limits

    Cap or burn off a personal guaranty over time instead of signing an open-ended one.
Timeline

How the calendar works.

  1. 01

    Months 1–2 · Requirement and survey

    Needs analysis, budget, and a full on- and off-market survey of qualifying space across your target corridors.
  2. 02

    Month 2 · Tours and shortlist

    Tour in a single block where possible, then narrow to two or three landlord finalists to preserve competitive tension.
  3. 03

    Months 3–4 · RFP, LOI, lease

    Parallel RFPs, a side-by-side bid comparison, negotiated letter of intent, then lease redlines with your attorney.
  4. 04

    Months 4–9 · Permit and build

    Test fit, GC bidding, City of Grapevine permitting, construction, and inspections through certificate of occupancy.
  5. 05

    Month 12+ · Watch the dates

    Calendar renewal notice, option, and expiration deadlines. Renewal leverage is built 12 to 18 months out, not 60 days out.
FAQ

Frequently asked.

Common questions about this market and service. Don't see yours? Call (817) 559-1235.

How do I find commercial space for lease in Grapevine, TX?
Start with a written requirement — square footage, budget, target corridor, timing, and must-haves — then survey on-market and off-market inventory together. Public listing sites show maybe half of what is actually available in Grapevine; the rest surfaces through broker relationships. Call Daniel at (817) 559-1235 and he builds the survey for you at no cost to the tenant.
How do you determine the lease price for commercial space?
Price is set by closed comparable leases on the same corridor for the same product type, adjusted for the concession package. A $28/sf deal with $60/sf of tenant improvement and six months free is cheaper than a $24/sf deal with nothing. Always compare total occupancy cost over the full term, not the quoted rate.
What should I look for when leasing commercial office space?
Parking ratio, usable versus rentable square footage and the load factor, HVAC hours and after-hours charges, who owns capital repairs, the operating expense base year and cap, renewal and expansion rights, and signage. Then check the physical basics — power, restroom count, ADA path, and ceiling height.
How do you negotiate a commercial lease for retail space?
Create competition first: shortlist two or three landlords and run parallel RFPs. Then trade term for concessions — landlords buy longer terms with tenant improvement dollars and free rent. On retail specifically, negotiate exclusive use, co-tenancy and go-dark protection, signage rights, permitted-use breadth, and a percentage-rent structure only if base rent drops to justify it.
What do I need to show a landlord to lease commercial space?
Expect to provide two to three years of business tax returns or financial statements, recent bank statements, a business plan or use description, personal financial information if a guaranty is requested, entity documents, and references. Having this ready before you tour materially strengthens your position on a competitive space.
What is the typical commission for leasing commercial space?
Commission is typically 4% to 6% of total base rent over the term, split between the landlord's broker and the tenant's broker, and paid by the landlord. It is budgeted whether or not you bring representation — which is why going unrepresented saves you nothing and just leaves the listing agent holding both sides.
How long does it take to lease commercial space in Grapevine?
Plan on 3 to 6 months for a simple second-generation space and 9 to 15 months for a first-generation build-out or ground-up pad. The lease itself takes 30 to 60 days to negotiate; permitting and construction are what stretch the timeline.
Should I renew or relocate?
Run both. A renewal you negotiate without a credible market alternative is a renewal at the landlord's number. Daniel prices your renewal against live market options so you know exactly what staying is costing you.
What's included in NNN and CAM?
Triple net means you pay property taxes, insurance, and common area maintenance on top of base rent. CAM covers landscaping, parking lot, lighting, security, and management fees. Both are estimated and reconciled annually — the caps and exclusions you negotiate matter as much as the base rent.
How much does commercial space cost per square foot in Grapevine?
Office space in Grapevine averages $23.75/sf asking rent as of the 2025 reporting year, up about 9% year over year, with citywide office vacancy at 17.14% and roughly 91 office listings on market. Actual quotes run from about $16–$22/sf in second-generation buildings such as 1340 S Main Street and $17.50/sf at Vineyard Centre, up to Class A pricing on SH 114. Retail spans $14/sf plus about $4/sf NNN for big-box space on William D Tate to $25–$40/sf on Historic Main Street.
How much tenant improvement allowance can I get?
Allowances are negotiated deal by deal and never published. In practice they scale with term length, credit, and how much of the quoted rate you accept — a tenant paying closer to the top of the corridor range gets more landlord capital. Daniel prices the allowance against the rate so you can compare offers on net effective cost rather than on the headline number.
Related

Keep exploring.

Retail leasing →Strip, NNN, restaurant, Main Street.Office leasing →Class A and B on SH 114 and 121.Executive suites →Furnished, plug-and-play offices.Tenant representation →Single-sided rep, start to finish.The 8-step process →Needs analysis through renewal.Glossary →NNN, CAM, TI, and 27 more terms.

Ready to talk?

Daniel personally runs every Keller, Grapevine, and Southlake assignment. Start with a 20-minute call.

Start a space search