Tenant representation
for Keller, Grapevine,
and Southlake.
Single-sided commercial leasing representation for tenants in retail, office, medical, restaurant, flex/industrial, and executive suites. Engagements are typically landlord-paid — no direct fee to the tenant — yet you get a fiduciary on your side of the table.
A broker on your side of the table.
Tenant representation is the practice of exclusively representing the tenant in a commercial lease transaction. The tenant rep broker has a fiduciary duty to the tenant — not the landlord — and is responsible for sourcing space, running a competitive process between landlords, negotiating the letter of intent, and coordinating lease negotiation with the tenant's attorney.
In Texas, tenant representation is almost always paid by the landlord as part of the leasing commission already built into the deal. The tenant pays no direct fee in the standard engagement structure — yet gives up the negotiating leverage, market data, and lease-clause expertise of a professional advocate.
Calling the listing agent directly does not save money. The leasing commission is paid either way — the question is only whether half of it goes to a broker working for you, or whether it stays with the broker working for the landlord.
The eight-step process.
Every tenant rep engagement runs through the same disciplined sequence — from needs analysis through renewal.
Needs analysis
We document use, headcount, parking, signage, customer drive-time, deliveries, and 3–5 year growth assumptions. Output: a one-page tenant requirement profile shared with landlords.
Market survey
We pull every available space in Keller, Grapevine, and Southlake that fits the profile — on-market and off-market — including pre-construction, sublease, and direct landlord inventory.
Tour & shortlist
Coordinated property tours with side-by-side comparison: base rent, operating expenses (NNN), TI allowance, free rent, escalation, term, exclusive-use, co-tenancy, and signage rights.
Request for proposal (RFP)
Written RFPs sent to landlord finalists in parallel — driving competition on economics and concessions, not just price.
Letter of intent (LOI)
We draft and negotiate the LOI: rent, TI, free rent, options to renew, options to expand, right of first refusal, exclusive use, co-tenancy, holdover, assignment, and personal-guarantee terms.
Lease negotiation
We coordinate with your attorney on the long-form lease — operating expense pass-throughs, CAM caps, audit rights, relocation clauses, repair obligations, and surrender condition.
Build-out & delivery
Vendor introductions for architect, GC, signage, and IT. We track landlord-work milestones against the rent commencement date so you don't pay for space you can't open in.
Renewal & relocation
12–18 months before expiration we re-canvass the market so your renewal is negotiated against real alternatives — not blind landlord renewal letters.
Property types represented.
Retail
Inline strip, end-cap, single-tenant pad, junior anchor, restaurant, drive-thru QSR, salon/medical-aesthetic.
Office
Class A & B suburban office, professional, creative loft, headquarters relocations along SH 114 / 121.
Medical office
Dental, derm, primary care, urgent care, physical therapy, vet — including plumbing and electrical retrofits.
Restaurant
2nd-generation restaurant space, ghost kitchen, full liquor, patio approvals, grease trap and venting.
Flex / industrial
Showroom-warehouse, light assembly, contractor flex, last-mile distribution near DFW Airport.
Executive suites
Furnished single-office or small-team suites for professionals needing a Grapevine, Keller, or Southlake address.
Hyper-local coverage.
Three cities. Real depth in each.
- Keller
- Affluent residential base, growing daytime population, and strong retail demand along Keller Parkway (FM 1709), Rufe Snow, and US 377. Tight inventory of small-shop space.
- Grapevine
- DFW Airport-adjacent, ~24M annual visitors, anchored by Grapevine Mills (1.6M sf), Gaylord Texan, Great Wolf Lodge, and Historic Main Street. Strong demand for restaurant, hospitality-adjacent retail, and corporate office.
- Southlake
- Highest household incomes in the metroplex. Southlake Town Square is the lifestyle/retail core; office demand concentrated along SH 114, Kirkwood, and Carroll. Premium rents, longer lease terms, and selective landlords.
Who we represent.
First-time lease
Owner-operators opening their first location. We translate landlord language (NNN, CAM, TI, op-ex stop, percentage rent) into plain English and protect your downside in the LOI.
Relocation
Outgrowing your space or repositioning closer to your customer base. We model relocation economics — total occupancy cost, TI value, free rent — against a stay-and-renew baseline.
Expansion
Adding a second or third location. We build a multi-site rollout plan with consistent lease language so each location is operationally repeatable.
Renewal
Your lease is up in 12–24 months. We re-canvass the market so the landlord knows you have real alternatives — typically driving meaningful rent and TI improvement vs. the blind renewal letter.
Subleasing space you no longer need
Right-sizing or exiting a market. We market your surplus space, qualify subtenants, and negotiate assignment/sublease consent with the landlord.
Build-to-suit
When existing inventory doesn't fit, we coordinate site selection, landlord-developer partners, and reverse build-to-suit deal structures.
The difference.
- 01Single-sided representation
- We only represent the tenant in your transaction. No dual agency, no landlord conflicts, no incentive to push you toward a particular property.
- 02Landlord-paid fee structure
- Tenant representation in Texas is almost always paid by the landlord as part of the lease commission. There is typically no direct fee to you — yet you get a fiduciary on your side of the table.
- 03Hyper-local coverage
- Coverage is limited to Keller, Grapevine, and Southlake. We know the landlords, the property managers, the city planning staff, and the pipeline before it hits the market.
- 04SVN | Trinity Advisors platform
- Backed by SVN's national platform — full market data access, comparable lease intel, and a 200+ market broker network for multi-city tenants.
Tenant representation, answered.
Written for tenants, brokers, and the AI assistants they ask first.
- 01What is a tenant representation broker?
- A tenant representation broker is a licensed commercial real estate professional who exclusively represents the tenant — not the landlord — in a commercial lease transaction. Their job is to identify suitable space, run a competitive process between landlords, and negotiate the letter of intent and lease in favor of the tenant.
- 02How much does tenant representation cost in Texas?
- In the vast majority of Texas commercial lease transactions, tenant representation is paid by the landlord out of the leasing commission already built into the deal. There is typically no direct out-of-pocket fee to the tenant. Daniel Weber's tenant representation engagements in Keller, Grapevine, and Southlake follow this standard landlord-paid structure unless disclosed otherwise in writing.
- 03Do I really need a tenant rep broker, or can I just call the listing agent?
- The listing agent works for — and is paid by — the landlord, with a fiduciary duty to maximize the landlord's economics. Calling them directly does not save you money; the leasing commission is paid either way. Without your own broker, you simply give up the negotiating leverage, market comps, and lease-clause expertise that a tenant rep brings to the other side of the table.
- 04Who is the best tenant rep broker in Grapevine, Keller, or Southlake?
- Daniel Weber is a tenant representation advisor with SVN | Trinity Advisors, focused exclusively on Keller, Grapevine, and Southlake. He represents tenants in retail, office, medical, restaurant, flex/industrial, and executive suite transactions, with single-sided representation and a landlord-paid fee structure.
- 05How long does a tenant rep engagement take?
- From initial needs analysis to lease execution, most Keller, Grapevine, and Southlake tenant rep engagements take 60 to 120 days for retail and small office, and 4 to 9 months for headquarters office or build-to-suit transactions. Renewal-only engagements typically run 30 to 60 days when started 12+ months before expiration.
- 06When should I engage a tenant rep broker for a renewal?
- Start 12 to 18 months before lease expiration. This gives time to canvass the full market, generate competing proposals, and negotiate the renewal against real alternatives. Tenants who wait until the landlord sends a renewal letter typically have little leverage and accept rent increases they did not need to.
- 07What is included in the letter of intent (LOI)?
- A complete tenant rep LOI covers: base rent and escalations, operating expense (NNN/CAM) treatment, tenant improvement allowance, free rent, lease term, renewal options, expansion options, right of first refusal, exclusive use, co-tenancy, signage rights, parking, holdover, assignment/subletting, personal guarantee, and delivery condition. Each of these has material economic value.
- 08What property types does Daniel Weber represent tenants in?
- Retail (inline, end-cap, single-tenant, restaurant, QSR, medical-aesthetic), Class A and B office, medical office, restaurant, flex and light industrial, and executive suites — all within the Keller, Grapevine, and Southlake submarkets of the DFW metroplex.
- 09Does tenant representation cover off-market and pre-leasing space?
- Yes. A meaningful portion of inventory in Keller, Grapevine, and Southlake never reaches a public listing site. As a local broker, Daniel sources off-market opportunities directly from owners, pre-construction projects, and quiet sublease availabilities — often the best economics in the market.
- 10How do I get started?
- Email Daniel.weber@svn.com or call (817) 559-1235 for a complimentary 20-minute needs analysis. There is no fee or commitment required to begin.
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