What Tenant Representation Actually Costs in Texas

Free. That’s the answer. There is no cost to the tenant for representation in Texas. In the vast majority of commercial lease transactions in Texas, tenant representation

costs the tenant nothing. The landlord pays the commission. It gets split between the

listing broker and your broker.

You get a professional negotiator working exclusively for you. At zero direct cost.

Here’s what that actually means in practice.

The Commission Structure for Tenant Representation Costs in Texas

When a landlord lists a property, they’ve already agreed to pay a total brokerage

commission — typically 4–6% of total lease value. That budget exists whether you have

representation or not.

If you don’t have a tenant rep, the listing broker collects the full commission. They

represent the landlord.

If you do have a tenant rep, the commission splits. Someone is now working for you.

Same cost to the landlord. Completely different outcome for you.

What You Get

This isn’t just someone sending you a list of available spaces.

A tenant rep broker does the full work:

• Needs analysis: space requirements, growth projections, budget, location

• priorities

• Market survey: curated options that match your actual criteria

• Site tours: your broker walks every space with you and evaluates it objectively

• Financial analysis: total occupancy cost comparison across every option

• Lease negotiation: rate, term, TI allowance, renewal options, termination rights, free rent

• Lease review: a broker-eye pass before your attorney touches it

The Risk of Going Direct

When you call the number on the For Lease sign, you’re talking to the landlord’s broker.

Their job is to get the best deal for the landlord. Not for you.

Under Texas law, that broker can act as an intermediary — but their original fiduciary

duty is to the property owner. You’re negotiating against a professional whose paycheck

depends on the landlord’s outcome.

There is no scenario where going without representation is better for the tenant.

The Bottom Line

Free doesn’t mean low quality. It means the commission structure was already built into

the deal. The question is whether you have someone spending it on your behalf.

Field Commercial Real Estate provides full tenant representation across Southlake,

Grapevine, Keller, and Austin. No cost to you.

Call 817-889-3542 or visit fieldcre.com/contact. Where the Work Gets Done.