Steve Shire

Austin Warehouse Space Layouts

When choosing a warehouse space there are some important fundamentals to consider.

Knowing the range of warehouse space alternatives is important, Whether it is storage, picking, manufacturing and distribution your needs of a warehouse space and it's features is essential. Warehouse spaces must also be flexible enough to adapt to your business operations and requirements.

Typical features of Warehouse space include this list of basic requirements as outlined below.

• Efficient Use of Space: Warehouse space is often designed with higher bays to take advantage of vertical storage. Utilization of space is maximized while providing adequate circulation paths for personnel and material handling equipment such as forklift trucks.
• Design for Live Loads: Designs should anticipate the loads of stored materials and associated handling equipment, knowing your ceiling heights and how much turn radius an 18 wheeler needs comes into play. If you require both dock high and grade level access, you will be looking at square footage of at least 4000 square feet or more in the Austin market.
• Power and Utility Requirements: Tenants that require warehouse spaces that require special power and utilities, Depending on the goods being stored and handling equipment required, there may be a need for well-distributed power and utility lines such as 3 phase throughout the warehouse space. Attempt energy-efficient lighting when possible. Some warehouse spaces typically include one floor drain for every two bays of storage, as well as sand and oil traps on waste lines.
• Loading Dock: Warehouse space types are typically designed with one electro-hydraulic dock leveler per every five truck bays.

There are different types of warehouse building characteristics as well , the include general purpose, special purpose and single purpose. Each is defined below:

General purpose warehouse space- has a wide range of alternative uses, light manufacturing or assembly or to be used as a warehouse space only.

Special purpose warehouse space- physical characteristics of the warehouse space that limit the type of use by the tenant or owner.

Single purpose warehouse space- suitable for one use only as the name states , this may be something like a steel mill, however these warehouse spaces can be converted to a different use.

It is always a challenge to utilize a warehouse space that is single purpose and covert it to a use for a church, theater since they typically do not fit the industrial usage permitting for parking and use. To find warehouse space or office warehouse property for lease or sale, contact Shire Commercial. Tenants and Buyers of warehouse property benefit directly from our in house tracking and negotiations expertise.

Cheap Office Space Austin

There are still some great deals on cheap office space within the Austin area. Depending on the part of town you want to lease an office space shall determine your success on finding the right property. Office space deals are primarily being found in the areas with the highest vacancy rates. Also you will find some values with office space for sublease within the Austin market. From a market perspective the highest vacancies for office space are as follows:

Northwest Austin Office Space 24% | North Central Austin Office Space 23% | Round Rock Office Space 25%

Here are some cheap office space deals we are tracking currently for February 2012.

• 2,500 SF of office space $2500/ month plus utilities with a reception area , several offices and a large conf room Round Rock North
• 3,800 SF of office space $3800/mo in SE Austin with a flexible term
• 5,000 SF of office space in Northwest Austin full service rates starting at $10.00 per per sf per yr then bumped to $13.50 and $1.00 increases each year thereafter , 5 yr term minimum required.
• 763 , 1,041 and 1,656 SF of office space in Northwest Austin $15.00 per sf per yr plus Electric and Janitorial
• 1,988 sf of office space , commercial house available with 4 offices and 2 restrooms
• 2,310 sf of office space , Northwest Austin, with 5 windowed offices for $13.00 per sf per yr full service!

As you can see there are some great values for office space, this does not take into account any concessions that may be negotiated on your behalf with our tenant representation services. For office space with sublease opportunities here is a snapshot of properties we are currently tracking in house.

• 725 sf office space for sublease , Downtown Austin , 1 office space large enough for 4 desks $1800/ mo
• 1,630 sf office space for sublease, Downtown Austin, 2 private offices and 2 cubicles with free unreserved parking spaces
• 1,250 sf office space for sublease, Pflugerville , $1.58 per SF per month + .39 cents for expenses per month
• 1,966 sf office space for sublease, Northwest Austin , Also Northwest Austin 1,132 sf office space for sublease, 2 offices , training room and storage with shared kitchen area.

Contact Shire Commercial Real Estate today to find an office space for sublease or a cheap office space, we track potentials daily for our clients.

Austin Warehouse Space

Austin's warehouse space market has been moving upward going into 2012 and seems to be continuing to do so, however smaller spaces seem to be in higher demand than larger warehouse space requirements for tenants. Warehouse space comes in several options for tenants with the cheapest being Bulk warehouse storage space.

Bulk warehouse space can go as low as the 25 cents per square foot per month , however the average leasing rates for bulk warehouse space is in the mid 40 cent to mid 50 cent range gross.

Some of the office warehouse space depending on where a tenant is looking in Austin can command a very aggressive rate. It also depends on the vacancy that is currently running within an industrial business park. Recently, we came across approximately 4500 square feet of warehouse space for a client at a rate of 43 cents a foot per month plus NNN expenses of 20 cents. This represented a first year rate only with a bump thereafter. Being that the warehouse space was a Class B type space, it was well priced at a leasing rate that is very aggressive.

Flex warehouse space is currently running around 65 cents per square foot per month on average with a trend that is moving upward in leasing rates. A challenge that comes up quite often is when the tenant wants to lease a warehouse space with a short term, short terms are less than 3 years. When you are looking to lease a warehouse space with a shorter term, the leverage in the negotiation gets watered down quite a bit.

Short term leases for warehouse space usually end up in a take it as is scenario , meaning you have to be pretty lucky to find a warehouse property that fits your needs exactly when it comes to layout considerations.

Leasing rates for warehouse space are running as low as $5.40/ square foot per year and move up to $12.00 per square foot per year. Layout considerations for warehouse space that include access for 18 wheelers for the tenant on a space that is below 5000 square feet are very hard to find and if you are able to find these warehouse properties , you should pull the trigger. Building requirements today make it hard for a builder to build a small footprint warehouse with a dock high door access.

Shire Commercial specializes in helping buyers and tenants find the warehouse space that meets their requirements , there are also creative ways we have found to help you negotiate a lease or purchase that works for you. To find out more about warehouse space in the Austin area visit our website at www.Industrial-Austin.com.

Austin office space for lease report Feb 2012

Austin's office space for lease market moved into 2012 with momentum on the upside, with vacancy rates moving downward. The office space sublease market has been moving downward as well which is an indicator of a stronger economy. Since construction has slowed the surplus of office space for lease iinventory has been diminishing.

Main areas of active office space for lease activity are in the downtown Austin area and the Southwest area both which may take on some new development. Leasing rates for office space are running at $29.00 approximately for Class A space and $20.00 for Class B office space for lease.

Average office space for lease rates rose by $0.42 cents , Class A office space for lease has increased by $1.40 per square foot. Class B office space for lease has remained flat to falling slightly . The interim forecast for office space for lease is the leasing rates should be on the increase. The northwest area of Austin for office space has contributed to the lowered vacancy rates. If you are looking to lease an office space, the highest lease rates are going to be in the Downtown Austin area.

Alot of tenants are looking for small office space deals or office spaces for lease that have shorter terms. We can provide tenants with shorter terms with a full turnkey office lease solution or if they want to go with a direct office lease the minimum is 2 years for offices below 2000 SF.

There are concessions still available and recently an office space for lease was located and negotiated on for a net effective rate that was below the current market in northwest Austin. Full service office space leases provide a quote that includes the NNN operating expenses which for some tenants is much easier since it is not broken out into base rate plus expenses.

Austin Office Space Deals

For 2012, there are still good office space deals running in the Austin area. Depending on the location and the occupancy rates are going to determine the office space deal directly. First let's take a look at the office space deals that are most likely not negotiating on the lower end of the leasing scale.

From the standpoint of occupancy the highest occupancies for office space are being seen in the downtown area and Southwest Austin. Within these areas you should not expect alot of concessions or lease rate deals. Moving forward, the areas that have the potential for the best office space deals are in the following areas based on occupancy approximations.

Lowest occupancy rates for office space deals are currently on the East side of Austin, South Austin, Round Rock , North-central and Northwest.

Within these areas, the occupancy rates for office space that are the lowest are in East Austin and Round Rock. Recently , we helped a client move into an office space in Northwest Austin which was marketed at $18.00 full service but was negotiated down to $17.00 full service with free month concessions that brought the net effective rate over the full term of the office space lease to $15.00. This represented a very nice market deal based on the area and the type of building that the tenant would occupy which is a B+ building.

As you move into negotiations , a broker can help you with market comps by using tools and commercial real estate MLS systems that they pay for to show you what market truly is. Concessions and improvements are always negotiable and are solely based on the broker's current market knowledge along with your credit and financials and lease history.

Here are some great value office space deals that we are currently tracking within our proprietary database for 2012.

Office space Northwest Austin near the Domain 5,000 SF with a 5 yr term,.. First year $10.00 Full Service , Year 2. $13.50 and it goes up $1.00 from there.

Office space off of Mopac $13,00 Full Service with 5 private offices

Office space North Austin $13.50 for 1,400 SF

Office space on 290W with 2 offices and 2 exec office for $11.00 Gross!