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  • library_books Falling oil prices, what does that mean for Houston warehouse space for lease and the real estate ma
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    Posted by Eric Hughes, on December 11, 2014 and Updated on August 16, 2019
    Article Synopsis

    12/19/14 Update:

    $56.52 per barrel at close of trading today.  3% increase.  Now let us do this for a few weeks in a row.  Doubtful.

    $55.46 per barrel at 8:32 AM today with morning trading up 2% or so. Interesting that the fall of oil pricing has seemed to slow significantly, albeit for 2-3 days. If pricing settles in the mid $50’s per barrel for more than 3-6 months, Houston will be shedding some jobs and businesses. My customers have already indicated they are putting projects on hold until some reasonable forecasting can be developed on pricing.  Oddly enough, more commercial development was announced in the energy corridor last week for new a new class A office property for lease.

    $60.94 per barrel. That is the price of oil at the time of this post. A month ago oil was trading over $77 a barrel. Where will it stabilize? Only time will tell. What is certain is that Houston faces some real challenges in its industrial real estate market. Warehouses have been leasing and selling at all time highs. Development of bulk distribution is also in full swing. Now the scale back of industry absorbing space and rents will start to suffer. Developers of speculative warehouses for lease or sale are now likely to be sitting on empty buildings for some time with other owners facing tenants who may fold up shop and thereby leaving vacant property. The market was probably due for a correction with new freestanding warehouses trading at $75 to $85 PSF for shells on a purchase and $.75 PSF/month + on rentals. Heavy leveraged owners are the most vulnerable and others with substantial cash reserves may see some opportunities in the market. Businesses looking for space to lease should see some relief in pricing over the next six months.

    Need Warehouse or Office space?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books How to Lease or Rent a Small Warehouse
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    Posted by Eric Hughes, Steve Watts,
    Article Synopsis

    So how do you go about finding small warehouse spaces? First, understand the Broker dilemma. Then, chart your course and get going.

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  • library_books Commercial Warehouse for Lease - Property Categories
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    Posted by Eric Hughes, on January 28, 2012 and Updated on November 7, 2019
    Article Synopsis

    Commercial warehouse” as a label is broadly used to describe a number of types of commercial space typically offered for lease or rent.  For purposes of this article, we will use Five (5) main categories.

    General Office/Warehouse

    Typically grade level, this type of building is suited to businesses that provide a product and need to receive materials/items and ship out materials/items which may be at grade level or at dock high. The dock-high loading requirement with smaller freestanding buildings is usually facilitated thru use of in ground dock truck wells where the truck backs down a ramp to adjust for the height of the shipping container.

    Bulk Distribution

    Used for the distribution of palletized products in large volume, these buildings have true 4’ dock high loading with multiple doors, high clear height and fire protection systems.

    Heavy Manufacturing

    With grade level overhead doors and ample outside storage yard, these buildings often have large overhead cranes, heavy power and high clear heights.

    Flex office/warehouse (aka Service Center Space)

    Heavy office ratio and  air-conditioned and heated areas used for tech or assembly are common with Flex space.  High parking ratios and generally higher end business park settings are also popular with this type.

    Truck Terminal w/Cross Dock

    Used to transfer goods quickly from container to container, these buildings are usually very shallow and long to allow for a very high number of offloading spaces and overhead doors.  Additionally, an abundance of trailer storage area and staging yard is normally required.

    These are some of the main categories of buildings in Commercial Warehouses which are found for Lease.

    For a more recent article with an updated list, go here.

    For help finding a qualified industrial broker in your area and the perfect warehouse for your business call WarehouseFinder.net at 800.814.4214

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  • library_books Free Rent! Warehouse for Lease! Really? - Let Me Explain...
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    Posted by Eric Hughes, on December 13, 2011 and Updated on August 18, 2019
    Article Synopsis

    So we need to lease a warehouse - how much free rent can you get us?”  That is a common question I get from my clients.  It generally does not matter if they are local or global, $100k/year or $100mm/year, everyone wants to feel they got the upper-hand or a good “deal.”  But what does “free rent” really mean?

    Free rent is, in most circumstances, a period of time where the tenant pays no rent or partial rent during the lease.  This period is usually front loaded on the lease term.  This is a great marketing ploy for landlords and is generally a win for the tenant too.  It is pushed as a savings in rent to offset move-in and set-up costs incurred by the tenant.  Free rent is also called “Rental Abatement” - which is, as a description, generally more palatable to Landlords.  Owners hate to give away money.  At the end of the day, owners want to lease their properties up and if they can lease it now, give a few months of free rent and eliminate the risk of additional months of vacancy, then it ends up being a wash for the owner. 


    Let me explain the tricks around Free Rent.  Typically,  free rent is never free.  Rental abatement is recouped later in the lease.  While time value of money may be gained, the Landlord will generally pad his proposal to account for any opportunity costs.   As an example, if you as the tenant want to rent 10,000 SF for 60 months and the Landlord gives you 3 months free rent, he will typically add the months to the term of the lease - so 63 months.  Now the Landlord will want rental increases in later years and will start those “bumps” in month 13 of the lease.  Now the added three months will be at the highest rate in the term, thereby increasing the average rate over the lease. 

    Free rent up front is a plus for the tenant, provided the tenant does not have to pay more in rate over the term in order to get the free rent. 

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.


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  • library_books Commercial Warehouse for Lease - A Broker's Definition
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    Posted by Eric Hughes, on May 22, 2011 and Updated on November 7, 2019
    Article Synopsis

    What is commercial warehouse  for lease?  What is commercial warehouse for rent?  They are the same and they are different.  “Commercial” is just a description of the property to indicate an exclusion of residential uses.  “For rent” and “for lease” while basically synonymous, “lease” actually refers to a contractual agreement between a tenant and landlord.  “Warehouse” has many meanings in the sense that a “warehouse” can be used for many purposes and in many manners.  Here are few examples of Commercial Warehouse for Lease:

    • Distribution WarehouseTypically dock high warehouse with fire protection sprinkler systems and warehouse clear heights over 24’.  The high clear is to accommodate pallet racking.  Users of distribution space normally require minimal office finish.
    • Flex WarehouseWith a higher percentage of office finish, Flex Space is combination of warehouse and office finish, sometimes 50% of each.   Warehouse Renters of this space can be high tech, assembly and light manufacturers.
    • Manufacturing Industrial Warehouse: For me, the word industrial conveys images of heavy cranes and steel being moved, modified and shipped.  Manufacturing Warehouses often are crane served with overhead bridge cranes or jib-cranes.  The buildings are chiefly made of metal and require heavy power.

    These are just a few examples.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.


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  • library_books How to Use a Grade Level Facility for Dock-High Loading
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    Posted by Eric Hughes, Steve Watts,
    Article Synopsis

    Building with Single Dock Well Conversion | Warehouse FinderThis article attempts to answer the question “Can I achieve dock-high loading/unloading using a grade-level building?” The fundamental problem addressed by warehouse loading areas - or docks in this article - is how facility team members get materials from the shipping surface of trucks, trains, etc., onto the facility floor for further handling…

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  • library_books Warehouse for Lease - Changing of the tide
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    Posted by Eric Hughes, on May 17, 2011 and Updated on August 11, 2019
    Article Synopsis

    Build, build, build.  Consume, consume, consume.  Not anymore.  Welcome to the new norm of commercial real estate.  Over the last two decades, before the oil crash, banks were lending money on a signature and good will.  As a result developers, eager to make a fee, put up millions of square feet of bulk distribution space around the country.  Now that market is subject to downsizing, reducing, consolidating and liquidating.  In many healthy markets like Houston, Dallas and Atlanta there is still a glut of distribution space for lease, despite the relative thriving commercial market.  In other large cities, a tenant can almost name its price on bulk space for lease.

    Our current slow to very slow trot to recovery is not enough to push lenders off their pedestals.  Hopefully when things do begin to pick up pace, the shortage of new product as a result of stringent lending practices will force rental rates to new highs.

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  • library_books Buildings For Sale - Commercial property by type
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    Posted by Eric Hughes, on May 14, 2011 and Updated on August 18, 2019
    Article Synopsis

    When looking at buildings for sale, it is important that the business owner understand the types of commercial property for sale in the market. 

    Warehouse or Industrial:  These are typically for distribution or manufacturing and can be constructed of metal or masonry materials.  Crane served manufacturing warehouses are typically metal buildings.  Warehouse can be grade level, semi-dock (2’ high) or dock level (4’ high).

    Flex Buildings:  Flex space is a hybrid of office and light industrial warehouse/tech space.  This property type caters to laboratories, computer and technical companies and instrument or data-logging industries. 

    Office Property:  Self explanatory except that single story business parks often provide very nice office space for less rent than the typical multi-story office building.

    Retail:  Again, self explanatory.  Retail options come in many shapes and sizes.  The latest trend is lifestyle center with outdoor walkways and park settings versus the old Mall style projects.

    These are a few very basic types of property to consider when looking at buildings for sale.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Commercial Buildings for sale - A shrinking market? How is that?
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    Posted by Eric Hughes, on May 13, 2011 and Updated on October 21, 2021
    Article Synopsis

    Construction of commercial buildings has decreased approximately 28% across the board for industrial, retail and office properties (as reported by Costar,Inc.).  This is especially true for speculative warehouse and office buildings for sale by a developer.  For the business owner looking to buy a warehouse building or office for his/her operations, this decrease may drive up pricing on existing buildings and reduce availability.  I have clients tell me quite often that in this economy there must be a glut of buildings for sale.  While that may be accurate in areas of the country with higher than average unemployment and/or a shrinking population, it is quite the opposite in booming cities like Houston, Austin, Dallas, Atlanta, Provo and Phoenix.

    While a shortage of funds from lenders for speculative development is a nationwide issue, availability of buildings for sale fluctuates dramatically from city to city.   Lender rules for loan approval do not take into account the feasibility of project based on an individual city’s needs and inventory.  A bad economy by default forces a migration of people to other, more prosperous areas of the country looking for jobs.  This drives up demand in those areas and changes the commercial real estate picture.  Tie this surge in demand to a national policy of restrictive lending and you have a shortage of quality buildings for sale.

    So, the volume of buildings for sale becomes a relative term and may not correspond to the nationwide economy, especially in a city like Houston, Texas.

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  • library_books Commercial Real Estate Resource Partnership
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    Posted by Eric Hughes, on May 13, 2011 and Updated on August 18, 2019
    Article Synopsis

    If you want to exchange links with us, you must meet the following conditions:

    * Your website needs to be related to the commercial real estate industry, brokerage, mortgage, construction or a business related to commercial real estate.

    * Your website MUST be indexed in Yahoo and Google and have a PR2 or higher 

    * The page with my link on it MUST be indexed in Google, Bing and Yahoo 

    * You must add our link to your site as stated above and have the URL in your e-mail request to us, please only use text links as links that redirect or dynamically created links or java script will be rejected. Or simply fill out the form and we’ll approve or not based on relevancy.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Buildings for Sale in Houston, Austin, Dallas and San Antonio
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    Posted by Eric Hughes, on May 11, 2011 and Updated on August 18, 2019
    Article Synopsis

    Buildings for sale in Houston, Austin, Dallas or San Antonio are experiencing a different trend than most other metro areas.  With population growth over the last 5 years almost doubling most other US cities, these Texas towns are growing a record paces.  Low cost of living and higher than normal job opportunities are attracting people from all over the US.

    The result of this influx of new business activity is a shortage of quality commercial buildings for sale.  Each city mentioned has its specialty of types of commercial property.  Houston has many types of buildings for sale, however manufacturing and hybrid industrial seem to be prevalent.  Dallas is the king of distribution warehouses for sale and Austin is the leader of tech and specialty space.  These specialties of available buildings for sale bring businesses looking to relocate and expand in Texas.

    Not all prospective buyers need a space for their business.  Many investors flock to these Texas cities looking for quality investment properties to buy.

    Looking for Warehouse, Office or other space in Houston or elsewhere? Needing to renew your lease?

    Contact the WarehouseFinder.NET Broker Affiliate Network below.

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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  • library_books Typical Selection Criteria - Warehouse for Lease, Rent or Sale
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    Posted by Eric Hughes,
    Article Synopsis

    thumbnail photo of large dock high warehouseIf you are considering renting, leasing or purchasing a warehouse facility and would like to get off to the best start possible, I advise taking ample time to define your needs in a facility. Here are some specific criteria to consider…

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  • library_books The Phones are Ringing People! Increased Activity in Businesses Looking to Lease Warehouses
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    Posted by Eric Hughes, on January 24, 2011 and Updated on August 11, 2019
    Article Synopsis

    Not just in Houston either.  Since Warehousefinder.net is a national search service, we receive calls and emails from all over the US and overseas.  The new year has brought a new found vigor in inquiries from decision makers looking to move, expand and/or relocate their warehouse, manufacturing or distribution operations.  Make no mistake, this is not the same market as 2005/6…however after the last 24 months, any sign of improvement is encouraging.  The trend for the last three weeks continues to scale upwards, albeit at a slow rate.  Our guess is that the extension of federal tax incentives pushed many companies over the fence on facility planning decisions.  Look for our report soon on which parts of the U.S. have the most industrial leasing activity.

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  • library_books Warehousefinder.net is Identifying Affiliate Brokers for its Referral Program - One Per City
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    Posted by Eric Hughes, on January 17, 2011 and Updated on August 11, 2019
    Article Synopsis

    Warehousefinder.NET (WF), a global commercial real estate website, is designating affiliate brokers in most cities.  While some major cities/areas are already taken, there are many cities/areas without confirmed, qualified commercial brokers.

    For over two years, WF has referred out qualified leads for both industrial and office leases, sales and development and is expanding this function substantially.  In an effort to formalize its referral process and better serve its clients, WF is identifying qualified commercial brokers in most cities to be exclusive affiliate brokers.  This means that every lead which WF recieves for any given area will be referred only to the corresponding affiliate broker. 

    Our process is simple.  We send the lead, deal gets done, broker pays WF a 20% referral fee on received commissions.  Also, we encourage our brokers to refer deals among fellow affiliates in our directory.  Our brokers include SIOR, CCIM, and other recognized designees, all with a minimum of 10 years experience and strong production histories.  Every affiliate broker is held accountable.

    To find out if your city is available or to send your company information, please email info@warehousefinder.net.

    Our goal is to connect business owners with quailified and honest brokers who actually return their calls and service their client.


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  • library_books Full-Service Lease: Understanding Types of Commercial Leases - Part 3
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    Posted by Eric Hughes,
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    The Cogs of Industrial Leasing | Warehouse FinderA Full-Service Lease, typically applicable to multi-tenant office buildings, offers one monthly rate that encompasses all costs associated with the property, such as electricity, janitorial services, management, property taxes, and property insurance. This lease type allows the landlord to pass along any increases in expenses to the tenants each year.

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  • library_books Understanding Triple Net (NNN) Leases in Commercial Real Estate
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    Posted by Eric Hughes,
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    The Cogs of Industrial Leasing ThumbnailA Triple Net (NNN) lease is a popular type of commercial real estate lease agreement where the tenant is responsible for paying the base rental amount each month to the landlord. In addition to the base rent, the tenant also reimburses the landlord monthly for their pro-rata share of certain estimated…

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  • library_books Understanding Industrial Gross Leases: Responsibilities and Expenses
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    Posted by Eric Hughes,
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    The Cogs of Industrial Leasing ThumbnailThe industrial gross lease is common in multi-tenant industrial properties. In an industrial gross lease, the tenant is responsible for some, but not all, of the operating expenses of the property…

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  • library_books Dock High Loading - Picture with Definition
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    Posted by Eric Hughes, Steve Watts,
    Article Synopsis

    Photo Illustration of Dock High buildingA dock-high loading dock provides a highly efficient method to move cargo between a semi-trailer and your warehouse. The efficiency comes primarily from matching the height of the dock high truck shipping surface to the height of the warehouse floor…

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  • library_books Bridge Crane - Picture with Definition
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    Posted by Eric Hughes,
    Article Synopsis

    Photo of Client Bridge Crane for Illustration

    A Bridge Crane is a lifting system comprising two sets of rails built near a warehouse’s ceiling and a bridge or steel truss spanning these rails. Cranes are used to lift, move, and place heavy items quickly and accurately.

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  • library_books Why Use a Commercial Real Estate Brokerage
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    Posted by Eric Hughes, on September 23, 2010 and Updated on August 17, 2019
    Article Synopsis

    Market Knowledge 

    As seasoned commercial real estate brokers, we have a firm grasp on our market. We know which buildings are available, understand restrictions, zoning, are aware of proposed developments and are up to date on comparable sales or rents.

    Experienced Negotiators 


    With 100’s of transactions negotiated, we are experts at closing a deal. Our specialty is “thinking outside the box” to get deals done that may be difficult.

    Contracts/Document Understanding 


    Having vast experience with commercial earnest money and lease contracts helps prevent many legal hurdles that arise when the client’s attorney gets the documentation. Also, we make suggestions and point out red flags to legal counsel to avoid problems for our clients.

    Financing 

    Seller notes, bridge loans, mezz loans, conventional, SBA, Seller seconds…we have seen it all and have relationships with lenders which have money to lend at competitive rates. Most of all they are familiar with the Houston Market.

    Understanding Construction 

    Not all commercial real estate brokers understand different types of commercial construction and the advantages/disadvantages of each as well as related reproduction costs. Since we also do development, we have seen what goes into a new building.

    Loyalty 

    Above all, we are here to look out for your interests. As many of our clients will attest, if we feel the deal is not right for you, we will tell you. Our success comes from repeat business and referrals. Unhappy clients do not make for long term success.

    Let our experience, knowledge and loyalty work for you.

    Looking for Warehouse or Office space in Houston?

    Centermark Commercial Real Estate specializes in Industrial and Office in the Greater Houston area. CCRE is the exclusive affiliate broker for WarehouseFinder.NET in Houston, TX.

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