If you are opening, expanding or relocating a business in Frisco, the first thing you need is real numbers, not the listing teaser. Here is what the published market reports show for Frisco office space in 2026, how retail leases are structured, and where the leverage is in a negotiation.
The Office Numbers (Published Reports)
- Legacy/Frisco submarket, overall average asking rent: $43.46 per square foot per year, full service (Cushman & Wakefield, Q3 2026)
- Legacy/Frisco Class A average asking rent: $45.38 per square foot, full service (Cushman & Wakefield, Q3 2026)
- Legacy/Frisco vacancy: 22.5% on about 28.5 million square feet of inventory (Cushman & Wakefield, Q3 2026)
- DFW overall average asking rent: $34.14, with 23.7% vacancy (Cushman & Wakefield, Q3 2026)
- Frisco/The Colony Class B asking rent: $35.94 (CBRE, Q2 2026), listed among the higher Class B rents in DFW
What that tells you: Frisco office asks a premium over the DFW average, yet more than a fifth of the submarket's space is vacant. Asking rent is where the conversation starts. With that much availability, a well-prepared tenant has real room on concessions.
Retail and Restaurant Space
I could not find a current retail report from a major brokerage that breaks out a Frisco submarket rate, so I will not give you a number I cannot source. What I can tell you is how these leases are built, because that is where most first-time tenants lose money. Retail and restaurant space in Frisco is generally quoted triple net (NNN), and actual rates depend heavily on the center, the co-tenants, the frontage and how much buildout already exists. I pull live comparable listings and recent deals for your exact corridor before you tour.
Full Service vs. NNN: Read the Quote Correctly
Office rents in the reports above are full service, meaning the landlord's operating expenses are built into the rate. Retail is usually NNN: you pay base rent plus your share of property taxes, insurance and common-area maintenance (CAM). An NNN quote can look cheaper than a full service quote and cost more. Always ask for the current NNN or CAM estimate per square foot, how it has changed over the last three years, and whether there is a cap on controllable expenses. I model total occupancy cost, not sticker rent, before my clients tour a single space.
The TI Allowance Is Where Deals Are Won
Landlords often resist cutting face rent, because it resets the value of the whole building. What they will negotiate is tenant improvement (TI) dollars, free rent months and the escalation schedule. A strong TI package on a vanilla shell can be worth more than a dollar off the rate. From my years in construction and remodeling, I price your buildout before we negotiate, so we know whether the TI offered actually covers the work.
The Fields West Factor
Fields West, the 55-acre village on the Tollway, reported 75% pre-leasing and 44 signed leases in summer 2026, ahead of openings staged from late 2027 into 2028. Its roster includes Bloomie's Texas debut and Mastro's first North Texas location. Cushman & Wakefield also noted its 66,899 square foot Building L began foundation work in Q3 2026. Pre-construction conversations let a tenant negotiate size, placement and terms before delivery. See the Fields West breakdown.
The Value Play: Second-Generation Space
New districts price at a premium. Second-generation restaurant and retail space, already built out by a previous tenant, can cut your buildout budget and your timeline. The catch: inspect the hood, grease trap, electrical capacity, HVAC and plumbing before you sign, because inherited equipment is your problem the day you take possession.
Let's Find Your Space
Tell me your use, size and budget. I will bring you the real options, model the true occupancy cost on each and negotiate the package. Retail, office, restaurant or land: visit my commercial page. Prefer email? albert@texava.com
Albert Angarita, REALTOR, Texava Real Estate | Amazing Brokerage, Licensed in Texas