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Commercial Space in Frisco: What It Really Costs in 2026

Commercial Office Space by Albert Angarita - Frisco DFW REALTOR

If you're opening, expanding, or relocating a business into Frisco, the first thing you need is the real numbers — not the listing teaser. Here's what commercial space actually costs in this market in 2026, and where the leverage is.


The 2026 Rate Card

  • Class A office: $30–$35+ per SF, with urban-core premium space at the top of the range.

  • Retail: $34–$37 per SF on average — anchor-adjacent space commands more.

  • Citywide commercial average: roughly $31 per SF.

  • Restaurant and F&B: market rate plus tenant improvement allowance — heavily negotiable.

What NNN Actually Means for Your P&L

Nearly every Frisco retail and office lease is triple-net: you pay base rent plus taxes, insurance, and common-area maintenance. A $34/SF listing is not your real occupancy cost — NNN charges add meaningfully on top. I model total occupancy cost, not sticker rent, before my clients tour a single space.

The TI Allowance Is Where Deals Are Won

Landlords rarely move much on base rent — it reprices their whole building. What they will negotiate: tenant improvement dollars, free rent months, and escalation structure. A strong TI package on a vanilla-box space can be worth more than a dollar off the rate. This is where representation pays for itself.

The Fields West Factor

The $2B Fields West district is already 70% pre-leased ahead of its 2027–28 openings, anchored by Bloomie's first Texas store and Mastro's first DFW location. Pre-construction conversations secure priority on size, location, and terms before delivery pricing firms. For businesses that want to be where Frisco's $189K-income households will shop and dine, the clock is running.

The Value Play: Second-Generation Space

While new districts price at a premium, second-generation restaurant and retail space — already built out by a previous tenant — can slash your buildout budget. There's real inventory of it across Frisco's established corridors, and it's how lean operators open fast.

Let's Find Your Space

Tell me your use, size, and budget — I'll bring you the real options, model the true occupancy cost on each, and negotiate the package. Retail, office, restaurant, or land: covered.


Albert Angarita

REALTOR® · Texava | Amazing Brokerage · License #0773351

5 Cowboys Way, Suite 300, Frisco, TX 75035

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