Texas retail lease negotiations.
Acrebase started with shopping-center leases in Texas. Every deal point in a Texas retail lease is modeled against what actually gets signed here, so when the scorecard says a term is at market, it means at market for a Texas shopping center, not a national average.
Every deal point, against what gets signed here.
A benchmark that claims every asset class in every state covers none of them well. Market Data covers Texas shopping-center retail and goes deep on the terms nobody publishes.
Percentage-rent breakpoints
Natural breakpoints, and how often deals actually cross them.
CAM cap conventions
Compounding versus non-compounding, what is excluded, and what "cap" means in this market.
Co-tenancy remedies
Rent abatement versus termination rights, and where the line sits.
Radius restrictions and exclusives
How far, for how long, and which uses a Texas landlord will actually carve out.
One Texas lease, round by round.
The same tools the rest of the site describes, on a shopping-center lease in Austin.
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Score the draft against Texas retail
Load the landlord’s draft. Every deal point comes back with a verdict against what gets signed in Texas shopping centers, and the layer of data that answered.
Market Data -
Read the other side before the call
Meridian Properties has conceded a CAM cap in most of its recent deals and holds firm on co-tenancy. The dossier is built from their own papers, so you know that before round one.
Counterparty Intelligence -
Respond by voice
“Cap CAM increases at five percent annually, compounding.” lands as tracked changes in §8.2 and every clause that references it.
Voice Editor -
Keep every round in one place
Rounds thread themselves, including the redline the tenant’s counsel emailed back, and the redline scan shows how each change has been handled before.
Negotiations Workspace -
For firms: quote the matter first For law firms
Predicted rounds and duration from the counterparty’s history and comparable Texas retail leases, so the flat fee holds up.
Flat Rate Calculator
What a Texas lease looks like scored.
A fictional Austin unit. Each row shows the lease, the market, the verdict, which side it favors, and the layer of data that answered.
| Deal point | This lease | Market | Verdict | Lean | Source |
|---|---|---|---|---|---|
| Base rent ($/SF/yr) | $32.50 | $29.75 | Above market | Favor | Research |
| CAM cap (%/yr) | 5.0% | 4–6% | At market | Flat | Lease corpus |
| TI allowance ($/SF) | $45 | $60 | Below market | Favor | Research |
| Free rent (mo) | 2 | 3 | Below market | Favor | Lease corpus |
| Renewal options | 2 × 5 yr | 2 × 5 yr | Market standard | Flat | Lease corpus |
| Co-tenancy | Not included | Included, tiered | Uncommon | Favor | Modeled |
“A national benchmark tells you nothing about a co-tenancy remedy in a Dallas power center. We wrote down what actually gets signed here, one provision at a time.”
Texas retail, in practice.
Which leases are covered?
Shopping-center retail leases in Austin, Dallas–Fort Worth, Houston, and San Antonio. Other asset types and markets are on the roadmap.
Does it work outside Texas retail?
The market layer covers Texas retail leases today. The workspace, the voice editor, and the counterparty dossier work on any lease, and the "your book" layer compares a term to what you have signed before wherever the lease sits.
How do I start?
Request a demo. We set up your workspace, load one of your Texas leases, and run the first scorecard together.
See it on your Texas leases.
A working session on your own shopping-center leases, your deal points, your counterparties.