How should I quote the rent?

Most commercial space in Florida is quoted as an annual rate per square foot of rentable area, and the listing should say whether it is triple net (NNN) or gross. Small offices and executive suites are often quoted as a monthly amount. Quoting the way competing space is quoted makes yours easier to compare.

Who pays the tenant's broker?

That is set in your listing agreement. In many commercial leases the landlord's listing broker shares the leasing commission with the broker who brings the tenant; the terms are agreed with you in writing before the space is marketed.

How long does it take to lease a space?

It depends on the type, size, condition and price of the space. The commercial market pages show how long the lease listings like yours have been on the market today.

Do I need an attorney for a commercial lease?

Yes. A commercial lease is a long, binding contract with few consumer protections. Have a Florida real estate attorney draft or review it; we negotiate the business terms that go into it.

For Landlords

Lease Your Commercial Property in Florida

Name: Lease Your Commercial Property
Brand: BreakThru Realty

The aim is a tenant who can pay, at a rent the market supports, found before the vacancy costs you more. For owners with office, retail, industrial, flex or mixed-use space to fill anywhere in Florida, a licensed BreakThru Realty agent sets the asking rent against the space it competes with, markets it to tenants and their brokers, qualifies the tenants who respond and negotiates the lease with your attorney.

Build My Commercial Leasing Plan · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Every vacant month has a cost. So does choosing the wrong tenant.

Before You Decide

A vacant month is a known cost

At $30 per rentable square foot per year, 8,000 square feet is $240,000 of annual asking base rent, and each vacant month is $20,000 of base rent before the taxes, insurance and common area charges you carry on the empty space. That is an example, not a prediction; your own figures go in the tool below.

The wrong tenant costs more than an empty space

A tenant who cannot pay, whose use the zoning does not allow or whose build-out you fund and then lose, costs the rent, the allowance and the next vacancy. Credit, use and fit are checked before a lease is drafted.

Concessions are not a retreat

A few months free on a longer term, a sensible allowance or a realistic rate often fills a space faster and nets more over the lease than holding out for the top rate. The comparison should be made on the figures, which is what the review does.

What You Receive: Leasing & Vacancy Cost Review

A written comparison of the rent your space can ask, the concessions it will have to meet, what each vacant month costs and which tenants fit, prepared by a licensed BreakThru Realty agent before the space is marketed.

Included once the agent has what the review needs

The asking rents and the terms on the spaces yours competes with, what has leased and how long the rest has sat
A vacancy-cost illustration from your own figures: base rent lost each month, the carrying costs you keep paying, and what a reduction or an allowance would cost over the term
The tenant profile the space fits: use, size, credit, build-out and the zoning and exclusives that rule some tenants out
The concession scenarios worth considering, free rent, allowance or rate, and what each does to the effective rent
How the space would be marketed and screened if you proceed, and what you would hear back while it is listed

What it does not promise

A promised rent or tenant
A screening outcome
Occupancy by a date

What Is a Lease Worth, and What Does Each Vacant Month Cost?

A lease is worth its contracted base rent over the term, not one year's rent. Enter the space, the asking rent, the term, the increases and the concessions you are considering, then compare the cost of waiting with the cost of a reduction.

For example, 20,000 square feet at $32 per square foot per year is $640,000 in annual base rent; over five years with no escalations the base-rent total is $3.2 million before concessions and other charges. A quoted rate is an annual rate per square foot unless it says otherwise; gross, modified gross and triple net leases distribute the operating costs differently.

An illustration with figures you enter, not an estimate of your property or business. BreakThru Realty does not publish a value for a specific asset; the review is prepared by a licensed broker and given to you in writing.

Before You Ask: The Objections Landlords Raise

Should I lower the rent to fill the space?: Compare the time vacant, the concessions, the tenant quality and the economics over the full term, using your own figures. A reduction that fills the space three months sooner can net more than the higher rate; one that attracts a weaker tenant can cost the next vacancy. The review sets the scenarios side by side; it does not predict which tenant will sign.
How are tenants screened?: Business financial statements and tax returns, a personal guarantee where the business is new, the intended use checked against the zoning, the certificate of occupancy and any exclusives other tenants hold, the insurance the tenant will carry and the improvements it needs. The checks are documented and done with the applicant's consent and within the law; they reduce risk and cannot guarantee credit quality.
Can you market across Florida?: The listing goes into the MLS, which carries it to this site, the other sites that take MLS listings and every broker who represents tenants, with signage where the building allows it and direct outreach to tenants registered with us. The MLS data behind the published market pages covers the brokerage's South Florida footprint; for space elsewhere in Florida the review says where the comparables are thinner.
What does it cost to list my space?: A leasing commission negotiated and agreed in writing in the listing agreement before anything is marketed, often shared with the broker who brings the tenant on terms agreed with you in advance. Nothing is owed until a lease is signed, and there is no standard rate.

Selling rather than leasing? The $1 million+ owner reviews for a home, a commercial property or a business.

Setting the Asking Rent

Rent is set against the space a tenant will compare yours with: the same type, size and location, on the market today. Most Florida landlords quote an annual rate per square foot, triple net or gross, and some quote small suites by the month. We show you where comparable space is asking, what it has been on the market for, and what concessions (free rent, improvement allowances) it is offering.

Marketing the Space

The space goes into the MLS as a commercial lease, which puts it on this site, on the other sites that carry MLS listings and in front of the brokers who represent tenants. We add signage where the building allows it, present it on BreakThru Realty's commercial pages and send it to tenants already searching for that kind of space.

Qualifying Tenants

A tenant who cannot pay costs more than an empty space. Before a lease is drafted we ask for what you need to decide.

Business financial statements and tax returns, and a personal guarantee where the business is new
The intended use, checked against the zoning and the building's certificate of occupancy
Insurance the tenant will carry
Improvements the tenant needs and who pays for them

Negotiating the Lease

The terms that decide what a lease is worth: base rent and annual increases, what the tenant pays toward taxes, insurance and common area maintenance, the length of the term, free rent, the improvement allowance, renewal and expansion options, exclusive-use clauses, assignment and subletting, and the security deposit or guarantee. We negotiate the letter of intent; your Florida real estate attorney drafts or reviews the lease itself.

Finding Tenants for Vacant Retail Space

Retail space leases to a use, so the work starts with the uses the center can take: the zoning, the parking count, the co-tenancy and any exclusives existing tenants hold, the hood and grease trap a restaurant needs, the frontage and signage a service tenant wants. From that list we target the tenants who fit.

Operators already leasing nearby who are expanding, and franchise brands looking for sites in the trade area (see our franchise site selection page)
The brokers who represent retail tenants, through the MLS listing and direct outreach
Businesses for sale in the area whose buyers will need space, and tenants whose leases elsewhere are ending
Walk-in and sign inquiries, screened before they reach you

What a Vacancy Costs, and What Fills It Faster

Every month a space sits empty costs the lost rent plus the taxes, insurance and common area charges you now carry on it. A realistic asking rent, a clean white-box delivery or a sensible improvement allowance, and a few months of free rent on a longer term usually fill a space faster and net more over the lease than holding out for the top rate. We show you what comparable space is asking and offering so the decision is made on the figures.

Build My Commercial Leasing Plan

On this page you can tell us: the property address and type, the square footage available, current occupancy, the asking rent and how it is quoted, when the space is available, how you prefer to be contacted.

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Frequently Asked Questions

How should I quote the rent?: Most commercial space in Florida is quoted as an annual rate per square foot of rentable area, and the listing should say whether it is triple net (NNN) or gross. Small offices and executive suites are often quoted as a monthly amount. Quoting the way competing space is quoted makes yours easier to compare.
Who pays the tenant's broker?: That is set in your listing agreement. In many commercial leases the landlord's listing broker shares the leasing commission with the broker who brings the tenant; the terms are agreed with you in writing before the space is marketed.
How long does it take to lease a space?: It depends on the type, size, condition and price of the space. The commercial market pages show how long the lease listings like yours have been on the market today.
Do I need an attorney for a commercial lease?: Yes. A commercial lease is a long, binding contract with few consumer protections. Have a Florida real estate attorney draft or review it; we negotiate the business terms that go into it.