Outgrowing your space, or carrying too much of it?
We represent South Florida businesses on the tenant side of the table: lease audits that find money in your current lease, sublease and disposition when you are carrying excess space, expansion site selection when you have run out, and renewal negotiations backed by the market data your landlord already has. Landlords typically pay the tenant broker, so this rarely costs you anything out of pocket.
Expansion site selection across office, warehouse, retail, and flex, including the space that never hits the portals. Start 9 to 18 months out and choose instead of settling.
Sublease, early restructure, buyout, or right-sized relocation. The lease audit tells us which exit costs least and recovers most before anything goes to market.
Live MLS feed counts, refreshed daily. Off-market and pre-vacancy space sits on top of these numbers. Data as of 2026-07-04.
The lease audit: find out what your lease is actually worth.
Every engagement starts with your current lease, because the lease decides which moves are even possible. We map the economics (rent versus current market, operating-expense pass-throughs and their reconciliation history, TI amortization buried in the rate), the flexibility provisions (sublet and assignment rights, recapture triggers, expansion and contraction options, renewal options and their pricing mechanics), and the calendar (notice windows that quietly expire and take your leverage with them).
The output is a one-page decision memo: what you are actually paying per usable square foot, what the market would charge you today, which levers your lease language permits, and what each path costs. Businesses that skip this step negotiate blind against landlords who wrote the document.
Three ways businesses use us.
Sublease & Disposition
Carrying space you no longer use is a monthly tax on the business. We price sublease space against live corridor comps, market it like a direct listing, vet subtenants for landlord consent, and when a buyout beats a sublease, we negotiate the exit against what the landlord can actually re-let the space for.
Expansion Site Selection
We translate your operation into a real specification (clear height, docks, power, parking, zoning), screen submarkets with our own parcel and market data, and surface the on-market and off-market candidates. Own-versus-lease modeling included; sometimes the right expansion is a building you buy.
Renewal Leverage
The renewal is the cheapest moment to fix your occupancy costs, and the most commonly wasted one. We build a credible relocation alternative, benchmark your rent against real comps, and negotiate rate, TI, term, and flexibility while the landlord still has something to lose.
Common situations, in depth.
Office Downsizing in South Florida
Carrying too much office space in South Florida? Lease audit, sublease and disposition strategy, and right-sized relocation for businesses shrinking their footprint.
Read more →Warehouse Expansion in South Florida
Outgrowing your warehouse in South Florida? Expansion site selection across industrial and flex inventory, lease negotiation, and own-versus-lease analysis.
Read more →Tenant representation FAQ
What does tenant representation cost my business?
In most transactions, nothing out of pocket: the landlord's listing agreement compensates the tenant's broker on relocations, renewals, and new leases. You get the lease audit, market analysis, and negotiation as part of the representation. On sublease dispositions we work on the sublease commission.
My lease renewal is 18 months out. Is it too early to talk?
It is almost exactly the right time. Renewal leverage peaks when you still have credible alternatives and the time to execute them; it evaporates when the landlord knows you cannot move before expiry. We start renewal strategy 12 to 24 months out for most footprints.
Can you help us sublease space we no longer need?
Yes. We audit the sublet clause and landlord-consent mechanics first, price the space against live corridor comps, market it through the same channels as our direct listings, and vet subtenants for the credit your landlord will require.
We are outgrowing our warehouse. How far ahead should we start?
Nine to eighteen months before your capacity wall or lease event. South Florida industrial runs structurally tight, and the best expansion space frequently moves before public marketing. Early searches see the off-market flow; late ones settle.
Do you only work with large tenants?
No. Most of our tenant-rep work is local and regional businesses in the 2,000 to 50,000 square foot range: professional firms, contractors, medical practices, logistics operators, and franchise operators. That is the segment where broker representation changes outcomes most, because landlords assume you are not represented.
Tell us about your space.
Upsizing, downsizing, or heading into a renewal: describe where you are and we come back within one business day with a straight read on your options.
Exploring first? Browse office for lease in Broward County, size a purchase in the loan sizer, or if you own your building, get a property valuation.