The right commercial lease service depends on deal size and tenant ops capacity. Under 5,000 SF: a free TCO calculator plus a real-estate attorney review. 5,000 to 25,000 SF: tenant rep broker (free to tenant, paid by landlord) plus attorney. 25,000+ SF or specialty: national tenant rep brokerage with sector specialty, plus a lease analytics platform like CompStak ($499/yr DIY) for closed-deal benchmarking.
TL;DR
The commercial lease services landscape splits into four categories: tenant rep brokers (CBRE, JLL, Cushman, Cresa, Savills); lease analytics platforms (CompStak, CoStar, LoopNet); CAM audit firms (specialty boutiques); and TCO calculators (free tools like ours, plus paid platforms). Per CompStak's tenant pricing, DIY closed-deal data starts at $499/yr. Tenant rep broker engagement is free to the tenant in standard markets. CAM audits typically charge contingency on recovery (30 to 50%).
Tenant rep brokers
National brokerages with tenant-side practices, ranked by 2025 transaction volume per Real Capital Analytics 2026 Tenant Rep League Tables:
- JLL ($21.8B 2025 tenant-side volume). Strongest in office and life science. Best for 25,000+ SF complex deals.
- CBRE ($19.4B). Largest national footprint. Strongest for multi-market portfolio tenants.
- Cushman & Wakefield ($14.2B). Strong in retail and industrial in addition to office. Marketbeat reports are industry-standard reference.
- Newmark ($11.9B). Strong East Coast office and life science. Active in Chicago and Boston.
- Colliers ($8.7B). Strong on West Coast and Sun Belt secondary markets.
- Avison Young ($4.1B). Notable for tenant-only practice in some markets.
- Savills ($3.8B). Boutique-feeling national presence; strong in tech and professional services.
- Cresa ($3.2B). Tenant-only by design. Strong for 1,000 to 25,000 SF tenants who want senior attention.
- Lee & Associates ($2.4B). Strong in industrial. Decentralized broker model.
- Transwestern ($2.1B). Notable for healthcare and government tenants.
For boutique vs national: deals under 25,000 SF often get better senior attention from a boutique (Cresa, Savills, Avison Young) because the deal is large enough to matter to a senior broker. Deals over 25,000 SF or multi-market portfolios often need national platforms (CBRE, JLL) for landlord access and data depth.
For depth: Top commercial tenant rep brokers 2026.
Lease analytics platforms
Platforms that provide rent comparables and closed-deal data:
- CompStak ($499/yr DIY tenant access per CompStak pricing). Closed-deal data from broker submissions, more accurate than listing data for effective rent.
- CoStar (enterprise pricing, often $5K+/yr). Dominant institutional platform. Listing-level data is comprehensive; closed-deal data is broker-submitted but less complete than CompStak in some markets.
- LoopNet (free public; CoStar paid tier). Listing-level data; public-facing version is free.
Listing rent and effective rent diverge 10 to 25% in soft markets per the brokerage Marketbeat reports cited. Closed-deal data (CompStak) is the better benchmark for actual deal economics.
CAM audit firms
Boutique firms that audit landlord CAM/NNN reconciliations on contingency:
- Audit recovery rate: typically 30 to 50% of overcharge recovered.
- Average overcharge: 11.4% per Stratafolio's 2025 NYC office sample.
- Trigger window: most leases give 60 to 90 days from CAM reconciliation receipt to invoke audit rights. After that window closes, no formal dispute.
Examples of CAM audit firms: KBKG (national), Ryan LLC, RealEstate Lease Services, Hatfield Philips International. Verify references in your specific metro before engaging.
TCO calculators (this category)
Free and paid tools that model total cost of occupancy. Most free tools (Omni, LeaseRef, Q4 Real Estate, NationalCalculatorAuthority) cover base rent + partial NNN split. None of the top-3 SERP results for "commercial lease cost calculator" model TI, free rent, escalation, and per-metro market data simultaneously.
Paid TCO platforms (Visual Lease, FinQuery, LeaseAccelerator) target enterprise customers with portfolio lease management ($10K+/yr enterprise pricing). Useful for 50+ lease portfolios; overkill for single-deal tenants.
For our take on the SERP top 3: see Compare commercial lease services side-by-side.
Decision matrix: which service do you need?
| Deal size | Term | Service stack | Cost to tenant |
|---|---|---|---|
| Under 1,000 SF, second-gen | Under 3 yr | Free TCO calc + attorney review | $1,500 to $5,000 (attorney) |
| 1,000 to 5,000 SF | 3 to 5 yr | TCO calc + tenant rep broker + attorney | $1,500 to $5,000 (attorney); broker free |
| 5,000 to 25,000 SF | 5 to 10 yr | TCO calc + tenant rep broker + attorney + CompStak | $5,000 to $15,000 (attorney + CompStak); broker free |
| 25,000+ SF or specialty | 7 to 15 yr | National brokerage + attorney + CompStak + (post-signing) CAM audit | $15,000+ (attorney); broker free; CAM audit on contingency |
Tenant rep broker is essentially free to the tenant in standard markets per CCIM fee guide. The landlord pays the commission out of the listing brokerage. Tenants who self-rep don't keep the commission; landlords keep it as margin.
How to evaluate a tenant rep broker
Five questions to ask before engaging:
- What's your tenant-only vs landlord-side balance? A broker who reps both sides has conflict-of-interest risk on your deal. Tenant-only firms (Cresa, Savills) eliminate the conflict.
- Have you closed comparable deals in this submarket in the last 12 months? Specific submarket experience matters more than generic city-level experience.
- What's your data source for effective rent benchmarks? "We have access to CompStak" is good. "We use our internal database" is the right answer for established firms. "We rely on listings" is a problem.
- Will I have a senior broker or a junior? For 1,000 to 25,000 SF deals, senior attention is the differentiator. Boutiques (Cresa, Savills) typically deliver it; national firms vary.
- What's your fee split if there's a co-broker situation? Defines who's on your side if multiple brokers are involved.
How to evaluate a real-estate attorney
Three questions:
- Do you have commercial-tenant-side experience in this metro? Local market practice matters. NYC attorneys know NYC quirks; SF attorneys know SF quirks.
- What's your deal size sweet spot? Boutique attorneys are often better for sub-25,000 SF deals than top-tier firms.
- Flat fee or hourly? Flat-fee structures align incentives. Hourly can rack up on lengthy redline cycles.
When AI tools fit and when they don't
We believe AI-assisted negotiation tools are not a substitute for a tenant rep broker. They help the tenant ask better questions and benchmark proposed terms against the market. They do not negotiate the deal in real time.
Use AI tools for:
- Pre-LOI: benchmarking proposed terms against market
- Pre-redline: understanding what each clause means and what to push for
- Post-LOI: drafting counter-offer language for your broker to review
Don't use AI tools for:
- Real-time negotiation (you need a person in the room)
- Specific legal advice (you need a real-estate attorney)
- Buying or selling decisions on commercial property (you need an investment broker)
For our AI Negotiation Coach: see How to negotiate a commercial lease.
Frequently asked questions
Is a tenant rep broker free for the tenant?
Yes in standard markets. The landlord pays the tenant-rep broker out of the listing brokerage commission per CCIM fee guide. Self-rep tenants don't keep the saved commission; landlords keep it as margin instead.
What's the difference between a tenant rep broker and a listing broker?
Tenant rep represents the tenant; listing broker represents the landlord. Dual agency (one broker representing both sides) is legal in most states but a conflict of interest. Always insist on a tenant-only broker.
How much does CompStak cost?
DIY tenant access is $499/yr per CompStak pricing. Enterprise/professional tiers higher. Gives access to closed-deal data submitted by brokers, more accurate than listing-level data for effective rent.
When should I hire a CAM audit firm?
After your year 1 or year 2 CAM reconciliation arrives, if the reconciliation is materially above your year 1 estimate or above market benchmarks. Audit firms work on contingency (30 to 50% of recovery) and typically pay for themselves.
Can a real-estate attorney replace a tenant rep broker?
No. The attorney handles legal redlines and clause interpretation. The broker handles market data, landlord access, deal economics, and the work-letter (TI) construction process. Both are needed for any deal over 1,000 SF.
What's a good tenant rep broker fee?
Standard tenant-rep commissions are 4 to 6% of gross rent over the term, paid by the landlord. The tenant doesn't directly pay. Self-rep tenants don't capture the commission; landlords retain it as margin.
Should I use CoStar or LoopNet?
For listing search: LoopNet (free) is enough. For deal comp data: CoStar enterprise or CompStak DIY. CoStar's strength is comprehensive listing data; CompStak's strength is closed-deal effective rent.
How accurate is online listing data?
Listing-level data is typically accurate. Closed-deal data (what tenants actually pay after concessions) is best obtained via CompStak. Listing rents and effective rents diverge 10 to 25% in soft markets.
Related calculators
Related guides
- Top commercial tenant rep brokers 2026
- Compare commercial lease services side-by-side
- Commercial lease negotiation tips and AI coach
Sources
- Real Capital Analytics Tenant Rep League Tables accessed 2026-05-02
- CompStak pricing accessed 2026-05-02
- CCIM Tenant Representation Fee Guide accessed 2026-05-02
- Stratafolio CAM Charges Guide accessed 2026-05-02
Not financial or legal advice. Estimates based on publicly available market data and broker reports. Commercial real-estate is highly local and deal-specific. Consult a licensed commercial real-estate broker and a real-estate attorney before signing any lease.
This is a syndicated post. Original article + interactive calculator: https://llcformationcost.com/best-commercial-lease-services//
