Lease cost analyst services price between $0 (free TCO calculators like ours) and $7,500 per single-deal CBRE/JLL engagement. CompStak DIY closed-deal data is $499/yr per CompStak pricing. Tenant rep broker representation is free to the tenant in standard markets, paid by the landlord. CAM audit firms work on contingency at 30 to 50% of recovery.
TL;DR
The commercial lease services landscape has four meaningful categories: TCO calculators (free to enterprise SaaS), lease analytics platforms (CompStak $499/yr DIY, CoStar enterprise $5K+/yr), tenant rep brokers (free to tenant), and CAM audit firms (contingency). Choose by deal size and ops capacity. Most small business tenants need a free calculator + tenant rep broker + real-estate attorney; enterprise tenants add lease analytics + CAM audit.
The four categories
1. TCO calculators
Free or low-cost tools that model total cost of occupancy. Our pillar calculator is in this category. Top SERP competitors include Omni Calculator, LeaseRef, Q4 Real Estate, NationalCalculatorAuthority. Most cover base rent + partial NNN; few model TI, free rent, escalation, and per-metro market data simultaneously.
Use case: pre-LOI deal modeling, comparison shopping across metros, sanity-check before broker engagement.
Cost: free to $0/yr.
2. Lease analytics platforms
Platforms with rent comparable 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 $5K+/yr. Dominant institutional platform; comprehensive listing data; closed-deal data weaker than CompStak in some markets.
- LoopNet: free public; CoStar paid tier. Listing-level data; public-facing version is free.
Use case: benchmarking proposed deal terms vs market, due diligence on landlord ask.
Cost: $0 (LoopNet) to $5K+/yr (CoStar enterprise).
3. Tenant rep brokers
National brokerages with tenant-side practices. Top firms by 2025 transaction volume per Real Capital Analytics 2026 Tenant Rep League Tables: JLL ($21.8B), CBRE ($19.4B), Cushman & Wakefield ($14.2B), Newmark ($11.9B), Colliers ($8.7B), plus tenant-only specialists Cresa, Savills, Avison Young.
Use case: any deal over 1,000 SF. Broker provides market intelligence, landlord access, and deal-economics expertise the calculator can't substitute for.
Cost: free to tenant in standard markets. Landlord pays the commission.
4. CAM audit firms
Boutique firms that audit landlord CAM/NNN reconciliations on contingency. Examples: KBKG, Ryan LLC, RealEstate Lease Services, Hatfield Philips International.
Use case: post-signing, when annual CAM bill exceeds $50K and reconciliation has 20%+ swings YoY.
Cost: 30 to 50% of recovery on contingency. Typical recovery rate per Stratafolio 2025 audit sample: 11.4% of CAM charges on average.
Side-by-side comparison
| Service | Cost | Use case | Best for |
|---|---|---|---|
| Free TCO calculator | $0 | Pre-LOI deal modeling | All tenants |
| CompStak DIY | $499/yr | Closed-deal benchmarks | 5,000+ SF tenants |
| CoStar enterprise | $5K+/yr | Comprehensive market intel | Multi-deal portfolio managers |
| LoopNet (free) | $0 | Listing search | Light search use |
| Tenant rep broker | Free to tenant | Full-service rep | Any 1,000+ SF deal |
| CAM audit firm | 30-50% contingency | Post-signing audit | $50K+ annual CAM |
| Real-estate attorney | $1.5K-$15K flat or hourly | Lease redline | Any deal |
When AI tools fit
We believe AI-assisted negotiation tools help the tenant ask better questions and benchmark proposed terms against the market. They do not negotiate the deal in real time. Use them as preparation, not representation.
Use cases for AI tools:
- Pre-LOI: benchmarking proposed terms against market
- Pre-redline: understanding what each clause means
- 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 (you need an investment broker)
For our AI Negotiation Coach: see How to negotiate a commercial lease.
How to evaluate a service
Three filters:
- Data freshness and primary source. "We license CompStak data" is good. "We aggregate from public listings" is weaker. "We have proprietary closed-deal data" is highest quality if verifiable.
- Conflict of interest. Tenant-only firms (Cresa, Savills) avoid landlord-side conflicts. Dual-side firms (CBRE, JLL) need information-walling practices.
- Specialty fit. Industrial deals need industrial brokers. Lab/life science deals need specialty brokers. Generalist firms can be fine for general office and standard retail.
Frequently asked questions
Is a free calculator enough for a major lease decision?
It depends on deal size. For a 1,000 to 5,000 SF lease in a soft market, our calculator + a real-estate attorney review is often sufficient. For 10,000+ SF or a multi-year long-term commitment, engage a licensed tenant rep broker.
Can the AI compare tool replace a broker?
No. AI helps you understand market rates and ask better questions. A broker negotiates the deal, has off-market access, and represents your fiduciary interest in the room.
How accurate is CoStar / LoopNet rental 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.
What's the difference between CompStak and CoStar?
CompStak's strength is closed-deal effective rent data submitted by brokers. CoStar's strength is comprehensive listing data and institutional-grade research. For tenant-side use, CompStak's effective rent benchmarks are typically more useful for negotiation.
Should I hire a CAM audit firm proactively?
Hire when annual CAM bill exceeds $50K, the reconciliation has 20%+ YoY swings, or you don't have internal accounting bandwidth. The 11.4% average overcharge per Stratafolio means most audits leave the tenant net positive even after 30 to 50% contingency.
What's the difference between a TCO calculator and a lease management system?
TCO calculator models a single deal's all-in cost. Lease management system (Visual Lease, FinQuery, LeaseAccelerator) tracks 50+ leases for portfolio operators with FASB ASC 842 compliance. Different use cases.
Is LoopNet enough for searching?
For listing search: yes. For closed-deal benchmarks: no. LoopNet shows what landlords are asking, not what tenants are actually paying. Pair with CompStak or a tenant rep broker for closed-deal context.
When do I need a real-estate attorney vs a generalist business attorney?
For commercial lease redline, always a real-estate attorney with commercial experience in your metro. Local market practice matters substantially. Generalist business attorneys often miss niche risks (radius restrictions, co-tenancy, capital pass-through language).
Related guides
- Best commercial lease services 2026
- Top commercial tenant rep brokers 2026
- Commercial lease negotiation tips and AI coach
Sources
- CompStak Pricing accessed 2026-05-02
- Real Capital Analytics Tenant Rep League Tables 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://commercialleasecost.com/articles/compare-commercial-lease-services/
