How to Choose the Best Office Space for Your Business

How to Choose the Best Office Space for Your Business in Waco

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The right office space can boost productivity, attract talent, and enhance your brand image. But with so many options in Waco, how do you make the right choice? Here’s Cromwell Commercial Group’s step‑by‑step guide to help you land the perfect space.

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Location & Accessibility

Location plays a key role in Waco’s competitive business landscape.

• Major highways & thoroughfares: being near I‑35, Loop 340, or US‑84/US‑77 can shorten commutes for clients and employees.
  
  
• Proximity to amenities: restaurants, banks, fitness centers, and nearby coffee shops make lunch breaks and meetings easier.
  
  
• Public transit & parking: while Waco relies less on public transit than big metro areas, being near bus routes or in a walkable district (e.g. downtown, university corridors) can be a plus. Parking is critical, always try to have reserved spaces not only if you have a steady flow of clients coming to your office for meetings, but also for the estimated size of your on-site team. 

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Space Configuration

Once you’ve narrowed down the general location, internal layout is your next priority.

• Layout & Flexibility: consider whether an open floor plan or private offices best support your team’s workflow. Spaces that allow easy reconfiguration, non-load-bearing walls, adaptable partitions, and layouts that maximize natural light are all factors that support future growth.
  
  
• Functional Support Areas: don’t overlook essentials like break rooms, restrooms, reception areas, and conference rooms. These shared spaces play a critical role in daily operations and client-facing interactions, regardless of industry.
  
  It is key to understand the difference between your Rentable SF versus your Usable SF. Buildings with large core factors can offer the amenities you desire but will come with costs. 

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Building Amenities 

A building’s features can shape both your daily operations and long-term satisfaction.

• Accessibility, Safety & Convenience: look for properties with ample parking, smooth traffic flow, and secure access (like keycard systems or gated entry). Good lighting, after-hours access, and ADA compliance also contribute to a comfortable, professional environment.
  
  
• Infrastructure & On-Site Support: reliable internet, strong HVAC systems that are located correctly and electrical capacity are must-haves. Bonus points for buildings with well-maintained common areas, janitorial services, and extras like shared lobbies, cafés, or fitness spaces.

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Lease Terms & Flexibility

A great office won’t work if the lease terms don’t support your business needs.

• Term Length & Renewal: shorter initial leases (3–5 years) offer flexibility during growth. Ensure renewal and expansion options are included with set terms if you can get them.
  
  
• Costs & Fees: understand how rent escalates (fixed, CPI, market-based) and review CAM, taxes, and insurance fees carefully. Set increases negotiated on the front end are most common in Waco, and you if you have a FMV increase, try to have a limit set.
  
  
• Tenant Improvements & Build-Outs: clarify who funds build-outs, who owns improvements at lease end, and whether improvements can be removed.
  
  
• Exit & Subleasing Options: flexible termination, subleasing, and assignment rights can protect you if circumstances change.
  
  
• Tenant Representation: partnering with Cromwell Commercial Group ensures you negotiate favorable terms and find the best fit for your business.

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Find the Office Space That Fits Your Business Needs

See available office listings or contact our tenant representation specialists today.

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Contributing Agent: 

Luke Holler

luke@cromwellcommercialgroup.com 

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