Oxford Partners LLC

10/15/2026

The Woodlands Commercial Real Estate Market Posts Mixed Results Heading Into Fall

New data from Caldwell Cos. shows The Woodlands area commercial market moving in different directions across property types as of early September (Community Impact). Office vacancy ticked down slightly from Q3 2025, reaching 12%, while retail vacancy edged up to 4% and industrial vacancy rose 1.7% to 6.4%.

Rental rates climbed across all three sectors. Retail saw the largest increase at $3.28 per square foot over the period, followed by office at $1.26 per square foot. Industrial rates continued a trend of steady growth dating to Q3 2023, adding $0.84 per square foot since last year.

On the construction side, industrial remains the most active sector despite a net decrease of six buildings under construction compared to Q3 2025. One new office development broke ground in early September, the first since April. Office rental rates now sit near $29 per square foot monthly, while industrial rates approach $15 per square foot.

The Woodlands continues to attract occupiers across sectors, and the data reflects a submarket with genuine demand fundamentals. For tenants evaluating space in The Woodlands or surrounding north Houston submarkets, current conditions reward careful planning and experienced representation.

For tenants navigating this environment, building and submarket selection have never mattered more.

Reach out to our team at (713) 647-6400 or [email protected] to talk through your options.

Read the article here: https://communityimpact.com/the-woodlands/real-estate/the-woodlands-area-commercial-real-estate-sees-mixed-vacancy-rental-trends-in-september/

Vacancy rates grew slightly in retail and industrial real estate while office vacancy shrank in early September in The Woodlands area, according to data.

10/14/2026

Congrats to Vincent Vega for representing your client on the purchase of this property, and thank you again to Micha Van Marcke for your cooperation and effort in completing this transaction!

10/13/2026

Congrats to Chase McAteer for representing your client in this Lease Renewal, and thank you again to Andrew Elliott for your cooperation and effort in completing this transaction!

10/13/2026

Houston's Energy Legacy Is Becoming Its Manufacturing Advantage

A thoughtful opinion piece in the Houston Chronicle argues that the conversation about Houston's economic future has been framed incorrectly for years. The question has never been whether Houston could diversify away from energy. Houston's energy legacy built something durable: engineers, skilled trades, complex infrastructure, and supply chains capable of solving hard physical problems. Those same capabilities now drive demand in advanced manufacturing, aerospace, life sciences, and the digital economy (Houston Chronicle).

Research cited in the piece estimates the United States could see nearly $1 trillion in advanced manufacturing construction between now and 2030. After analyzing roughly 1,500 industrial submarkets nationally, Houston emerged as one of the highest-conviction markets for capturing that investment. Port Houston, an extensive highway and rail network, two major airports, NASA's Johnson Space Center, and the Texas Medical Center combine to create an industrial ecosystem that is difficult to replicate elsewhere.

The author makes a point that economists call agglomeration: manufacturing investment tends to cluster where suppliers, infrastructure, skilled labor, and customers already exist. Each new investment strengthens the ecosystem and makes future investment more likely. Bristol Myers Squibb's planned $2.3 billion advanced manufacturing facility in Generation Park is one concrete example of that thesis playing out in real time.

For industrial occupiers evaluating Houston, the fundamentals that make this market attractive for large capital commitments are the same ones that support long-term occupier demand. Oxford Partners works exclusively with tenants and buyers, with no obligation to any landlord or developer.

For tenants navigating this environment, building and submarket selection have never mattered more.

Reach out to our team at (713) 647-6400 or [email protected] to talk through your options.

Read the piece here: https://www.houstonchronicle.com/opinion/outlook/article/houston-manufacturing-future-industrial-markets-22455056.php

Hines Research analyzed industrial markets across the U.S. Houston is among the best prepared to grow.

10/08/2026

Who Is Your Broker Really Representing?

Most commercial real estate firms represent landlords and tenants under one roof, which creates a conflict of interest tenants rarely see. A telltale sign appears when a tenant rejects a listing and the agent asks what else the tenant would like to see. An agent with other listings owes a fiduciary duty to those owners too. Larger firms often disclose that conflict in the boilerplate of their representation agreements. Ours contain no such language.

In this clip from our full video, Ryan Hartsell and Chase McAteer also explain why contacting the landlord directly at renewal gives up leverage immediately, and why hiring a tenant rep broker does not raise the rent. Our fee often comes from the commission the landlord already owes its listing agent, and we typically save clients 10 to 30 percent off the landlord's proposal.

If your lease is approaching expiration, the order of your first calls shapes your negotiating position. Reach out to our team at (713) 647-6400 or [email protected] to talk through your options.

Watch the full video: https://youtu.be/33Yc7aPsi1o?si=c_zdlUa4MCjTew8E

10/08/2026

Congrats to Sam Marnoy & Chase McAteer for representing your client in this Lease Renewal, and thank you again to Parker Noble for your cooperation and effort in completing this transaction!

10/06/2026

Congrats to Sam Marnoy & Matt Rogers for representing your client in this Sublease!

10/02/2026

Congrats to Perry Mazzone for representing your client in this Office Lease, and thank you again to Ellen Armour, Andrew Armour, and Eric Coates for your cooperation and effort in completing this transaction!

10/01/2026

Houston Industrial Market Report — Q3 2026

Houston's industrial market faces rising vacancy and negative rent growth in Q3 2026, as five consecutive quarters of supply outpacing demand shift leverage firmly toward tenants.

Key Points:

• Vacancy climbed to 7.4%, roughly 100 basis points above the 10-year average, with CoStar projecting an additional 60 basis points of increase before vacancy peaks in early 2027.

• Asking rents fell 1.6% year over year to $9.45/SF, the steepest decline since 2010, as landlords now commonly offer four to six months of free rent on five-year terms to secure occupancy.

• Houston's construction pipeline of 28.8 million SF ranks second in the U.S. behind only Dallas–Fort Worth, with roughly 75% of that space still available for lease.

Read the expert insight on absorption trends, development activity, and what's next for Houston's industrial sector.

View or download the Q3 Industrial Market Report:
https://oxfordcres.com/houston-market-reports/

10/01/2026

Houston Office Market Report — Q3 2026

Houston's office market is showing early signs of an inflection point in Q3 2026, as vacancy edges down from its peak and leasing activity recovers from last year's lows.

Key Points:

• Vacancy fell to 19.6%, down from a peak of 20.1% in early 2025, as market-wide availability dropped to 70.4 million SF, a five-year low.

• Asking rents reached $30.50/SF, up 0.7% year over year, with trophy towers in corridors like CityCentre and Memorial City posting gains of 10–20% over the past 18–20 months.

• The construction pipeline hit a record low of 1.3 million SF, with more than 85% of that space already preleased, sharply limiting competitive pressure from new deliveries.

Get the full report to explore Houston's evolving office market and identify
where leasing and investment opportunities are emerging.

View or download the Q3 Office Market Report:
https://oxfordcres.com/houston-market-reports/