Southcreek News

Executive Office Suites in Overland Park, KS

Finding the executive suites in Overland Park that will best serve your businesses needs involves some research and consideration. Some factors to think about discussed in a previous post include anticipation of your business’s growth, common area maintenance charges, and types of rent. Here are a few more to think about:

Tenant Repairs and Improvements. Who is responsible for making repairs—the landlord or you? Find out during negotiations. You also might want to ask about what kind of improvements, including signage, you are allowed to make or not make.
Renting and Subletting. If you do think you will use all of the space available, you might want to ask the landlord if it is possible for you to sublet that extra space, and what the specific terms of that action might be.
Competing businesses. Some leases in certain locations include a clause that states that the landlord cannot rent space to similar businesses or your direct competitors within a specific distance of where you are located. Ask about this clause during negotiations if you think this might be an issue for your business.
Parking and Access. If you will be having customers or clients frequent your business space, you might want to make sure they will have adequate and convenient parking space.

Knowing and planning out every detail of what you want in your executive office in Overland Park can help you navigate negotiations more successfully and smoothly.

If you want to learn more about Overland Park office space for rent in one of Southcreek’s many available buildings in the area, give us a call at 913-685-4100!

SAFEHOME Flag Football Tournament Near Southcreek Office Park

Enjoy some fall football for a good cause in the 2012 SAFEHOME Red Flags for Domestic Violence Flag Football Tournament! Here is some information about this upcoming event, you can also check out the SAFEHOME football flier 2012:

Date: October 27th 2012

Time:
Coed check-in at 8:00 am
Coed play at 9:00 am
Open check-in 8:00 am
Open play at 9:00 am

Location:
Mid-America Sports Complex
20000 Johnson Drive
Shawnee, KS

Tournament Info:
•   32 team limit
•   13 teams in each Open and Coed Division
•   Pool Play
•   Professional referees
•   Each team guaranteed 3 games, and championship games for each division

Game Info:
•   30 minute games
•   Two 15 minute halves with a 5 minute halftime
•   Fields are 60 x 40 yards

Admission
•   $275 per team up to 12 players – Public Safety Team (police, fire, etc.)
•   $350 per team up to 12 players – All other teams
•   $10 per additional player

Other Info:
•   Players receive tournament shirts
•   1st and 2nd place teams get trophies
•   Two concession stands will be open at the Mid-America Sports Complex
•   No outside food or alcohol allowed
•   Rainout date is November 3rd (In the event of another rainout, your sponsorship/registration will be considered a donation)

If you are looking for Overland Park office space for rent, give one of Southcreek’s commercial real estate brokers in Overland Park a call at 913-685-4100!

Office Space for Rent in Kansas City

Looking for office space for rent in Kansas City can be a challenging process for business owners to take on by themselves. While research certainly makes it possible to conduct this process on your own, here are some advantages that some businesses have found to working with a commercial realtor:

Less Frustration. Renting commercial real estate is not the simplest process. Letting a professional handle some of the paperwork can help you sidestep a lot of that stress.
Saving Time and Money. A professional, experienced realtor might help you save money by using their knowledge of the nuances of the rental process to negotiate the best possible lease for your business.
Peace of Mind. The real estate rental process can be tricky, all too full of mistakes that are very easy for the inexperienced lessee to make, and these mistakes could cost your business more money than you intended to spend. The help of a realtor could help you stay on top of all of your important deadlines and avoid those costly mistakes.

Careful research and some business smarts can help you handle a commercial real estate transaction on your own, but the help of a professional might be worth considering if you are worried about the stress and potentially expensive mistakes associated with renting Kansas City office space.

If you would like to learn more about Southcreek’s available Kansas City office space for rent, give one of our commercial realtors a call at 913-685-4100!

Office Space for Lease in Overland Park

If you have decided that working with a commercial realtor to find office space for lease in Overland Park is in your company’s best interests, the next step is to find a realtor that will best represent your goals. Here are a few characteristics of a good realtor that you might want to consider as you decide who to work with:

Full-Time. There are both full-time and part-time professionals out there, but the downside of choosing a part-time realtor who only works a few days a week or on weekends is missing out on several opportunities.
Experienced. Find out about the background of realtors you are considering. How many transactions do they typically handle per year? A more experienced realtor will help make your transactions run smoother.
Trustworthy and Likeable. Since you will be forming a business relationship with this person, you want someone who is easy for you to talk to, understands your business’s needs, and is confident and trustworthy.
Internet Savvy. Like most businesses, commercial real estate rental has become more and more dependent on the internet. The internet allows you to find properties faster, so be sure to pick a realtor who knows their way around the Web.
Agrees to an “Out Clause.” You do not want to get stuck in a long contract with an agent that you are not getting along with. Maybe they impressed you in their interview or came with good credentials, but it is possible for relationships to go bad, so including an “out clause” in the contract could come in handy.

If you need an agent to help you in your search for Overland Park office space for lease, be sure that they are someone who you are going to be comfortable working with and who is going to best protect the interests of your business.

Need help finding executive suites in Overland Park? Give one of our commercial realtors a call at 913-685-4100!

Office Space Overland Park KS

Figuring out the correct value of an office space in Overland Park KS can be a tricky business, especially when you factor in property taxes. One way to investigate the correct value of a piece of commercial real estate is to find out what nearby properties are valued. It can also be helpful to have a little background information on factors that determine property taxes:

Market Value. Market value is officially considered the price a buyer would pay for a certain property. It is important to not confuse the dollar amount your company is paying for property tax, because oftentimes businesses are assessed at a lower dollar value for the purpose of property taxes.
Property Improvements. Contrary to the belief of many small business owners, building improvements actually will not raise the property tax rate for several years. So spending money on improvements now could actually improve the value of your real estate soon.
Historical Value. Whether or not a property is considered “of historical significance” could be either a good or a bad thing for your taxes depending on the local government. Some governments tax businesses more if they are in a historical area, while others actually assess lower taxes.

If you want to get a better read on whether the price of an Overland Park office space for lease is fair and accurate, doing a little background research into factors like these might be useful.

Want to learn more about Overland Park office space for rent? Give us a call at 913-685-4100 and feel free to ask us any questions you have about Southcreek properties!

Overland Park Office Space for Rent

Before you wrap up your search for Overland Park office space for rent and sign that dotted line, you might want to carefully go over several different aspects of your lease with a commercial real estate agent or your potential landlord. A previous post suggested a few topics you might want to discuss; here are a few more to think about:

Amenities. You might want to ask about what is included in the space you are renting: do you have your own restrooms, or will you be sharing? Does the building have a security system? Central air conditioning? Is it wired for high-speed internet? Find out about these and other included amenities.
Terms. You will want to decide whether you would prefer a short or a long-term lease. Think about the future of your business, and consider whether the space you are looking at will have enough room for you to grow in the next few years, especially if you are want to expand your business’s services or hire more employees. You can ask about the possibility of expanding into more space in that same location. The benefit of a long-term lease is that you could potentially negotiate for special terms, such as an adjustment to your rent during a slow season. You might also want to find out what happens once your lease ends to avoid any issues such as your rent doubling.

It cannot hurt to thoroughly review these and other important topics before you sign a lease for your new Kansas City office space!

If you would like to discuss any of these topics in regards to Southcreek’s available Kansas City office space for lease, give us a call at 913-685-4100!

Overland Park Office Space for Lease

So you have narrowed down your search for Overland Park office space for lease and you are getting ready to seriously and consider and sign a lease. Before you go forward, make sure that you fully understand all of the details of what you are signing. Here are a few topics that you might want to discuss with a commercial real estate agent or a potential landlord before committing to a lease:

Cost. A real estate agent or some careful research on your part can help you find out what the average lease costs in your area for a basis of comparison. Remember that areas that are high-traffic or more desirable for various reasons will cost more than areas that are less desirable. Be sure to find out not only what the cost per square foot is, but also other costs included in the final price, such as common area maintenance, property taxes, utilities, property insurance, or trash collection. You might also want to inquire about what the space itself includes—the “shell” (walls and concrete floors), or more than that?
Traffic. Is your business one that relies heavily on foot traffic, as in the case of retail or restaurants? If so, you might want to ask about the traffic numbers in the property area you are considering. A business that is a destination will need to make sure the property has ample and convenient parking for customers. A good commercial real estate agent should be able to provide you with demographics, car counts, and any other necessary information.

These are just a few things to investigate before signing a lease to make sure you are getting the best deal on office space in Overland Park KS for your business (check out the next post for more)!

If you have any questions about Southcreek Office Park’s available executive suites in Overland Park, give us a call today at 913-685-4100!

Executive Office Overland Park

Looking for an executive office in Overland Park? Here are some tips to help you in your search:

Hire the best broker for the job. If you are thinking about utilizing a broker, be aware that most commercial real estate brokers focus on only one or two types of property (i.e. warehouses or offices). Be sure to find a broker that has experience with the type of space you are looking for.
Be careful with subleasing. If you want to sublease a space you are renting, make sure that you are aware of what your lease document says about this. Most landlords have the right to approve your subtenant. Remember that if your potential tenant defaults, you will still be responsible for the lease.
Find the right amount of space for your business. This is a tricky line to walk, because not enough space can hurt your business’s productivity, but too much can be a waste of your business’s money. You might consider consulting a space planner, architect, or real estate advisor to accurately determine how much square footage you will use.
Think about future real estate needs. Consider how you want your business to potentially grow in the next few years. Are you growing at a steady, moderate pace, or would you like to double your employees soon? Bear in mind that most leases are at least five years, so be sure not to commit to something that you will outgrow in the next year or two.

Keeping in mind these and other tips could be useful as you look for the best possible Kansas City office space for your business!

If you are looking for Kansas City office space for lease in the Southern Johnson County area, give one of Southcreek’s commercial realtors a call at 913-685-4100 to learn more about our available spaces!

Kansas City Office Space for Lease

Did you know that office space is usually one of the largest expenses for a growing company? Think of what your company could do with some money you save by negotiating the best possible lease. Not all Kansas City office space for lease offers standard terms, but here is a little bit of information on leases that could help you become a little more knowledgeable:

Terms of the lease. Long term-lessees typically have the advantage of potentially gaining concessions from their landlord. However, the needs of your company may change depending on growth and other factors, so a good middle road might be a shorter-term lease with renewal options.
Permitted use of the space. Office leases usually include a part that states the allowed uses of the rental space. It is in the lessee’s best interests to make this clause broad in case you want to sublease or diversify your business.
Rent increases. You will rarely find fixed rent in the case of a long-term lease, so be prepared to negotiate about your annual rent increases, usually based on percentage increases in the CPI (Consumer Price Index). If possible, you can try to arrange for the CPI increase not to start until two years and try to cap the amount of each annual increase, or discuss the possibility of a predetermined fixed increase.
Subletting and assignment. Your business might want to negotiate a flexible subletting and assignment clause to account for potential reorganizations, mergers, or share ownership changes.

Learning the language of leasing is a good step in making sure that your business saves money when securing your new executive suites in Kansas City.

If you would like to ask questions you have about Overland Park office space for lease through Southcreek Office Park, give us a call at 913-685-4100!

Fall Festivals Near Southcreek Office Park

Fall weather is perfect festival weather! There are so many Fall festivals in the Kansas City area that are an excellent way to spend an October weekend with family and friends. Here are just a few to look into:

Smithville Octoberfest. Head to Smithville October 12th-13th for a weekend of bands, vendors, a carnival, food, and more!
Missouri Town 1855 Fall Festival. Jackson County is hosting a weekend of music, crafts, and a little bit of history in an antebellum setting with old-fashioned games for the kids from October 6th-7th!
Pumpkinfest. Don’t miss the lighting of the Great Pumpkin Mountain—thousands of electrically lit jack-o-lanterns coming to life with one flick of a switch—as well as other festival activities in St. Joseph, MO from October 12th-15th.
Weston Irish Festival. Just because it isn’t March doesn’t mean you can’t enjoy some Irish culture in great fall weather! Enjoy live Irish musicians and dancers at the Weston Irish Festival from October 12th-13th.
Holiday Mart 2012. Get a little early Christmas shopping in with over 220 specialty retailers at Bartle Hall from October 18th-21st!

Read the October issue of What’s Up at the Creek for more fun Fall happenings!

If you are looking to relocate your office this Fall, give one of our commercial real estate brokers in Kansas City a call at 913-685-4100, and we can help you find the Kansas City office space that is just right for your business!