What is the average office lease rate in Round Rock?

Direct asking rates for Class B office in Round Rock typically range from low-$20s to low-$30s per square foot on a full-service basis, with spec-suite product at the upper end of that range. Sublease space prices 15–25% below comparable direct space for blocks above 5,000 SF.

Is now a good time to buy an owner-user office building in Williamson County?

For owner-users with stable space requirements and a 7-plus year hold horizon, the current market is constructive: cap rates are wider than 2021 lows, financing is available for owner-occupants at competitive terms, and the supply pipeline is constrained. The decision is asset-specific — talk to a broker who can read the comp set.

What is a spec suite?

A spec suite (speculative suite) is a small office space — typically 1,500 to 5,000 SF — that a landlord has fully built out and furnished before a tenant signs. The tenant moves in within days rather than waiting 60-120 days for a custom buildout. Williamson County landlords with spec-suite product are leasing in 30-60 days at face rates.

Williamson County · Office properties

Office Commercial Real Estate — Williamson County, TX

Williamson County office space for owners, investors, and tenants.

Williamson County office demand has bifurcated. Small-footprint professional services drive sub-5,000 SF leasing along the I-35 corridor while larger blocks above 15,000 SF face a sublease overhang. Spec suites lease in 45-60 days at face rates; concessions are tightening. Owner-user demand for well-located, parking-and-signage buildings remains active in Round Rock and Georgetown.

16 active listings Ask for an off-market read

What I represent in office

Owner-users acquiring small office buildings (3,000–20,000 SF) with parking and signage.
Tenants seeking flexible-term office suites in Round Rock, Georgetown, Cedar Park, and Leander.
Landlords leasing direct office space, repositioning sublease blocks, or pursuing spec-suite programs.
Investors underwriting medical office, executive suite, and value-add office assets.

What the office market is doing

Small-footprint tenants under 5,000 SF account for the majority of net absorption in Williamson County office.
Sublease availability above 15,000 SF remains a structural drag — assume it as the relevant comp.
Class A spec-suite product in established corridors is leasing in 30-60 days at face rates near flat YoY.
Concessions have trimmed by roughly half a month of free rent per year of term over the last twelve months.

Available Inventory

Active office listings in Williamson County

For Lease

Office · Office Building · 4,273 SF

206 W Main St, Round Rock, TX

206 W Main St, Round Rock, TX, 78664

Highly visible retail in Downtown Round Rock on the traffic circle with great foot traffic. Perfect for mortgage company, real estate brokerage, architect, attorney, CPA, insurance broker, barbershop.

$750 per month (MG)

For Lease

Office · Office Building · 11,452 SF

1930 Rawhide Drive, Round Rock, TX

1930 Rawhide Drive, Round Rock, TX, 78681

Professional office space with exceptional finish-out. Each suite has private offices with new finish-outs, kitchenette, and restroom.

$21.60/SF/Year MG

For Lease

Office · Office Building · 7,036 SF

Henna House

309 W Main, Round Rock, TX, 78664

Offices For Lease In Historic Henna House

$20 - 24 SF/yr (NNN)

For Sale / Lease

Office · Office Building · 3,880 SF

Axis Design Building

106 W Bagdad Ave, Round Rock, TX, 78664

For Lease or For Sale | Distinctive Historic Creative Office – Downtown Round Rock

$2,300,000 (sale) · $28.00/SF/Year + NNN (lease)

For Sale / Lease

Office · Office Building · 1,672 SF

Round Rock West Park #101-102

595 Round Rock West Drive Unit 101-102, Round Rock, TX, 78681

Rare opportunity for owner/user with a tenant in place, this is a great investment opportunity. Office condo includes 3 offices, reception area, break area and private restroom, and 10' ceilings. All communications…

$300,000.00 Each (sale) · $1,850 per month (MG) (lease)

Spanish Oaks Professional Plaza | Bldg. 1

For Lease

Office · Office Building · 4,800 SF

Spanish Oaks Professional Plaza | Bldg. 1

13625 Ronald Reagan Blvd. Bldg. 1, Cedar Park, TX, 78660

Building 1 | Suite 100: First floor professional office condo with reception, 10 hard-walled offices, bull pen, conference room 3 ADA restrooms, breakroom. Upgraded finishes. Near retail. Perfect for medical, dental,…

$26.00/SF/Year + NNN

For Lease

Office · Office Building · 30,625 SF

1608 Royston Ln, Round Rock, TX

1608 Royston Ln, Round Rock, TX, 78664

Value office/flex space in Royston Lane Business Park. 14 hard-walled offices, conference room, large bullpen area, common area breakroom and restrooms. Possible warehouse with grade level door. Perfect for engineer,…

$12.50/SF/Year + $8.03 NNN

For Lease

Office · Office Building · 14,000 SF

Grand Avenue Office Park Bldg. 1 & 4

821 Grand Avenue Parkway, Pflugerville, TX, 78660

Grand Avenue office park, professional office park campus. Beautiful grounds/landscaping along the Gilleland Creek. Gazebo and picnic areas, large trees. From E-Suites to larger office/retail, shared conference room…

$600 - 800 per month (NNN; Gross)

For Lease

Office · Office Building · 5,000 SF

Highland Lakes Building

20500 Ranch to Market 1431, Lago Vista, TX, 78645

Beautiful Austin limestone and steel class A professional office building in heart of Lago Vista with great visibility, location and views. Creative space near retail and rooftops. Perfect for medical, attorney, real…

$1,000 - 2,000 per month (NNN; Gross)

For Lease

Office · Executive Suites · 912 SF

Breakaway Park Office Condos #102

507 Denali Pass Drive, Cedar Park, TX, 78613

Executive Office Suites for Lease – Cedar Park, TX

$2,200 per month (MG)

For Sale

Office · Office Building · 1,716 SF

600 Round Rock West #303 & #304

600 Round Rock West Dr, Round Rock, TX, 78681

Rare chance to acquire a fully leased, income-producing office condo in one of Round Rock's most established suburban office corridors.

$575,000

For Sale / Lease

Office · Office Building · 2,300 SF

3906 Menchaca Rd, Austin, TX

3906 Menchaca Rd, Austin, TX, 78704

Rare freestanding office, medical, or retail building in South Austin, directly across from the South Austin Senior Activity Center, an ideal setup for pharmacy, medical, wellness, or service-based users looking to…

$1,875,000 (sale) · $36.00/SF/Year + NNN (lease)

For Lease

Office · Office Building · 4,857 SF

1100 Round Rock Ave, Round Rock, TX

1100 Round Rock Ave, Round Rock, TX, 78681

Common restrooms, break room, and waiting area for clients Street Signage available Tenants have 24-hour access Janitorial service provided at no additional cost

$900 per month (MG)

For Lease

Office · Office Building · 15,000 SF

505 E Palm Valley Blvd, Round Rock, TX

505 E Palm Valley Blvd, Round Rock, TX, 78664

15,000 SF two-story office building located less that one mile east of IH-35 on the south side of E Palm Valley Blvd (HWY 79)

$24.00/SF/Year + NNN

For Lease

Office · Office Building · 21,925 SF

Chisholm Plaza

1611 Chisholm Trail, Round Rock, TX, 78681

Offices For Lease on Chisholm Trail Road

$12.00/SF/Year + Est. $7.15 NNN

For Lease

Office · Office Building · 11,600 SF

103 S 12th St, Pflugerville, TX

103 S 12th St, Pflugerville, TX, 78660

- Elevator inside the building - Interior/exterior camera security system - Water softener in building - Door access system and plenty of parking - Tenant pays electric; Suites separately metered - Janitorial provided 2…

$16.00/SF/Year MG

Market Reports

Recent office market reports

Austin Office, Q1 2026 Q1 2026 · Austin MSA
Round Rock Office, Q1 2026 Q1 2026 · Round Rock

Frequently Asked

Common questions about office in Williamson County

What is the average office lease rate in Round Rock?: Direct asking rates for Class B office in Round Rock typically range from low-$20s to low-$30s per square foot on a full-service basis, with spec-suite product at the upper end of that range. Sublease space prices 15–25% below comparable direct space for blocks above 5,000 SF.
Is now a good time to buy an owner-user office building in Williamson County?: For owner-users with stable space requirements and a 7-plus year hold horizon, the current market is constructive: cap rates are wider than 2021 lows, financing is available for owner-occupants at competitive terms, and the supply pipeline is constrained. The decision is asset-specific — talk to a broker who can read the comp set.
What is a spec suite?: A spec suite (speculative suite) is a small office space — typically 1,500 to 5,000 SF — that a landlord has fully built out and furnished before a tenant signs. The tenant moves in within days rather than waiting 60-120 days for a custom buildout. Williamson County landlords with spec-suite product are leasing in 30-60 days at face rates.