South Austin Office Space
South Austin is where the small-suite market actually lives. If you need 800 square feet for a practice or a studio, this is the submarket that has it — and it is the hardest inventory in the city to find on a listing portal, because much of it never gets posted.
Free to tenants — landlords pay our fee.
Our current south Austin listings
3 active listings we represent in South Austin. Our book is deliberately small — every assignment gets senior-level attention.
What South Austin is actually like
- South Congress and South Lamar are low-rise, walkable, and priced for the neighborhood they sit in rather than for their construction.
- The Ben White and 290 corridor is the workhorse: professional and medical buildings, flex, and warehouse, with parking that actually works.
- Owner-user buildings turn over here more than anywhere else in Austin, which makes it the most realistic submarket for a small company to buy rather than lease.
Who it suits: Professional practices, medical and dental users, studios, and small businesses that want to stay south of the river — plus owner-users looking to buy.
What it costs
South Austin spans a wide range — small finished professional suites at one end, flex and warehouse at a fraction of that at the other. Market-wide, average asking rent is ~$42/SF full-service. Across our current south Austin lease listings, quoted rates run $8.00 to $36.00/SF.
Austin-wide, vacancy is 15.7% and falling — its first year-over-year decline since 2022 — with net absorption of ~2.6M SF over the trailing year. Average asking rent is ~$42/SF full-service (~$51 Class A, ~$37 Class B).
Source: CoStar Austin Office Market Report, Q1 2026. More detail on the Austin office market page.
Why search south Austin with us
As of June 30, 2026, 45% of Austin’s available spaces — and 53% of office spaces — weren’t listed on LoopNet. Search on your own and you are seeing part of the market. We work from CoStar and from the south Austin landlords and brokers we deal with every week, so the list you get is the whole list — not the portal’s version of it.
We have been doing this in Austin since 1999, we represent tenants and a deliberately small book of local owners, and our advice to tenants stays unbiased because of it. No big-firm bureaucracy. No junior agents.
Other Austin submarkets
Downtown Austin · Central Austin · North Austin & The Domain · Northwest Austin · Southwest Austin · East Austin · Cedar Park & Round Rock
