NEW Premier Executive Suites in El Segundo, Gorgeous Ocean View!

 

Starting February 1st, 2013, Rachelle Salamon of Premier Business Centers will open up a new and exciting executive suites in El Segundo, CA.  Featuring 12 gorgeous suites, four of which will have beautiful ocean view of El Segundo beach all the way down to Long Beach.  Rachelle will offer each suite with phone and internet package as well as parking and conference room hours.  The smallest all-in package will be priced a bit lower than $900, and the huge 315 corner office will be $2440, with prices in between.

To request a tour of this beautiful center, please call JC Nguyen at 949-800-5507 or email me at jcnguyen@officeblvd.com.

The location is Sepulveda and Grand Avenue in El Segundo.

33 Private Executive Suites Offices from $300 – North Dallas – Class A ClubCorp Building

This center is perfect for entrepreneurs, attorneys, hi tech companies, therapists and open to most businesses.  We have lots of offices available and willing to negotiate.  Call JC at number below to set up tour.

Address: 3030 LBJ Freeway, Dallas TX 75234

Key features:

24 hr access
Free Health Membership with shower facilities
Live receptionist during business hours
High Rise Class A Professional Office with Live Security
3 Conference rooms, including a HUGE boardroom that seats 24!
Covered Parking and private Open lot = lots of parking
LA Fitness is next door for a second health club option.
Easy access to 635 and I-35, short drive to airport, downtown, Carrollton and Lewisville, Galleria and Addison. This is truly the center location of North Dallas.

Call me or email to schedule a tour. I have 33 offices available so let me know what you need and I will make it work. I also have mini suites available!

JC Nguyen 214-435-8623
jcnguyen@officeblvd.com

Orange County Newport Beach Executive Suites at the Conexant Building

Located at 4000 MacArthur Blvd, this beautiful Executive Suites feature furnished offices, bay and mountain views, free visitor parking, ATM’s, auto detailing, a café, and a recreational area. Kimera restaurant and Equinox Fitness is across the street.  This center is very well managed by General Manager, Remaliah Evans.  If you are serious about leasing, Remaliah is very good at meeting budgets.  We have had a US Senator lease an office here, so if it’s good enough for a Senator, it’s good enough for you.  Private offices start at $500, fully furnished!!

To tour this facility, please call JC Nguyen at 949-800-5507 or email at jcnguyen@officeblvd.com.  JC is the best person to get you the best deal.

 

TriWest Plaza – ClubCorp Building, Executive Suites, Great Value in Dallas

This office building is located in North Dallas on 635 near I-35.  It’s a nice high rise with great views of the city.  Plenty of free surface parking too.  There is also a health club called Club Corp, which gives free health memberships to tenants.  This is great for someone who doesn’t have time to go to the gym.  Now you can go to the gym, take a shower, get dressed and go to work in the same building.

This center is managed by General Manager, Debbie Richards. Debbie is a very hard working manager, and she will give you a sweet deal on an office if you are serious about leasing.  She has single offices as well as large mini-suites available.  Price-wise, in comparison with other Executive Suites in Dallas, her prices are more favorable.

The only negative that I see about the center is that currently there is construction along 635 to expand the freeway, which may turn someone off who is driving by.  This does not affect getting in and out of the center.  The back road, Forest Lane, which leads to both I-35 and 635, takes you right to the parking entrance. Also, the construction will not last forever.  If you can withstand the construction, you will get a great deal on a Class A office.

If you would like a quote on an office or schedule a tour, please call JC Nguyen of Office Boulevard. Cell phone is 214-435-8623 or email jcnguyen@officeblvd.com.

 

Yahoo! Center Executive Suites in Santa Monica, CA, recently opened!

The Executive Suites at the Yahoo! Center is located in the heart of the Santa Monica Media District. It is home to companies such as Yahoo, Apple, CBS Broadcasting, HBO, eHarmony, Gensler Architects, Ruben Postaer & Associates, Advanstar, and Colony Capital.

The park-like setting provides great outdoor areas including tennis courts, fields, parks, water features, and lots of outdoor seating. There is an on-site gym available.

Nearby, you’ll find the home of MTV Networks (a Viacom company), Lionsgate, Universal Music Group, Sony Music, and several anchor-tenant financial service firms. The district is easily accessible via the 10 Freeway and Cloverfield Blvd.

Local businesses provide convenient amenities in and around the Yahoo! Center including a health foods market, a Ralph’s grocery store and yoga studios. Nearby restaurants include Bistro of Santa Monica, Café Bizou, Daily Grill, Subway, Prego Ristorante, Trimana, and Café Sol.

If you are looking for office space at this center, email us the following requirements.

1.  Start Date

2.  How many people will be in the office Full-Time

3.  Window or interior office desired, or the least expensive option

4.  Company name, contact person, phone number and email

For any additional questions, please call JC Nguyen at 949-800-5507 or email jcnguyen@officeblvd.com

Executive Suites: Office of the future?

I just spoke to one of my favorite managers in Orange County and she said that she has some terrific corner office suites available…in January!  Her offices average $1000 per office  that includes a phone system, T-1 internet and parking.  Wait a minute, aren’t we in a recession?  Every where I go, I see “Office Available”, or “Building for Sale”.  So why does a high-priced executive suite business center has a 100% occupancy rate?  Is this a fluke?

The fact is, there are many business centers nationwide that have high occupancy rates. Having a high rate of 80% or more in occupancy is a norm in the Executive Suites industry. Think about the type of companies that does well in a recession.  Discounters like Walmart and Target are thriving while other companies are laying off employees in order to survive.  So, are Executive Suites the discounters of the Real Estate industry?  No.  As a matter of fact, on a per-square-feet basis, Executive Suites are more expensive than the traditional office.  So why do Executive Suites do so well as a whole? There are quite a few reasons but the answer here is value.  Think about the last time you went into a burger house.  You can order a deluxe burger with all the trimmings for $3.95, a large fries for $1.99, and a large Coke for $1.79.  Oh wait, let’s look at the combo meals to see if there are any value there.  There it is, everything that you wanted for $5.95.  Executive Suites, in essence, bundle the office and the services together like a value meal and charge you one price.

Let’s look at the normal services that are included in each office package.  Services and packages differ for each business center, so make sure you talk to your center manager and ask her to explain to you everything that is included in your office “value meal”.  For simplicity purposes, let’s look at the services found at most business centers.

• Reception services – think about how much you are paying a receptionist to answer your calls and meet-and-greet your clients. $10 per hour?  In an Executive Suites, the meet-and-greet service is included in your office package, and personalized answering service is a measly $25-$100 per month extra.  This service is worth every dime to have another person represent you and your company.
• Phones and voicemail – How much would you pay for At&T to install a business line at your office?  What happens if your phone service is down, who will be there to get you back up?  A phone system in an Executive Suites averages $50 a month, and if your phone goes down, someone is on it ASAP.  Most business centers charge for long distance calls, so know what you are getting with your phone system so there are no surprises.
• Internet –  The average price for internet in a business center is $50 per month.  The speed varies, but typically it’s  a T-1 line, more than adequate for your computer needs.
• Furniture – Not all Executive Suites include furniture in their office packages, so inquire to see if your office includes furniture.  Sometimes, an office package is cheaper because it does not include furniture.  You can benefit from this if you have your own furniture.  Otherwise, there is a rental program that all business centers have. However, this is done usually through a third party and the prices can be high.
• Parking – does your center has parking fee?  In Los Angeles, it’s difficult to get free parking. So budget the parking in with the office package to make sure you are getting the best deal.  Parking fees range from free to $250/month in downtown LA.
• Conference rooms – Most business centers have conference rooms that will allow you to conduct team meetings and meet with clients.  Check with your business center to see how much usage is included in your lease.
• Misc services that will benefit you and your business – Fax, beverage services, light secretarial duties, catering, networking, conference room usage, copy room services, concierge services are some that comes to mind.  These services are either minimal monthly cost or charged per hour, depending on locations.

I believe that Executive Suites will be the office of the future.  With services like reception, conference room usage, and phone and internet services all packed into your lease at a fair monthly fee, more small companies are moving out of their large traditional offices and home offices into Executive Suites.

____________________

About Office Boulevard:  We are a nationwide Executive Suites search firm. We will help you locate the best office for your requirements at the best price.  Our services is always FREE to you.  To inquire, please contact us at 949-800-5507 or inquire@officeblvd.com.  To inquire online, please go to ineedoffice.com.

2010 Business Centers / Executive Suites Ranking

Office Blvd has ranked business centers that we did business with in 2010.  There are a number of criteria that we used in determining where each center stand. These criteria include:

• Quality of centers and services offered . Visual appearances, diversity of products and services (Quality)
• Value.  What clients received in products and services compared to prices. (Value)
• Response time to lead (Response)
• Communication with Office Blvd on existing leads status, follow up after tours (Communication)
• Report to Office Blvd once a sale has been made (Sale)
• Paying invoice in a timely manner (Invoice)

♦ Bad  ♦♦Below Avg   ♦♦♦Average   ♦♦♦♦Above Avg   ♦♦♦♦♦Best

Premier Business Centers (www.pbcenters.com)

1. Quality:  ♦♦♦♦♦Best – over 60 centers nationwide, mostly Class A offices, excellent locations, beautiful offices
2. Value: ♦♦♦♦♦Best  – very easy to close a Premier property with clients, GM’s and Regional Managers work together with broker to find the best deals for clients, excellent value for the money, would go lower to beat competitor to get business.  Clients win in most cases.
3. Response: ♦♦♦♦♦Best – fast response, they understand the business and move fast
4. Communication: ♦♦♦♦♦Best – Some Premier managers got it down to a science, some you have to nudge but they are very responsive
5. Sale: ♦♦♦♦Above Avg – same response as #4
6. Invoice  ♦♦♦♦♦Best – once an invoice is sent, it’s like clockwork with Premier, usually received within 14 days.

Special kudos to Jennifer Miller and Remaliah Evans, two of the hardest working Premier managers.

Regus (www.regus.com)

1. Quality:  ♦♦♦♦♦Best – 1000 offices worldwide, all Class A offices, excellent locations, beautiful offices
2. Value: ♦♦♦♦Above Avg  – Prices are a little higher, on the average, but they have excellent products, so the prices are justified.  If a client is on an economy budget, it’s harder to close them on a Regus office…just by experience.
3. Response: ♦♦♦♦♦Best – fast response, they understand the business and move fast. They are the best in the biz in this category.
4. Communication: ♦♦♦♦♦Best – I think their competitors need to take notes here. Regus’ computer system sends notices to brokers when a prospect is touring.
5. Sale: ♦♦♦♦♦Best – Again, competitors need to take notes here.  Computer system sends an email to brokers when a deal has been done.
6. Invoice  ♦♦♦♦♦Best – no invoice needed, they process their checks automatically and sends out checks within 21 days.

Special kudos goes to Grant Fawcett, the Area Manager of Orange County.   He is one of Regus’ elite.

Meridian Business Centers (www.meridianbusinesscenters.com)

1. Quality:  ♦♦♦♦♦Best – a couple of handfuls of Class A offices in Dallas/Ft Worth
2. Value: ♦♦♦♦♦Best  – their office package starts at $395, and that includes office, phone, internet, telephone reception, 55 hours conference and more.  That’s hard to beat…anywhere in the county.
3. Response: ♦♦♦♦Above Avg – decent response, they let their prices do the talking, closing ration is below average.  Managers are not aggressive enough.
4. Communication: ♦♦Below Avg – no updates on tours, and hardly any follow up
5. Sale: ♦♦♦♦♦Best – They are one of the best when a sale is done. They promptly follow up with an email with the exact details of the sale.
6. Invoice  ♦♦♦♦♦Best – best of the best here.  They mail a check within 3 days that a sale has closed.

Special kudos go to Heather Johnston and Margaret Peterson.

ABT Executive Suites

1. Quality:  ♦♦♦♦♦Best – Beautiful Class A Executive Suites in Dallas/Ft Worth
2. Value: ♦♦♦♦Above Avg  – Prices are competitive with Regus, still a little higher than others but great products.
3. Response: ♦♦♦Average – good responses for tour availabilities
4. Communication: ♦♦Below Avg – no updates on tours, and hardly any follow ups
5. Sale: ♦♦♦Average – getting better, hope it keeps up
6. Invoice  ♦ Bad – All invoices go beyond 30 days

Special kudos go to Lisa Jones, very hard working manager who get the job done.  Toward the end of 2010, ABT sold 90% of their holdings to Regus, now only operating 2 centers.

Synergy Workplaces (2009)

1. Quality:  ♦♦♦♦♦Best – Beautiful Class A Executive Suites, maybe a couple dozens spread out all over US.
2. Value: ♦♦♦Average  – Average at best.  Competitors were killing them, closed down a handful of centers in CA in past 18 months.
3. Response: ♦ Bad –  nothing good to say here, there is an exception in my kudos below
4. Communication: ♦♦Below Avg – no updates on tours, and hardly any follow ups
5. Sale: ♦ Bad – other than my kudos below, nothing worth noting
6. Invoice  ♦ Bad – We had invoices that went unpaid even after Accounts Payable said that the check is in the mail

Special kudos go to James Reid.  This man works extra hard to get a deal done, great at following up with brokers, very responsive.    Synergy Workplaces is no longer doing business under the Synergy name.

Carr Workplaces (http://carrworkplaces.com/)

1. Quality:  ♦♦♦♦♦Best – Beautiful Class A Executive Suites, over a couple dozen centers concentrated on the East and West Coasts.  Very strategically located in the best part of town.  Century City center is the gem of Los Angeles, with Catalina Ocean view offices.
2. Value: ♦♦♦♦Above Average  – Not the cheapest, not the most expensive, but good value for the locations that they are in.
3. Response: ♦♦♦♦♦Best
4. Communication: ♦♦♦♦♦Best
5. Sale:
6. Invoice:

Kudos to James Reid and Amy Triscari, great experiences working with them in the past.

Newport Business Center at 110 Newport Center Drive, Newport Beach, CA

1. Quality:  ♦♦♦Average – One office in Newport Beach
2. Value: ♦♦♦Average  – High rent for average product, but it’s Newport Beach
3. Response: ♦♦♦♦Above Avg –  Stephanie MacDonald is an excellent manager
4. Communication: ♦♦♦Average – good updates from Stephanie
5. Sale: ♦♦♦Average – not bad, not great, just okay
6. Invoice  ♦ Bad – Had invoices going into 90 days and numerous emails before owner paid

Special kudos go to Stephanie MacDonald.

Alicia Suites in Mission Viejo

1. Quality:  ♦♦♦Average – Nice Class B office in Mission Viejo
2. Value: ♦♦♦♦♦Best  – All Inclusive packages from $399, no nickel and diming, easy sale
3. Response: ♦♦♦♦♦Best – Michael moves fast and does very well to close the lead
4. Communication: ♦♦♦♦♦Best – Michael again communicates very well after every tour
5. Sale: ♦♦♦♦♦Best – Michael promptly informs of a sale that has been completed
6. Invoice  ♦♦♦♦Above Avg – no complaints, invoices usually paid within 30 days

Special kudos go to Michael Broderick and staff, they are always ready for a tour.

Saianvi Investments in Mission Viejo  (http://saianvi.com/)

1. Quality:  ♦♦♦Average – Nice Class B office in Mission Viejo
2. Value: ♦♦♦♦♦Best  – All Inclusive packages from $399, no nickel and diming, easy sale
3. Response: ♦♦♦♦Above Avg – Ritu is always ready for a tour, anytime, very easy to communicate
4. Communication: ♦♦♦♦Above Avg – Again Ritu is a great person to do business with
5. Sale: ♦♦♦♦Above Avg – promptly informs of a sale once it’s done
6. Invoice  ♦♦♦♦Above Avg – no complaints, invoices usually paid within 30 days

Special kudos go to Ritu Thipar, always ready to tour prospects

Regent Business Centers (http://www.regentbc.com/)

1. Quality:  ♦♦♦♦♦Best –  About a dozen offices mostly in California, very beautiful classy offices
2. Value: ♦♦Below Avg  – very expensive offices, but situated in affluent business areas
3. Response: ♦♦♦♦Above Avg – Above average response to leads
4. Communication: ♦♦Below Avg – no updates after tours
5. Sale: ♦♦Below Avg – no updates once a sale has taken place
6. Invoice  ♦♦♦Average – invoices usually paid 30-45 days

Special kudos to Bridget Villeta, she is a pleasure to work with.

Platinum Office Suites (http://platinumofficesuites.com)

1. Quality:  ♦♦♦♦♦Best –  one office in Westlake Village, very beautiful office
2. Value: ♦♦Below Avg  – very expensive offices, hard for brokers to sell, not very negotiable
3. Response: ♦♦Below Avg – below average response to leads
4. Communication: ♦♦Below Avg – no updates after tours
5. Sale: ♦♦Below Avg – no updates once a sale has taken place
6. Invoice  ♦♦♦Average – invoices usually paid within 30 days

Barrister Executive Suites (www.barristersuites.com)

1. Quality:  ♦♦♦♦♦Best –  About 20 offices in Southern Cal, gorgeous offices
2. Value: ♦♦Below Avg  – very expensive offices, hard for brokers to sell, cater to unique clientele
3. Response: ♦♦♦♦♦Best – They jump on the lead immediately
4. Communication: ♦♦♦♦♦Best – communicate mainly via emails to update brokers and other managers
5. Sale: ♦♦♦♦♦Best – communicate via email
6. Invoice  ♦♦♦♦Above Avg – invoices usually paid when client takes space

Special kudos goes to Dawn Armstrong. Aggressive and persistent, gotta love that.

Apollo Business Centers (www.ABCVirtualOffices.com)

1. Quality:  ♦♦♦♦Above Avg – Nice Beverly Hills Office on Wilshire Blvd
2. Value: ♦♦♦♦Above Avg – Very good value with all inclusive packages, prices still high but it’s Beverly Hills
3. Response: ♦♦♦♦Above Avg – Julia is very good about responding to leads and tour schedules, although it seems like she takes on many hats, so she is busy most of the time.
4. Communication: ♦♦♦Average – need more communication here after tours
5. Sale: ♦♦♦Average –  need more communication after sale
6. Invoice  ♦♦♦♦♦Best – great turnaround on invoice

Kudos to Julia, she sends us free leads whenever she can’t help them.

These are opinions expressed by Office Boulevard only.  Different brokers may have different experiences with these business centers.  Special thanks go to Search Office Space and Daniel and Jason Soffer, looking forward to a great 2011!

Virtual Office, Why Do I need One?

In this blog, I’d like to focus on virtual offices, pros and cons,  and what to look for when you are searching for a virtual office for your business.

First off, let’s look at what a virtual office is and what it does for you.  Essentially, when you are leasing a virtual office, you are not leasing a physical office space in an executive suites.  Instead, you are paying for services that the executive suites offer you, and at the same time, giving your customers the appearance that you do occupy physical space.  I hate to use the words “give the appearance”, but the reality is, that is what you are doing.   Face it, office space is expensive, and if you are a struggling business or a startup, it’s hard to shell out $500-$1000 for an office every month.  All your customers see is your business address, and if you are not there 90% of the time, then a virtual office might be your best option.

Let’s highlight the virtual services that are offered through professional executive suites.

• A professional mailing address.  This is most crucial since it identifies your business with the professional location and allows you to collect mail and packages at this location.  The cost for this service range from $50-$100 per month.  Sure you can go out and get a PO Box and pay $5/month, but let’s not fool anybody here, you should never use a PO Box as your professional address.
• Personalized Answering Service.  This is an option  that you do not have to take, but it’s a great benefit to your business.  The cost for this service is anywhere from $50-100 per month, and what you get is a live receptionist who answers calls in your company name during business hours.  The calls then goes to a voice mail and you can choose methods of getting alerts, or you can choose  for the call to transfer instantly to your cell phone, home phone or any phone you designate.  This last option does have some added costs, but well worth it if you are in a business where you cannot afford to miss any calls, and adding a receptionist to your front line only makes you look better.
• Conference Room Access – This is also optional but this option is fantastic if you need to meet with clients once in a while.  The cost ranges from $25-$50 per hour and what you get is a nicely furnished conference room to meet with that important client from out-of-town for an hour.  If you think you will need more than a few hours a month, consider prepaying for  a conference room package.  For example, at Premier Business Centers, you can rent a conference room anytime during business hours for $35 per hour.  At the same time, you can prepay $160 per month and get 16 hours, that works out to $10 an hour!  A nice savings if you know you will need to use quite a few hours of conference time each month.  An important note: conference time cannot be rolled over, this is not a cell phone plan, people.

Let’s look at the pros and cons, in bullet points.  If you have any questions, feel free to call me anytime.

Pros

• Low cost to get started, no overhead.  Literally, $100 can get you started
• Professional business address
• Receive the same services as full-time tenants
• Flexibility to work from home, at the beach, at Starbucks or anywhere you please
• Most offers month-to-month plans, cancel anytime
• Most don’t do a credit check to qualify you for a virtual office.
• On Demand conference or office rentals by the hour
• When it comes time to lease a full-time office, you can upgrade very easily

Cons

• Mail not accessible after business hours and weekends
• Conference room usage is during business hours, in most cases.  Some will offer after hours if you pay an up -charge,  and possibly more charges for security.
• If you use a lot of conference room time to meet clients or have team meetings, then you might end up paying more than a full-time office, and that’s where you’ll eat up your savings

So, now, what do you look for to make sure you are getting the best virtual office for your company?

• Choose a physical office that is close to your home.  This will only makes thing easy for you if you need to stop by to pick up your mail, or meet with a client.
• Pick a respectable company.  This is hard for you since you don’t know what different companies offer and how they can be part of your company growth when the time comes.  For this option, I respectably will ask you to talk to me about this, since I am the expert in this industry and I will give you hard facts to help you determine if a particular executive suites is right for you. For example, a question I may ask you is if you travel in your business and if you meet with clients nationwide or even worldwide.  This will help me focus on companies with nationwide and worldwide presence.
• Visit the center and ask for a tour of the offices.  Don’t just show up, arrange appointments.  I do this for my clients every day, free of charge.
• Price is not a huge concern here because most centers are very comparable in prices for virtual office.  Instead, focus on your decision on what you think of the center, the layout, the staff, and picture yourself working in this environment.  The simple reason is, every who starts with a virtual office eventually gets into a full-time office, so make sure you like where your second home is.

Here is my contact information.  If you have any questions, just pick up the phone or email me, I am always available.  I love what I do, and I love helping people find the best deals.  I will work with you no matter where you live, I have a lot of contacts and I know a lot of people 🙂 My services are always free to you, but all I ask is that you call me BEFORE you call the center manager or other search firms.  That way, I can represent you on your behalf .

Written by JC Nguyen of Office Blvd.  You can find me at http://www.officeblvd.com or contact me  at 949-800-5507 or jcnguyen@officeblvd.com

Dallas Executive Suites, Getting the Most Bang for Your Buck

Dallas/Ft Worth has one of the best market for executive suites.  Offices are cheaper, relatively, and you get more services for your money.  Take phone and internet services, for example.  Let’s say you call AT & T to install a business phone line and High Speed internet in your home office.  Besides installation cost, your monthly cost is around $100-$120 with taxes.  Not bad.  Now let’s look at what you get for the same amount in an executive suite in Dallas.

• Phone system with rollover line and voicemail and free local calling*
• T-1 or T-3 internet, much faster than DSL
• Telephone answering by a receptionist during business hours…WOW

So you see where I am going with this.  You actually save money by investing in an executive suite.  What else do you get?  I am listing these in bullet points so I don’t go on a tangent. If you have any questions, just call me.  For as low as $399** a month, here is what you get.

• A private office with a lock and key
• Furniture, but depending on the center, some of them has a furniture add-on for a few more bucks per month
• Phone and internet and telephone answering, as mentioned above
• Fax line, at some centers this is an add-on
• Usage of luxurious conference rooms, some centers offer up to 55 hours per month!
• All Utilities (My electric bill is over $500 in the summer at home, so do the math)
• 24/7 access
• Kitchen privileges, usually free water and coffee, some offer bagels and doughnuts on certain days
• Live receptionist to meet and greet your clients, priceless for most professions.  Think about how much you would have to pay a secretary in your traditional office space.  This benefit is worth hundreds of $$$ per month.
• Short-term leases, usually up to a year is max
• Copy and mail center, lounges and sometimes fitness centers are benefits of an executive suite
• A corporate feel.  Your clients are immediately greeted by a receptionist, you won’t have clients wandering down a empty hallway…terrible!
• Most have free parking for you and your clients.  Downtown Dallas do have paid parking though, can’t avoid that.

I know I listed some benefits in there, but hey, I’m passionate about this.  I think every entrepreneur and small business should be in an executive suite, it just makes perfect sense.  Plus, these centers are great for networking, and the centers have functions where you can meet other businesses and network with them.

Now a little reason why you should let me represent you for an executive suite.  Plain and simple, I am the best. I’m honest, hard-working, and I maintain excellent relationships with my center managers so that when I call them and ask for a reduction in rent for my clients, or a little more service, more conference room time, or even free rent, they usually oblige.  It’s a little bit of an unfair advantage if you use my free service (YES IT’S FREE), but I’m all about saving money, and I will save you money.   I have a 6 yr old and a 1 yr old, I know how to get the most for my money.  Oh, did I tell you I grew up in Dallas? So I know my territory very well too.  Call me or email me your requirements and let me help you get the best deals.

JC Nguyen

jcnguyen@officeblvd.com

949-800-5507 office

214-435-8623 cell

www.officeblvd.com/dallas.htm

*You do have to pay for long distance, as this is an income center for executive suites.

*$399 is the lowest I’ve been able to get.  The average in Dallas is $500-$1000, depending on size and other factors.

How Much Should I Pay for an Executive Suite?

I come across people everyday who are looking for office space and they want to know how much it would cost to get into executive suites. There are different factors in determining a price for a particular executive suite and I will get into that. But the common misconception is that people expect to pay what they normally pay for traditional office space, and that is just an unfair comparison. The truth is, executive suites range from $3-$10 per sqft, and when I mention that, the calculators in their brain start working overtime, and the result is: I can’t afford that! I need, they would say, 1000 sqft. So you are telling me that it would cost me at least $3000/month for an executive suite? Well, yes, if you need that much space. Executive suites have common areas that are shared by all tenants: conference rooms, reception area, kitchen, restrooms, etc…these common areas are not charged to you directly. It is built into your monthly fee. In a traditional office space, these common areas account for more than 70% of your office. So in reality, you are really paying for about 300 sqft of office space, and at $3/sqft, your monthly cost is $900…much more manageable.

Let’s first talk about the advantages of executive suites over traditional office space. I will just put them down as bullet points so I don’t get into a lengthy discussion and get off topic. If you have any questions, just contact me directly.

• Very flexible lease terms, month-to-month leases up to one year or longer.  Traditional office requires 3-5 year commitment
• No HUGE capital outlay to get into an executive suite versus a traditional office space
• Pay for only the number of offices that your company needs.  If you grow, you can always add more offices when you are ready without affecting the terms of your lease.
• All NNN costs are included.  This include utilities, CAM or Common Area Maintenance charge, janitorial and taxes.
• Plug and play, you can move into your office the next day.  Phone and internet are in placed and ready to go.
• Corporate feel, your clients will feel that you are in the corporate environment and may feel better about working with you.
• Receptionist meet and greet and telephone answering.  How much would you have to pay to hire your own receptionist?  Think about this one…it’s priceless
• One price covers all.  Know exactly how much is going out every month.

Disadvantages

• Higher cost per sqft.  Not bad considering what I included above.
• Proprietary phone and internet.  You cannot bring in your own system, and you pay for long distance phone usage at list price.

These are factors that will drive a price on executive suites.  Again, in bullet points

• location, location, location.
• window office or interior, expect to pay $100 or more for a window office of the same size vs. interior office
• Class A or Class B
• Availabilities at that center
• Square footage, there is a big difference between a 150sqft office and 175sqft office
• manager’s discretion

That last bullet point is very important, in my opinion, because a manager has to do what is best for his/her center to be profitable, so they will give the best deals to online brokers who have good relationships with them and continually send them quality clients.  Having said that, I’m going to copy and paste my last point to clarify why you need me 🙂

Work with a local, respected online broker who knows the managers and can get you better deals. These brokers are different from the traditional real estate brokers because all they focus on are executive suites. Not all online brokers are created equal. Look for one who is in the same market as you, and seems to know the managers and availabilities and specials. These are the ones who can pick up the phone to their favorite managers and get you extraordinary deals that you can’t get yourself. Their services are free to you, and in most cases, you will get a better deal. The important thing is to contact the broker BEFORE you contact any executive suites managers. This enables the broker to represent you on your behalf.

Written by JC Nguyen. If you have any questions, please contact JC at 949-800-5507. JC is a well-respected online broker for the Orange County/LA Executive/Dallas Executive Suites. His email is jcnguyen@officeblvd.com and his web site is http://www.officeblvd.com.

 

JC also works with all executive suites nationwide. The nationwide and worldwide link ishttp://www.ineedoffice.com