FAQ

About Boehm Commercial Group

Who is Boehm Commercial Group?

Boehm Commercial Group is a Texas-based commercial real estate brokerage specializing in investment sales, leasing, land, and advisory services across the Texas Hill Country and Central Texas markets. 

Boehm Commercial Group is based in the Texas Hill Country, with a strong presence in Boerne, Kendall County, Kerrville, Comfort, Ingram, Bandera, and the greater San Antonio region.

Yes. Boehm Commercial Group prioritizes long-term client relationships and emphasizes trust, transparency, and ongoing advisory support to help clients make informed commercial real estate decisions over time. Instead of focusing solely on closings, Boehm Commercial Group acts as a long-term commercial real estate advisor, guiding clients through acquisitions, dispositions, leasing decisions, portfolio strategy, and changing market cycles. Many clients work with Boehm Commercial Group across multiple transactions and years, reflecting a relationship-driven approach grounded in accountability and performance. 

Boehm Commercial Group serves Boerne, Kendall County, Kerrville, Comfort, Ingram, Bandera, San Antonio, and surrounding Hill Country growth corridors along IH-10 and Hwy-46 in Texas. They have completed projects in 16 states and Puerto Rico. 

Yes. Boehm Commercial Group focuses exclusively on commercial real estate and income-producing properties, including investment, leasing, land, and specialty asset classes. 

Boehm Commercial Group works with property owners, investors, developers, business owners, tenants, and family offices seeking professional commercial real estate guidance.

BCG specializes in office, industrial, office-warehouse, retail, self-storage, senior living, land, mixed-use, and other specialty commercial assets. 

Glen Boehm, CCIM, is the founder and managing broker of Boehm Commercial Group and a Texas commercial real estate professional specializing in Texas investment and advisory transactions. Learn More

CCIM stands for Certified Commercial Investment Member, a designation awarded to commercial real estate professionals with advanced training in financial analysis, market analysis, and investment strategy. Less than 1% of all agents are able to earn the CCIM designation. CCIM-designated brokers have proven experience and expertise in underwriting, valuation, and risk analysis, which helps clients make better-informed commercial real estate decisions. 

CCIM stands for Certified Commercial Investment Member, a designation awarded to commercial real estate professionals with advanced training in financial analysis, market analysis, and investment strategy. Less than 1% of all agents are able to earn the CCIM designation. CCIM-designated brokers have proven experience and expertise in underwriting, valuation, and risk analysis, which helps clients make better-informed commercial real estate decisions. 

CCIM stands for Certified Commercial Investment Member, a designation awarded to commercial real estate professionals with advanced training in financial analysis, market analysis, and investment strategy. Less than 1% of all agents are able to earn the CCIM designation. CCIM-designated brokers have proven experience and expertise in underwriting, valuation, and risk analysis, which helps clients make better-informed commercial real estate decisions. 

Glen Boehm’s CCIM training allows him to evaluate properties based on cash flow, risk, and market fundamentals rather than assumptions or surface-level metrics.

Glen Boehm brings over 20 years of hands-on experience across investment sales, leasing, land, self-storage, and advisory transactions throughout Texas and the Hill Country markets. 

Owners choose BCG for the vast experience and relationship focus as well as market-driven pricing, disciplined underwriting, local expertise, and an advisory-first approach focused on outcomes rather than volume. 

BCG prioritizes relationships first as well as financial accuracy, buyer qualification, and strategic positioning instead of overpricing or transactional volume. 

Boehm Commercial Group is advisory-first (relationships come first). Transactions are the result of informed strategy, not the starting point. 

BCG prices properties using NOI, lease risk, market demand, and comparable sales rather than price-per-square-foot assumptions. 

Yes. BCG provides broker opinions of value to help owners make informed decisions before listing or refinancing. 

Yes. BCG provides broker opinions of value to help owners make informed decisions before listing or refinancing. 

Yes. With over two decades of experience, BCG assists investors with identifying and closing suitable replacement properties for 1031 exchange strategies.

Yes. BCG represents both landlords and tenants in commercial lease negotiations across multiple asset types. 

Yes. BCG facilitates off-market discussions when appropriate and aligned with client objectives. 

Yes. Boehm Commercial Group prioritizes long-term client relationships and emphasizes trust, transparency, and ongoing advisory support to help clients make informed commercial real estate decisions over time. Instead of focusing solely on closings, Boehm Commercial Group acts as a long-term commercial real estate advisor, guiding clients through acquisitions, dispositions, leasing decisions, portfolio strategy, and changing market cycles. Many clients work with Boehm Commercial Group across multiple transactions and years, reflecting a relationship-driven approach grounded in accountability and performance. 

Texas and Texas Hill Country properties often involve zoning, ETJ regulations, water supply districts, septic systems, and rural infrastructure that require vast experience and local knowledge. 

BCG tracks zoning changes, development activity, lease rates, sales data, and infrastructure projects across Texas and the Texas Hill Country communities.

Buying, Selling & Investment Strategy

How do I sell a commercial property in Texas?

Selling a commercial property involves valuation, underwriting, pricing strategy, marketing, buyer qualification, due diligence, negotiation, and closing. Unlike residential sales, commercial transactions are data-driven and often require extensive financial documentation and longer timelines.

Most commercial properties take six to twelve months to sell, depending on asset type, pricing accuracy, lease structure, and market conditions. Properties that are overpriced or poorly positioned often take significantly longer. 

The decision to sell depends on income stability, market demand, interest rates, tax exposure, and reinvestment plans. A broker opinion of value helps owners evaluate timing objectively instead of emotionally. 

Sellers typically provide rent rolls, leases, trailing twelve-month financials, surveys, title information, and operating expense data. Well-organized documentation increases buyer confidence and shortens due diligence. 

Yes. Many investors prefer properties with tenants because stabilized income reduces risk. Lease terms and tenant quality play a major role in pricing. 

Listings often fail due to unrealistic pricing, weak financials, poor marketing, or lack of qualified buyers. Overpricing is the most common issue.

Buyers focus on NOI, lease terms, tenant stability, market demand, and exit strategy before reviewing physical features. 

Buyers focus on NOI, lease terms, tenant stability, market demand, and exit strategy before reviewing physical features. 

Buyer urgency is created through accurate pricing, strong financial performance, limited supply, and professional marketing that reaches the right audience. 

A value-add property offers upside through lease-up, rent increases, operational improvements, or repositioning. These properties carry more risk but higher potential returns. 

Deals most often fail due to financing issues, environmental concerns, lease problems, zoning restrictions, or title defects discovered during due diligence.

Landlords, Tenants & Lease Structure

What is a triple net (NNN) lease?

A triple net lease requires tenants to pay base rent plus property taxes, insurance, and maintenance expenses. This structure shifts operating risk to the tenant and is common in retail and industrial properties. Learn More

In a gross lease, most expenses are included in rent. In a NNN lease, expenses are passed through to the tenant. Each structure has different risk and cost implications.

Commercial lease terms generally range from three to ten years, depending on asset type, tenant investment, and market conditions.

A TI allowance is a landlord contribution toward tenant build-out costs. The amount depends on lease length, tenant credit, and market competition.

Yes. Tenant representation brokers protect tenants during negotiations by addressing rent, operating expenses, flexibility, and long-term cost exposure.

In most cases, yes. Tenant brokers are typically compensated by the landlord through leasing commissions.

Early termination depends entirely on lease language. Some leases include termination options or buyout provisions, while others do not.

Renewals are negotiated based on market conditions, tenant performance, and existing lease terms. Renewal options provide tenants with future flexibility.

Longer lease terms, strong tenants, and predictable expense structures increase value by reducing risk.

Asset Classes & Specialized Commercial Properties

Self-storage, industrial, land, senior living

What is considered industrial real estate?

Industrial real estate includes warehouses, flex space, manufacturing facilities, and distribution centers. These properties support logistics, service, and production uses. 

Self-storage properties are valued primarily on NOI, occupancy, unit mix, management efficiency, and market demand rather than traditional tenant leases. 

Self-storage offers diversified tenants, shorter rental terms, strong cash flow control, and relative resilience during economic downturns.

Owners should organize financial records, occupancy reports, unit mix data, and operational systems to support underwriting.
Learn More

Senior living real estate includes income-producing housing designed for older adults and often involves operational and service components beyond traditional multifamily. 

Senior living typically includes services, amenities, and age-specific considerations that affect operations, expenses, and valuation. 

Yes. Land held for development, investment, or income-generating purposes is considered commercial real estate. 

Unrestricted land has no zoning limitations, allowing broader potential uses, particularly in rural Texas markets. 

Three-phase power supports heavy equipment and industrial users, making properties more attractive to certain tenants.

Commercial Real Estate Fundamentals

What is commercial real estate and how is it different from residential real estate?

Commercial real estate refers to income-producing property used for business or investment purposes. This includes office buildings, retail centers, industrial and warehouse facilities, self-storage properties, senior living communities, land held for development, and mixed-use projects. Unlike residential real estate, commercial properties are valued based on income and cash flow, not comparable sales alone. Leases are longer, more complex, and negotiated individually. Financing relies heavily on property performance rather than borrower income, and decision-making is investment-driven rather than lifestyle-driven. 

The main commercial real estate asset classes include office, retail, industrial, self-storage, multifamily, senior living, land, mixed-use, and specialty properties such as RV parks or medical facilities. Each asset class carries different risk profiles, management requirements, and valuation methods, which is why specialization and underwriting discipline are critical. 

Commercial property is valued using three primary methods: the income approach, the sales comparison approach, and the cost approach. The income approach is most common and focuses on net operating income (NOI) and risk. Comparable sales help validate pricing, while the cost approach is typically used for new or specialty construction. 

Net operating income is the annual income generated by a commercial property after operating expenses but before debt service, depreciation, and taxes. NOI is the foundation of commercial valuation and investor decision-making because it reflects a property’s true operating performance.

A cap rate is a metric used to estimate return by dividing a property’s NOI by its purchase price or market value. Cap rates help investors compare properties based on risk, income stability, and market conditions. Lower cap rates typically reflect lower perceived risk, while higher cap rates indicate greater risk or upside. 

Highest and best use refers to the most profitable, legally permissible, physically possible, and financially feasible use of a property. This analysis is especially important for land and transitional assets, where current use may not reflect the property’s full value potential.

Underwriting is the process of analyzing a property’s income, expenses, lease terms, risk factors, and market conditions to determine value and feasibility. Professional underwriting is essential because buyers and lenders rely on realistic assumptions, not optimistic projections. 

A broker opinion of value is a market-based pricing analysis prepared by a commercial broker to help owners make informed decisions. A BOV is advisory and market-driven to reflect buyer behavior and risk, while an appraisal is formal, standardized, and typically required by lenders 

Investors prioritize stable NOI, strong lease terms, tenant credit, market demand, and clear exit strategy. Predictable income and manageable risk are more important than aesthetics.

Let’s Get In Touch

Boehm Commercial Group loves to stay in touch with current and potential clients. Do not hesitate to reach out with any comments, questions or concerns! We love hearing from you!

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About Boehm Commercial Group

The Boehm Commercial Group has decades of experience in the Texas Commercial Real Estate Industry.  The vision from day one has been, “Integrity & Honesty”.  Every action taken and every decision made is filtered through this measure.  Our intense focus on being a source of value to our clients has led us on our mission to be relationship driven.  It is very important to develop lifelong relationships, while assisting our clients with their individual goals and objectives.  With broker relationships across the country, we have the ability to scale our services to accommodate the scope of any project. Call the Boehm Commercial Group for your Texas Commercial Real Estate needs. Click HERE to read what our other clients have said.

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