Question: What is build-to-suit and why is it a smart move for businesses in today’s market—especially in places like Austin?

Answer: Build-to-suit (BTS) allows businesses to develop customized facilities designed from the ground up to suit their exact needs. In markets like Austin—with scarce mid-sized industrial inventory, rising competition, and a need for operational efficiency—BTS delivers strategic flexibility, cost control, brand alignment, and long-term financial predictability.

For a detailed exploration of these trends, you can read the full article below ⬇️

Let’s start with the basics. Build to suit is exactly what it sounds like: a real estate development model where the property is designed, constructed, and delivered to match the tenant’s specific operational requirements. Rather than adapting to an off-the-shelf building, businesses get the rare opportunity to shape their facility from the ground up. Everything—from square footage and layout to loading dock locations, HVAC capacity, electrical service, and even aesthetic branding elements—is tailored to fit the user’s needs.

Why Build-to-Suit Makes So Much Sense Right Now

• A Shrinking Pool of Suitable Space

Austin’s industrial market is booming—but not necessarily for everyone. Most speculative developments in recent years have been aimed at large-scale users—think 100,000+ square feet and up. Meanwhile, the demand from small to mid-sized manufacturers, logistics companies, and service firms (many needing just 5,000 to 20,000 SF) has steadily climbed. The problem? Inventory for that segment is vanishingly scarce. BTS fills that void by allowing users to create their own path rather than compete for ill-fitting leftovers.

• Built for How You Actually Work

Off-the-shelf buildings come with compromises. Maybe the dock doors are on the wrong wall. Maybe the ceilings are too low. Or maybe you just need more office space than the standard ratio allows. With BTS, those limitations disappear. From day one, the space works with your operations—not against them. Whether you're a specialty fabricator who needs heavy three-phase power and crane-ready bays, or a food supplier requiring specific cooling zones and USDA-compliant finishes, BTS makes it possible.

• Better Branding, Inside and Out

Your building is part of your brand, especially if customers or partners visit regularly. With build to suite, you can create a physical environment that reflects your company’s identity—from the signage and façade to the lobby design and interior finishes. Even beyond aesthetics, BTS allows companies to shape the customer journey in a way that's intuitive and aligned with their values.

• More Control, Less Waste

Older buildings often come with hidden costs: inefficiencies, awkward layouts, or the need for expensive retrofits. BTS minimizes those issues by giving you more control over materials, layout, and energy systems. That means fewer surprises, better long-term performance, and lower maintenance costs.

• Strategic Site Selection

You’re not limited to the few buildings currently on the market. You get to choose where your next location will be. At CIP, we help clients explore land opportunities in growth markets like Manor, Buda, Kyle, Liberty Hill, and Hutto—areas with strong infrastructure, proximity to major highways, and available workforce. It’s not just about finding land. It’s about finding build to suit land that makes sense for your long-term goals.

• Financial Predictability

With BTS, tenants often enter into long-term leases, which can lock in rental rates and provide predictability for years to come. For owner-users, it can mean building equity in a facility that appreciates over time. Either way, the long-term cost structure is often more favorable than jumping from lease to lease.

How CIP Guides You Through the Build-to-Suit Journey

Build to suit may sound complex, but with the right partner, it doesn’t have to be. At CIP, we bring a full-service, start-to-finish approach that demystifies the process and delivers results.

A Hypothetical Build-to-Suit Success Story

Imagine this: A regional manufacturing company based in Central Texas is juggling operations across three outdated warehouse leases. One building handles raw materials, another handles final assembly, and a third—miles away—is used for shipping. The setup is inefficient, costly, and slowing them down. On top of that, their equipment requires specialized electrical capacity, and their racking system barely fits within the ceiling clearance of the existing spaces.

They reach out to CIP looking for a better way. Together, we sketch out a plan for a single, consolidated build-to-suit facility. We locate a parcel of land in a high-growth corridor just outside Austin, close to major transit routes and a reliable labor pool. The site allows them to design a facility with high-clearance racking, redundant power systems, and a dedicated logistics zone—exactly what their operation demands.

Fast-forward to today: They’re up and running in their new space, productivity has increased, delivery times have shortened, and employee satisfaction is up. They’re already eyeing the adjacent pad site for Phase Two.

This isn’t just a feel-good story—it’s a playbook. And it’s exactly what we help clients do every day.

Is Build-to-Suit Right for You?

If you’ve hit the ceiling (literally or figuratively) in your current space, or you’re planning a strategic expansion, build-to-suit could be the solution that unlocks your next chapter. While it may take more upfront planning, the payoff is a facility that’s purpose-built for how your business actually runs. And in a market like Austin, where flexibility and speed-to-market matter more than ever, it’s an edge that’s hard to beat.

Build smarter. Grow stronger. Do it your way.