One building, one deal story and one piece of market intelligence per episode.
No waiting for a phone call. Every proposal, counter, tour and landlord reply posts to the app as it happens, with a note from James on what comes next. Robertson Partners is the first with a client-facing app: every step, every document, every date.
You'll see it in your first meeting.
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Up 15 points since 2014 and the highest on record. One in four downtown square feet is empty, and landlords are competing for you.
Cushman & Wakefield, Q3 2026 · history: CoStarReal money, not deferred rent. Your negotiating floor, if you know to ask.
CoStar Houston Office Market Report, Feb 2026$110 to $120 a foot in new space.
CoStar Houston Office Market Report, Feb 2026Houston leads the country in a record wave of defaults. Distressed landlords make deals.
You leave with the landlord's loan maturity where it is public, your building's vacancy, and what comparable tenants signed recently. Bring your lease. We bring the data. On a lease, the landlord typically pays our fee.
The deal, the workplace strategy, a workforce analysis worth $50,000 from any consulting firm, and the systems behind all of it. One engagement. One point of contact.
We were trained inside the largest firms in the world and we respect them. Then we built what they cannot: a connected intelligence system, an agentic team and a client app. Here is the difference, line by line.
Every one of these runs on the people you know and the agentic team behind them. Each card shows who's on it.
Every viable option in your target submarket, identified and analyzed, not just listed.
Current data on every published data point for every office and industrial building in Texas, scrubbed and analyzed around the clock and fed straight to the agentic team. No stone unturned. Client data stays private. Then James's 18 years decide where the leverage is.
Your deal, documents, dates and broker activity, live on your phone and shareable with your team.
Built around your timeline, budget and market position for maximum concessions.
Your team benchmarked against industry standards to find optimization and automation opportunities.
Once you're a client, you're always a client. Before, during and after the lease is signed, you have an advocate: lease audits, surprise landlord charges, any situation with your landlord. Moving in? We connect you with vendors and developers from one of the largest networks in the city. Direct access to James on every deal.
Three people you'll know by name, and four agentic team members working behind them around the clock. Every recommendation is reviewed by James before it reaches you.
The brain of the operation. Runs every system and agent for James, and pulls live intel on any building, submarket or landlord in seconds.
James's digital twin. Holds every step of the tenant-rep process to Fortune 500 corporate real estate standards.
Knows the market backwards and forwards. Connects the dots across outside data, comps and trends. Never sees client data.
Type A by design. Holds the calendar, critical dates and admin together so every train arrives on time.
Every recommendation is reviewed by James before it reaches you. Client data never goes into AI.
Downtown to The Woodlands, the Galleria to Sugar Land. Every published data point on every office and industrial building in Texas, kept current by our systems, our network and 18 years of James's own deals. Right now the market is fractured: Tier 1 towers are hot, everything else is soft, and the leverage lives in knowing which side your building is on.
You leave with the landlord's loan maturity where it is public, your building's vacancy, and what comparable tenants signed recently. Bring your lease. We bring the data. On a lease, the landlord typically pays our fee.
Case studiesEvery engagement below started with a problem a typical brokerage would have priced and passed on. Read any one of them for what we saw, what we did, and what it was worth to the client.
Seventeen buildings, 183 small suites, serious security problems and a first-time owner. We fixed the safety problem first, then built the leasing and management machine ourselves.
Open the deal file
Four exam rooms to two, a landlord-paid build-out, medical use written into a lease that prohibited it.
Open the deal fileEvery email, exhibit and drawing in one sealed file. The reply quoted the record back line by line.
Open the deal file
The building wasn't built heavy. The renewal next door got free rent, an HVAC allowance and the wall at the landlord's cost while he found out.
Open the deal fileA 22,000-square-foot tenant negotiating like an institution.
Open the deal fileA nurse-led nonprofit, a landlord that reversed on a hospital bed, and sixty pages of rules read before the first tour.
Open the deal file
Three clauses fixed the same afternoon, the deposit cut, and a deal saved over a start date.
Open the deal fileA verbal "that's not a problem" became a termination right.
Open the deal file
Three free months and a landlord-funded build-out in 102 days.
Open the deal fileThree suites priced all-in, the meeting question answered in the lease instead of after it.
Open the deal fileDeferred maintenance the seller had already budgeted, done sooner. Nobody lost the price argument.
Open the deal fileHarris County consolidated into 1111 Fannin.
Open the deal fileThe first phase of a program past a billion dollars.
Open the deal fileYou leave with the landlord's loan maturity where it is public, your building's vacancy, and what comparable tenants signed recently. Bring your lease. We bring the data. On a lease, the landlord typically pays our fee.
James reviews a quarterly report on Houston office space, filmed in an office setting instead of the studio. He says activity is declining quarter over quarter because of hybrid work, rising rates and companies reducing their footprint. In his opinion the rate of decline is faster than in the past, and he says that spells opportunity for tenants who need space in markets like downtown.
He puts overall Houston vacancy above 25%, with softer submarkets such as southwest Houston near the Beltway running 30% and sometimes 40% for buildings. Negative net absorption is up again by over 200,000 square feet. His takeaway is that as long as more people move out than move in, landlords will look for strong credit tenants, which creates opportunity for tenants.
"negative absorption means that more people moving out than moving in"
"landlords are going to be looking for strong credit tenants to be able to occupy these spaces"
The newest episode plays here automatically, straight from the channel. Pick another below.
All episodes on YouTube ↗Written notes for each episode: what was covered and the key points.
Hover to look around. Tiles with an episode open it right here.
▶ Episode
▶ EpisodeJames on the numbers, then short cuts that play as you scroll.
Office Insiders is the commercial real estate show Houston never had. Every episode: one building, one deal story, one piece of market intelligence that changes how you think about your own space. Built for CEOs, CFOs and business owners who want to understand the market, not just be told what to do in it. Ten minutes to watch, or listen on your commute.
$2.5 billion closed over 18 years in Houston. Client-first, every time.
Sruthi walks every building with James and reads it the way a tenant will live in it.
OfficeEvery Tuesday: one market stat, one deal insight, and one thing your landlord hopes you don't know. Three minutes. Free.
Principal · Robertson Partners Houston
Outthink. Outmaneuver. Outperform.
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Earlier2004, City of Houston Controller's Office, Director of Community Relations. 2009, founded WorkSpace Commercial Real Estate as Managing Broker. At Grubb & Ellis, 94 on the national exam, highest in the Houston office.
EducationUniversity of Houston, B.B.A. in Management, C.T. Bauer College of Business. Two-term Student Body President, elected by the largest margin in school history. Four-year Jesse Jones Scholar. Middle linebacker, UH football.
When a real estate decision is one the business will live with for years, owners and executives call James. He walks in already knowing the market, the building, and the people on every side of the table.
His career runs through Grubb & Ellis (Houston Top 10), CBRE, and JLL, where he chaired the Black Professionals Network and led the AI technology tiger team. He founded Robertson Partners on one rule: the client comes first, every time. Clients range from locally owned businesses to Fortune 500 companies and some of the nation's largest public institutions.
He hosts Office Insiders, Houston's Commercial Real Estate Show, on YouTube, Instagram and LinkedIn.
Sruthi walks every building with James and reads it the way a tenant will live in it. Interior design, aesthetics, curb appeal, walkability: the lifestyle and luxury layer a rent roll leaves out. She is the firm's ambassador and co-hosts Office Insiders with James.
He helped my company find our first office space 10 years ago. Since that time, James has worked with us to expand and open 5 additional office locations across the US.
James was able to explain every detail regarding the operating costs and provided us with a detailed analysis of why they were so high… We were able to get the terms on the lease that protect us from inflated operating costs.
From locally owned businesses to Fortune 500 corporations and some of the nation's largest public institutions.
Renewing, relocating or evaluating a purchase, it starts with one conversation. No pitch. No obligation. Just data relevant to your situation.
Tell us your building, your lease expiration and your approximate square footage. We'll tell you what the market means for your position and whether an engagement makes sense. You decide.
Book a 15-minute snapshotYou leave with the landlord's loan maturity where it is public, your building's vacancy, and what comparable tenants signed recently. Bring your lease. We bring the data.
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