In West Texas – where oilfield timelines are tight and operational needs are anything but standard – industrial real estate decisions can’t be made on guesswork. Whether you’re expanding a service yard, developing a maintenance shop, or relocating your company headquarters, the choice comes down to this: Do you go with an existing facility, spec build, or fully customized build to suit (BTS)?: 

Let’s break it down for today’s market and help you decide what makes the most sense for your business.

Understanding Your Options

Build-to-Suit (BTS)

• Ground-up construction tailored precisely to your requirements- crane capacities, executive office space, yard layout, truck courts, clearance heights, etc.
• Ideal for long-term operators who need full control from day one.

Speculative (Spec) Builds

• New, developer-built properties with generic specs, quick occupancy.
• Good if you have a short timeline and basic building needs.

Existing Facilities

• Ready for occupancy now. Could be renovated to fit your needs – faster and often cheaper than BTS.
• Best when strike price matters more than customization.

When Each Option Works

Go Build-to-Suit If:

• You need custom industrial infrastructure (e.g., 50‑ton cranes, trench drains, lab space, etc.).
• You’re committed to long term-leasing or buying.
• You need full operational readiness on Day 1.
  

Go Speculative If:

• You need standard warehouse or shop space but want a new building. 
• Flexibility is key, and you want shorter terms.

Keep in mind: spec inventory is often limited, and anything with heavy-duty specs in the Midland-Odessa market is leased and/or sold fast.

Go Existing If:

• You want fast and more affordable.
• You’re okay with some retrofit work for to-your-needs specs.
• You want to avoid long construction timelines.

What’s Right for West Texas Operators?

In markets like Midland, Odessa, and the broader Permian Basin, we’re seeing a shift:

Service companies and owner/users are leaning toward BTS, especially those with a long-term regional outlook. These operators want control over layout, utilities, truck access, and compliance – and they’re willing to plan for it.

How NRG Can Help With Your Next Build-to-Suit Project

At NRG Realty Group, we’ve helped countless West Texas companies navigate the BTS process – whether that means identifying raw land with utility access, structuring the right lease terms, or matching you with a developer who understands oilfield operations.

We speak your language because we’ve walked the yards, toured service shops, and sat across the table from your field crews. We know what a “real” industrial facility looks like in this market – and what makes or breaks a deal.

If you’re weighing the pros and cons of BTS vs. Spec build vs. an existing facility – or just need help making a move – contact our team today and let us help you find the next perfect space for your business!