Retail & CRE LED retrofits in Texas.
Open-air retail, lifestyle centers, grocery-anchored, mixed-use, and power centers. Full-site LED retrofits that are CAM-recoverable, pay back in under 3 years, and make the property feel premium after dark.
What retail & cre operators in Texas should know.
Texas is a core Energie market with a dedicated office. Commercial rates average ~$0.085/kWh across deregulated territories, but demand charges and burn-hour patterns mean LED + controls still pay back in 2-4 years on most exterior projects. Dallas-Fort Worth CRE and Houston industrial drive the bulk of project demand. Portfolio-scale owners appreciate the single-vendor nationwide execution model.
Average commercial rate: $0.085/kWh (deregulated)
Texas incentive navigation
Oncor covers Dallas-Fort Worth and much of north Texas. Prescriptive and custom pathways for commercial lighting and controls retrofits. Strong incentives for interior fluorescent-to-LED conversions.
CenterPoint covers the Houston metro. Commercial and industrial incentive programs cover lighting, HVAC, and controls upgrades with typical caps around 50% of project cost.
AEP Texas territory covers the Rio Grande Valley, Corpus Christi, and west Texas. Commercial retrofit incentives through EM&V-verified savings.
What retail & cre operators tell us is broken.
Weekly bucket truck rolls
Aging metal halide fixtures fail at a different rate on every pole. Your maintenance team is chasing outages instead of preventing them.
Dark spots drive tenant complaints
Uneven parking lot coverage makes shoppers feel unsafe. Tenants push back on CAM charges when visibility gets worse.
Evening foot traffic dropping
Dark property = dead property after 6 PM. Restaurants and late-night retailers feel it first, then everyone else.
CAM pass-through headaches
Tenants audit CAM line items. Energy and lighting maintenance are the first things they question — and the first things you can fix.
We've retrofitted JLL-managed centers, Crawford Square properties, Nuveen's retail division, and strip centers anchored by Autozone and Whole Foods. The math is the same every time: sub-3-year payback, 70%+ energy reduction, drone-documented before/after for your investment committee.
CAM-recoverable. Self-funding. Tenant-friendly.
Most open-air retail centers use NNN leases where lighting maintenance rolls into CAM. LED retrofits qualify as cost-saving capital improvements and are amortizable through CAM at prime + 1-2%. The dual benefit: tenants see lower CAM charges, landlords get a modernized asset with higher valuation.
- Common area lighting is the #1 CAM-recoverable upgrade — amortization typically equals or beats savings
- Anchor CAM caps of 3-5% are easily absorbed when the amortized cost is offset by energy reduction
- Every $10K/yr in savings at a 7% cap rate adds approximately $142K to asset value
- Energy Star research: 10% energy reduction = ~1.5% NOI increase on a typical CRE asset
Free audit for your center.
Give us the address. We'll run the numbers, pull the rebates, and come back with a real proposal. No cost, no obligation.