Finding the Right Space for your TCG Store

What to Look for When Leasing Space for Your Card Shop

Welcome to the second post in our blog series, “How to Open a TCG Store.” Today we’re sharing what we learned about finding the right space to open your store. The space you choose isn’t just four walls—it’s the community your store will live in.

Step 1: Find a Commercial Realtor

Before you go wandering through empty storefronts like they’re dungeons, recruit a commercial realtor. They’re your quest guide through locked doors, hidden costs, and lease negotiations.

A good commercial realtor is essential, especially for first-time business owners. Importantly, realtors provide access to the physical space, as most commercial properties are vacant, locked, and require appointments to see. A strong agent will also fight for you when it’s time to negotiate.

We chose a realtor with experience buying and selling commercial real estate in our area of Dallas–Fort Worth.

Step 2: Decide on Property Criteria

After recruiting a commercial realtor, work together to determine the important criteria for your store location. Things to consider include:

Location Factors

• Near residential areas, but zoned for retail
• Good visibility from the street
• In a shopping center with foot traffic
• Not near competitors
• In a safe, low-crime area

Cost Factors

• Base rent
• NNN (Triple Net Lease)
• Tenant improvements

When you see “$20 per square foot NNN,” that’s landlord-speak for “plus taxes, insurance, and upkeep.” In other words, the real rent is always higher. Think of it like DLC for your lease—mandatory, and it can really change your total cost.

Space Factors

• Square footage
• Layout flexibility

We ruled out several places that were too customized for other uses—think old hair salons or restaurants that would have taken major renovation to repurpose. For our space, we need to be able to host large tournaments comfortably.

Takeaway: Remember to compare total monthly costs with NNN included, not just square footage and/or rent.

Our Experience in a Nutshell

Our shortlist came to eight properties, which we toured over two outings. Some spaces we were excited about didn’t look nearly as good in person. That “perfect” space turned out to be a dim cave with mystery stains. Others came with hidden fees that would have eaten our margins alive. Ultimately, finding the right space for your store is a grind, but persistence pays off.

Our Store

Our final choice? A ground-level spot in a mid-size shopping center in Carrollton, Texas. Bonus: our space is actually two side-by-side units we’re merging into one. One half will host tournaments; the other will hold our retail front and warehouse. The perfect compromise between play and trade—and a space big enough to grow the community we’re building.

Takeaway: Whether you call it a TCG shop, hobby store, or card shop, the right lease is about more than square footage. It’s about setting up your business in a location where players and collectors will want to gather.

Next Up in the Series

Getting your trading card store ready to open: renovations, furniture, and décor—everything you need to turn an empty shell into a cardboard battleground.