Xsite Real Estate

What Xsite Real Estate does

Xsite Real Estate Inc. is a privately held, full-service commercial real estate firm headquartered in Burr Ridge, Illinois. It operates four integrated service lines: multi-tenant retail development (projects ranging from 10,000 to 60,000 square feet), single-tenant build-to-suit, third-party shopping center leasing, and retail tenant representation for national brands and small-space tenants. The firm is family-led by the Paul family, with Bill Paul as CEO, Brett Paul as President, and additional family members serving as VP of Development & Construction and Broker. Reported headcount is 1-10 employees.

The company monetizes through transaction and project fees — brokerage commissions on leasing and sales, fees on property acquisition, one-time development fees on build-to-suit projects, and ongoing third-party leasing fees for shopping center owners. It pursues a direct, enterprise field-sales go-to-market through its in-house broker team supplemented by a nationwide broker, tenant, and investor network. Visible customer relationships span national brands in hospitality (Marriott), retail fuel (Casey's), quick-service restaurants (Burger King, Chipotle, Dunkin, Arby's, Taco Bueno, McAlister's, Scooter's Coffee), automotive services (Blue Wave Car Wash), and community services (YMCA).

Active projects include the 27-acre Gateway Project in Dixon, IL ($7M in TIF funding secured), the Victoria, TX development (8.14 acres acquired May 2021), and the Bolingbrook, IL site (4 acres acquired 2022). The company does not operate a proprietary technology platform and shows no disclosed AI, API, or integration capabilities; its differentiation rests on tenant relationships, municipal/TIF expertise, and execution of mid-market retail build-to-suit and leasing deals across Illinois and Texas.

Name

Xsite Real Estate

Legal name

Xsite Real Estate Inc.

Website

https://xsiterealestate.com

Company type

Private

Founded year

1988

Operating status

Operating

Headcount range

1–10 employees

Short description

Xsite Real Estate is a privately held, Burr Ridge, Illinois-based full-service commercial real estate firm offering multi-tenant retail development, build-to-suit, third-party leasing, and tenant representation for national retail, QSR, hospitality, and community-service brands across Illinois and Texas.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Services

NAICS

Offices of Real Estate Agents and Brokers (5312), Offices of Real Estate Agents and Brokers (53121)

SIC

Real Estate Agents & Managers (For Others) (6531), Land Subdividers & Developers (No Cemeteries) (6552), Real Estate (6500)

akta.pro primary industry

Land & Development Site Brokerage (BPAJABAG)

Keywords

• Commercial real estate brokerage
• Retail property development
• Build-to-suit construction
• Tenant representation services
• Shopping center leasing

Headquarters

HQ city

Park Ridge

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales

Revenue model

1. Brokerage Services: Commission-based brokerage services for commercial real estate transactions including leasing and sales representation for landlords, tenants, and investors.
2. Property Acquisition: Fees earned from acquiring commercial properties on behalf of clients and investors.
3. Development Services: Revenue from developing commercial properties including build-to-suit projects and multi-tenant retail developments.
4. Third-Party Leasing: Fee-based leasing services provided to landlords for shopping center tenant sourcing and lease negotiations.

Go-to-market motion1 record

Distribution channels2 records

Marketing channels5 records

Core offering

Xsite Real Estate is a commercial real estate development and brokerage firm that delivers multi-tenant retail development, single-tenant build-to-suit construction, third-party shopping center leasing, and retail tenant representation services. The firm supports property owners, investors, national retailers, and tenants across the full lifecycle of a retail property, from site acquisition and development through leasing and tenant placement.

Product overview

Xsite Real Estate is a commercial real estate development and services firm offering a unified portfolio of four integrated service offerings: Multi-Tenant Retail Development, Single Tenant Build-to-Suit, Third Party Shopping Center Leasing, and Retail Tenant Representation. The firm provides brokerage, acquisition, and development services for commercial properties, utilizing a nationwide network of brokers, tenants, and investors to deliver tailored real estate solutions. Rather than a software platform, the offering is a service-based model where these four service lines work together to address various commercial real estate needs from development through leasing and tenant representation.

Differentiator

Problem solved

Functional benefit

Products and services

• Multi-Tenant Retail Development

Quantifiable outcome

• $7M in Tax Increment Financing (TIF) funding secured through municipal collaboration for Gateway Project in Dixon, IL
• +2 more outcomes

Named customers9 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Nine partnerships are on record, tiered core, supporting and minor.

• MarriottcoreStrategic or Co-development Partner · 1 January 2024Marriott signed agreement for hotel development as part of the Gateway Project in Dixon, IL. This is a key anchor tenant for the 27-acre mixed-use development.
• Casey'scoreStrategic or Co-development Partner · 1 January 2024Casey's General Stores signed agreement for a fuel center as part of the Gateway Project in Dixon, IL.
• Chipotle Mexican GrillcoreStrategic or Co-development Partner · 1 January 2024Chipotle signed agreement for restaurant location as part of the Gateway Project in Dixon, IL.
• YMCAsupportingStrategic or Co-development Partner · 1 January 2024Partnership with local YMCA for standalone childcare facility as part of the Gateway Project in Dixon, IL.
• Scooter's CoffeecoreStrategic or Co-development Partner · 1 April 2023Ground lease executed with Scooter's Coffee in April 2023 for the Bolingbrook, IL development site on Boughton Rd.
• Blue Wave Car WashminorStrategic or Co-development Partner · 1 January 2022Blue Wave Car Wash purchased one lot from Xsite in Victoria, TX development, with transaction completed in 2022.
• Burger KingcoreStrategic or Co-development Partner · 1 May 2021Burger King signed 20-year lease agreement as anchor tenant for Victoria, TX development. Xsite acquired 8.14 acres in May 2021 to facilitate this development.
• DunkincoreStrategic or Co-development Partner · 1 January 2021Build-to-suit contract signed with Dunkin for Victoria, TX development.
• Sun Holdings (Arby's, Taco Bueno, McAlister's)coreStrategic or Co-development Partner · 1 January 2021Contract negotiated with Sun Holdings for three additional lots including Arby's, Taco Bueno, and McAlister's restaurants in Victoria, TX development.

Scale indicators1 record

Recent moves5 records

Expansion highlights4 records

Broad incumbents

• Newmark Group: Full-service CRE firm with strong retail capital markets and tenant representation capabilities. Competes with Xsite for QSR and retail build-to-suit mandates but at national scale.
• CBRE Group: World's largest commercial real estate services firm. Overlaps with Xsite in retail tenant representation and shopping center leasing but serves enterprise clients at a global scale Xsite cannot match.
• JLL (Jones Lang LaSalle): Global CRE services firm covering brokerage, development, and capital markets. Competes with Xsite on tenant rep and build-to-suit mandates for national retail/QSR clients but with vastly more resources and geographic reach.
• Brixmor Property Group: Public REIT owning and leasing an open-air shopping center portfolio. Overlaps with Xsite's third-party shopping center leasing and tenant sourcing capabilities but with owned assets at national scale.
• Phillips Edison & Company: Public REIT focused on developing, acquiring, and managing grocery-anchored shopping centers. Comparable to Xsite's multi-tenant retail development and third-party leasing services but at scale with a permanent capital base.
• Colliers International: Global CRE services firm with strong retail and investment brokerage practices. Comparable service mix (tenant rep, leasing, project advisory) but operates globally with thousands of professionals vs. Xsite's boutique team.
• Cushman & Wakefield: Global full-service CRE firm offering brokerage, valuation, and project management across all property types. Overlaps with Xsite's tenant representation and retail leasing capabilities but at much broader scope and scale.
• Kite Realty Group: Public REIT focused on open-air shopping centers with active leasing and tenant rep functions. Comparable to Xsite's retail tenant representation and multi-tenant development work at REIT scale.

Direct peers

• Marcus & Millichap: A large national commercial real estate investment brokerage with deep retail and net-lease specialization. Comparable to Xsite in core services (tenant representation, investment sales, build-to-suit advisory for retail/QSR tenants), though at vastly greater scale.
• SRS Real Estate Partners: National CRE firm specializing in retail tenant representation, shopping center leasing, and investment sales. Closely comparable to Xsite in service mix and QSR/retail client focus, though larger and more geographically diversified.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat3 records

Key risks7 records

Key highlights6 records

Customer concentration

• Xx.com/XsiteRE
• LinkedInlinkedin.com/company/xsite-real-estate-inc.
• Instagraminstagram.com/xsiterealestate/?hl=en

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Xsite Real Estate