US Cellular Cell Tower Leases: What Every Property Owner Needs to Know

(Updated March 24, 2025)

US Cellular, the fifth largest wireless carrier in the United States, operates primarily in rural and underserved markets. While the company may not command the same national presence as AT&T or Verizon, US Cellular still plays a vital role in America’s telecommunications infrastructure—especially in smaller communities where reliable wireless service is a must.

What sets US Cellular apart from other carriers is its asset ownership. The company owns roughly 4,000 cell towers, which translates to approximately 63% of the sites they operate on. This is a notably high percentage in an industry where leasing infrastructure is often the preferred model.

If you’re a property owner with a US Cellular lease—or if you’ve been approached about hosting one of their towers—there are a number of things you need to understand before signing on the dotted line. From lease extensions to relocation clauses to right of first refusal (ROFR) provisions, the fine print of a telecom lease can significantly affect your rights, responsibilities, and long-term revenue.

Let’s break down the top things you need to know when dealing with US Cellular and how to protect yourself as a landlord.

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1. Beware of Rent Reduction Requests

If you’ve been contacted by a representative from MD7 or a similar firm asking to “review” your lease with US Cellular, be cautious. These companies are hired by carriers like US Cellular to reduce lease expenses, often by convincing landlords to accept rent reductions or agree to one-sided lease amendments.

These requests are often framed as “opportunities” to secure lease extensions, ensure long-term tenancy, or maintain network coverage. But the truth is:

👉 You are under no obligation to reduce your rent.

Telecom leases are already drafted in favor of the carrier. Agreeing to lower your rent or make concessions often results in less income for you and more value for them. If you’ve received a call or letter requesting a rent adjustment, take a step back and evaluate your position before agreeing to anything.

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2. US Cellular Tower Decommissions: Learn from the Past

In 2013, US Cellular sold portions of its wireless spectrum in the Chicago and St. Louis markets to Sprint. Sprint subsequently announced the shutdown of US Cellular’s network in these markets by January 31, 2014.

The result? Tower lease values in those regions plummeted.

Property owners who were once receiving strong offers for lease buyouts suddenly saw those offers disappear. Buyers were no longer interested in acquiring leases with tenants exiting the market. For those counting on long-term revenue or a lucrative lump-sum sale, it was a hard lesson in carrier volatility.

Key Takeaway:

Always consider the long-term stability of your tenant’s operations in your region. Just because they’re active today doesn’t mean they’ll be there tomorrow. Avoid long-term commitments without flexibility.

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3. Lease Extensions: Be Careful What You Agree To

Have you been approached by US Cellular about a lease extension?

It may seem flattering—they want to stay on your property for another 20 to 30 years! But before you say yes, review your current agreement closely.

Many US Cellular leases contain a 30-day termination clause, allowing the tenant to walk away from the lease with just 30 days’ notice. If this is the case, agreeing to a long-term extension only benefits them. They lock in your property, often with low escalators, while still keeping their exit option wide open.

Questions to Ask Before Signing a Lease Extension:

• Is there a termination clause, and who does it benefit?
• Does the lease allow for periodic rent increases (annual or every five years)?
• What protections do I have as the landlord if I want to develop or sell the property?

It’s always wise to have your lease reviewed by a cell tower lease expert before agreeing to any extension.

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4. Don’t Lease More Land Than Necessary

We recently reviewed a lease where US Cellular requested over 5,000 square feet for their tower compound. After examining their actual needs, we found they only required less than 1,000 square feet.

So why the overreach?

The answer likely lies in future value. By locking in a larger lease area, US Cellular may plan to sublease space to other tenants, boosting the resale value of the tower. When towers are bundled and sold, a larger lease footprint increases perceived revenue potential, making it more attractive to investors.

Tip for Landlords:

• Limit the lease area to what is required for current operations.
• Require a site plan exhibit to clearly define the exact footprint.
• Add provisions that prohibit unauthorized subleasing or equipment expansions without your written consent and additional compensation.

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5. Negotiate Fair Option Payments

In many standard US Cellular lease templates, the tenant requests an 18-month option period, with an additional 6-month extension. In return, they offer a total option payment of just $1,000.

Let’s break that down: $1,000 over 18 months is the equivalent of $55 per month—a pittance considering the value your land offers them.

Carriers use option periods to secure development rights while they finalize permitting, engineering, and zoning approvals. During that time, your property is off the market, and you may incur legal, administrative, and consulting costs.

What You Should Do:

• Negotiate a higher option fee .
• Require non-refundable deposits to discourage time-wasting.
• Set clear expiration dates to prevent indefinite site holds.

Protect your time and property from being tied up without adequate compensation.

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6. Watch the Use of the Word “Premises”

One subtle but important issue in the US Cellular lease is the way it defines the term “Premises.”

Most leases identify:

• A specific leased area (e.g., where the tower and ground equipment will be installed)
• One or more easements (for access roads and utility lines)

However, US Cellular’s lease template often combines these areas into a single defined term: “Premises.”

This seemingly minor change has major implications. By combining the easements and leased area into one term, the carrier may try to:

• Expand their physical footprint without paying additional rent
• Install infrastructure along the access route
• Exercise more control than necessary over large areas of your property

What You Should Do:

• Insist on separate definitions for the leased area and easements
• Clearly label exhibits and include detailed maps
• Limit usage to only what is necessary for their operations

Ambiguity benefits the tenant—not you.

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7. Assignment & Right of First Refusal (ROFR): Proceed With Caution

The assignment clause in many US Cellular leases is written in a way that allows the tenant to transfer the lease to any third party, including shell corporations with no financial stability.

This exposes you to several risks:

• The lease could be sold to an entity with no real assets
• That entity could declare bankruptcy, leaving you with a tower on your land and no rent
• You may be unable to remove the structure without a costly legal battle

Even worse is the Right of First Refusal (ROFR) clause that shows up in many US Cellular agreements. This gives the tenant the right to match any offer you receive to buy or sell the lease, often scaring away legitimate third-party buyers.

Why ROFRs Are Problematic:

• They limit your ability to sell the lease or monetize it through a buyout
• Buyers often avoid bidding on leases with ROFRs due to uncertainty
• ROFRs rarely provide any benefit to the property owner

What You Should Do:

• Rewrite the assignment clause to require your consent for any transfer
• Delete the ROFR clause entirely
• Retain full control over the future disposition of your lease

Remember, your property is your asset—don’t allow the lease to take that control away.

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8. Engage a Cell Tower Lease Expert

Navigating a cell tower lease—whether it’s a new agreement, a lease extension, or a buyout—requires specialized knowledge. The contracts are complex, the stakes are high, and the carriers have professionals working on their side.

That’s why property owners should work with their own experts, like Airwave Advisors, who represent you, not the carriers.

Whether it’s evaluating market rent, reviewing lease language, identifying red flags, or negotiating stronger terms, we are here to make sure your interests come first.

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Client Testimonial: Real Results, Real Impact

“I met with Nick at my property and engaged his services to assist us with our lease renewal. Nick was very professional, timely, and obtained results that greatly exceeded his fees. I would highly recommend Nick’s services to any landlords that have cell tower leases coming up for renewals!” — Kenny M., Managing Partner, MAR Investments

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Final Thoughts: Don’t Leave Money (or Control) on the Table

Telecom companies like US Cellular are valuable tenants—but only if your lease is structured properly. The wrong terms can lock you into decades of underpaid rent, lost flexibility, and limited control over your own property.

Before you sign anything—or agree to any amendments—pause and ask yourself:

• Is this lease truly balanced?
• Am I being compensated fairly for my land?
• Do I understand the long-term consequences of these terms?

If you’re unsure, that’s your signal to get help

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Need Help With Your Cell Tower Lease?

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