Document:

<PAGE>
                                                                   EXHIBIT 10.39

                                LEASE AMENDMENT

This document amends the Lease Agreement dated November 14, 1996 and amended
November 24, 1997, March 27, 1998, June 4, 1998, July 21, 1998 and November 20,
1998 by and between Blue Lake Partners. Ltd. ("Landlord"), and McAfee Software,
Inc., a Delaware Corporation ("Tenant"), for the Premises located at 4099
McEwen, Suites 405, 500, 620, 660, 700 and 850, and 4101 McEwen, Suites 270 and
300 Dallas, Texas 75244 as follows:

Basic Lease Provision No. 2 "Premises"

Effective June 1, 1999, Tenant shall expand into Suite #800 in the 4099 McEwen
Building containing 4,750 rentable square feet and expand into Suite #100 in the
4101 McEwen Building containing 3,843 rentable square feet (for a total
expansion of 8,593 rentable square feet) within The Centre office complex while
maintaining all its then current space at 4099 and 4101 McEwen. Tenant's amended
square footage will total 80,512 rentable square feet for both Buildings. The
expansion spaces (4099 McEwen, Suite #800 and 4101 McEwen, Suite #100) are
further defined and delineated on the attached Exhibits "A-7" and "A-8"
respectively.

IF LANDLORD IS UNABLE TO PROVIDE DELIVERY OR SUCH SPACES ON THE RESPECTIVE
DATES, THE RENTAL OBLIGATION FOR EACH SHOULD BE DELAYED ACCORDINGLY. IF DELIVERY
IS NOT MADE WITHIN 120 DAYS, TENANT HAS RIGHT TO TERMINATE LEASING OF THE
SPECIFIC SPACE.

Basic Lease Provision No. 3 "Basic Rent"

Effective June 1, 1999, Tenant's Basic Monthly Rent shall adjust as follows:

<TABLE>
<CAPTION>
                Term                                Monthly Rent
                ----                                ------------
<S>                                                 <C>
        Jan. 1, 1999 thru Jan. 31, 2002             $117,657.00
        Feb. 1, 2002 thru Feb. 17, 2003             $122,285.00
</TABLE>

Basic Lease Provision No. 4 "Tenant's Pro Rate Share"

Effective January 1, 1999, Tenant's proportionate share of the 4099 McEwen
Building shall be amended to 46.16% for all purposes under this Lease. Tenant's
proportionate share of the 4101 McEwen Building shall be amended to 18.80% for
all purposes under this Lease.

Basic Lease Provision No.'s 5&6 "Operating Expense Stop"

Effective June 1, 1999, the Expense Stop for the expansion spaces (4099 McEwen,
Suite #800 and 4101 McEwen, Suite #100) shall be set at an amount equal to the
sum of the actual grossed up operating expenses for 1999, expressed as a
function of 123,770 rentable square feet for the 4099 McEwen building and
124,326 rentable square feet for the 4101 McEwen Building.

Basic Lease Provision No. 7 "Term"

Effective June 1, 1999, Tenant's Lease Term for the expansion space at 4099
McEwen, Suite #800 and 4101 McEwen, Suite 100 shall be forty-four and one-half
(44 1/2) months for an expiration date coterminous with Tenant's existing space
of February 17, 2003.

                                       1
<PAGE>
Basic Lease Provision No. 11 "Tenant's Broker"

Tenant represents and warrants that it has dealt with no Broker or Agent in
connection with the execution of this Lease Amendment and Tenant agrees to
indemnify and hold harmless Landlord against all liabilities and costs arising
from a breach of such warranty including without limitation attorney's fees in
connection therewith.

Exhibit "D"

Exhibit D, Work Letter, Plans Agreed Upon/Finish Allowance, paragraph 2.1,
shall be amended such that Landlord shall provide an allowance up to $43,210.00
(The "Finish Allowance") on the expansion spaces only (4099 McEwen, Suites #800
and 4101 McEwen, Suite #100). Tenant acknowledges that Landlord has
satisfactorily completed all of Landlord's work and all tenant improvements
called for by or under all prior Exhibit "D" construction plans and
specifications to the Lease and any Amendments, and the only work to be
performed by Landlord is under this Amendment. Tenant Improvements shall be
constructed in accordance with Exhibit D.

Rider No. 2 "Renewal Option"

This expansion areas (4099 McEwen, Suite #800 and 4101 McEwen, Suite #100) shall
be subject to the same renewal option as the existing premises.

Submission of this instrument for examination or signature by Tenant is not
effective until execution by and delivery to both Landlord and Tenant.

All other terms and conditions shall remain the same and in full force and
effect.

EXECUTED the 18th day of March, 1999.

                        LANDLORD: Blue Lake Partners, Ltd.

                        By: SF Realty, Inc. Its General Partner

                        By: /s/ MARK HARRISON
                           --------------------------------
                           Mark Harrison, Leasing Manager

                        TENANT: McAfee Software, Inc.
                                (a Delaware Corporation)

                        By: /s/ PRABHAT K. GOYAL
                           --------------------------------
                           Prabhat Goyal, CFO

                                       2
<PAGE>
                                  EXHIBIT "A-9"

                                   [GRAPHIC]

                                       4
<PAGE>
                                 EXHIBIT "A-10"

                                   [GRAPHIC]

                                       5<PAGE>
                                                                   EXHIBIT 10.40

                                LEASE AMENDMENT

This document amends the Lease Agreement dated November 14, 1996 and amended
November 24, 1997, March 27, 1998, June 4, 1998, July 21, 1998 November 20, 1998
and March 18, 1999 by and between Blue Lake Partners, Ltd. ("Landlord"), and
McAfee Software, Inc., a Delaware Corporation ("Tenant"), for the Premises
located at 4099 McEwen, Suites 405, 500, 620, 660, 700, 850 and 800, and
4101 McEwen, Suites 100, 270 and 300 Dallas, Texas 75244 as follows:

BASIC LEASE PROVISION NO. 2 "PREMISES"

Effective August 1, 1999, Tenant shall lease Suite #800 in the 4101 McEwen
Building containing 15,669 rentable square feet, and effective February 1, 2000,
lease Suite #700 in the 4101 McEwen Building containing 15,949 rentable square
feet hereinafter "Expansion Spaces" (for a total expansion of 31,618 rentable
square feet) within The Centre office complex while maintaining all its then
current space at 4099 and 4101 McEwen. Tenant's amended square footage will
total 112,130 rentable square feet for both Buildings. The Expansion Spaces
(4101 McEwen, Suites 700 and 800) are further defined and delineated on the
attached Exhibits "A-9" and "A-10" respectively.

BASIC LEASE PROVISION NO. 3 "BASIC RENT"

Effective August 1, 1999, Tenant's Basic Monthly Rent shall adjust as follows:

<TABLE>
<CAPTION>
             Term                                Monthly Rent
             ----                                ------------
<S>                                              <C>
     August 1, 1999 thru January 31, 2000        $144,425.00
     February 1, 2000 thru January 31, 2002      $173,000.00
     Feb. 1, 2002 thru Feb. 17, 2003             $177,628.00
</TABLE>

BASIC LEASE PROVISION NO. 4 "TENANT'S PRO RATE SHARE"

Effective August 1, 1999, Tenant's proportionate share of the 4099 McEwen
Building shall be unchanged at 46.16% for all purposes under this Lease.
Tenant's proportionate share of the 4101 McEwen Building shall be amended to
31.40% for all purposes under this Lease. Effective February 1, 2000,
contemporaneously with the expansion into Suite 700, Tenant's proportionate
share for 4101 McEwen shall be amended to 44.23%. Notwithstanding "Tenant's
Pro Rata Share", at the option of Tenant, shall be amended subsequently pursuant
to the Reduction Option set forth herein.

BASIC LEASE PROVISION NO.'S 5&6 "OPERATING EXPENSE STOP"

Effective August 1, 1999, the Expense Stop for the Expansion Spaces shall be set
at an amount equal to the sum of the actual grossed up operating expenses for
1999, expressed as a function of 124,326 rentable square feet for the 4101
McEwen Building.

                                       1

<PAGE>
BASIC LEASE PROVISION NO. 7 "TERM"

Effective August 1, 1999, the Lease Term for the expansion space at 4101 McEwen,
Suite #800 shall be forty-two and one-half (42 1/2) months and the Lease Term
for 4101 McEwen, Suite #700 shall be thirty-six and one-half (36 1/2) months for
an expiration date coterminous with Tenant's existing space of February 17,
2003.

BASIC LEASE PROVISION NO. 11 "TENANT'S BROKER"

Tenant represents and warrants that it has dealt with no Broker or Agent in
connection with the execution of this Lease Amendment and Tenant agrees to
indemnify and hold harmless Landlord against all liabilities and costs arising
from a breach of such warranty including without limitation attorney's fees in
connection therewith.

REDUCTION OPTION

Upon full occupancy of the seventh (7th) floor of 4101 McEwen, Tenant shall have
sixty (60) days to notify Landlord in writing that it elects to vacate Suite 270
at 4101 McEwen (3,663/RSF) and Suite 660 at 4099 McEwen (1,775/RSF). If such
notice is received within the period stipulated herein, the Base Rent and
Tenant's Pro Rata Share shall be adjusted downward based on the rate per square
foot of such space at its initial leasing and shall become effective 30 days
after Tenant's notice to Landlord and Tenant's vacating such suite(s).
Additionally, an amendment shall be submitted to Tenant which addresses the
economic terms of the Lease affected in the vacating of either suite and the
termination of same. Failure of Tenant to submit notice within the sixty (60)
day period shall be deemed an acceptance by Tenant of such space for the
remainder of the Lease Term.

RIGHT OF FIRST REFUSAL

Notwithstanding herein to the contrary, Tenant shall have a Right of First
Refusal on the 5th floor of 4101 McEwen on the same terms and conditions
specified in Rider No. 3.

OTHER SPACE

The Expansion Spaces are currently under lease to Unisource Worldwide. In the
event Landlord is unable to successfully terminate the lease with Unisource
Worldwide for such Expansion Spaces and the Condition Precedent has been
exercised, then Tenant, may upon written notice to Landlord, lease any available
space on the 5th floor of 4101 McEwen at the same terms and conditions set for
the herein above except as may be adjusted based on the actual size of the
available space and a pro-ration of the Finish Allowance. Additionally, in such
event, Landlord shall provide Tenant a Right of First Refusal on the 7th and 8th
floors of 4101 McEwen.

TEMPORARY SPACE

In the event there is any delay in delivering possession to Tenant Suite 800 of
the Expansion Space beyond August 1, 1999, Tenant may utilize available space on
the 5th floor under the terms of a temporary agreement. The agreement will be
similar to that used for Suite 200 at 4099 McEwen.

CONDITION PRECEDENT

If Landlord is unable to provide Tenant possession of Suite 700 or Suite 800 at
4101 McEwen on or before August 1, 1999 and February 1, 2000 respectively, the
Lease and the rental obligation for each should be delayed accordingly. If
delivery is not made within 120 days of the full execution of this Amendment,
Tenant has the right to terminate leasing of the specific space which is
unavailable.

                                       2

<PAGE>
EXHIBIT "D"

Exhibit D, Work Letter, Plans Agreed Upon/Finish Allowance, paragraph 2.1, shall
be amended such that Landlord shall provide an allowance up to $79,745 for Suite
700 and $76,151 for Suite 800 at 4101 McEwen (The "Finish Allowance"). Tenant
acknowledges that Landlord has satisfactorily completed all of Landlord's work
and all tenant improvements called for by or under all prior Exhibit "D"
construction plans and specifications to the Lease and any Amendments, and the
only work to be performed by Landlord is under this Amendment, except for the
Suite 800 at 4099 McEwen. Tenant Improvements shall be constructed in accordance
with Exhibit D.

RIDER NO. 2 "RENEWAL OPTION"

This Expansion Space (4101 McEwen, Suite #700 and #800) shall be subject to the
same renewal option as the existing premises.

Submission of this instrument for examination or signature by Tenant is not
effective until execution by and delivery to both Landlord and Tenant.

All other terms and conditions shall remain the same and in full force and
effect.

EXECUTED the 3rd day of June, 1999.

                        LANDLORD: Blue Lake Partners, Ltd.

                        By: SF Realty, Inc. Its General Partner

                        By: /s/ MARK HARRISON
                           --------------------------------
                           Mark Harrison, Leasing Manager

                        TENANT: McAfee Software, Inc.
                                (a Delaware Corporation)

                        By: /s/ PRABHAT GOYAL
                           --------------------------------
                           Prabhat Goyal, CFO

                                       3

<PAGE>
                                  EXHIBIT "A-7"

                                    [GRAPHIC]

                                       3

<PAGE>
                                  EXHIBIT "A-8"

                                   [GRAPHIC]

                                       4

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