Document:

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                                                                   EXHIBIT 10.9

                           STANDARD COMMERCIAL LEASE

                        ARTICLE 1.00 BASIC LEASE TERMS

     1.01  Parties. This Lease agreement ("Lease") is entered in to by and
between the following Lessor and Lessee:

     JUPITER PARKWAY VILLAGE, LTD.                                   ("Lessor")
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     MICROTUNE, INC., Texas corporation                              ("Lessee")
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     1.02  Leased Premises: In consideration of the rents, terms, provisions and
covenants of this Lease, Lessor hereby leases, lets and demises to the Lessee
the following described premises ("leased premises"):

     14,439 (12,000) office (Approximate sq. ft.)  1127484  (Job. no.)
     Jupiter Park Village                          (Name of building or project)
     2540 East Plano Parkway, Suite 388            (Street Address/Suite Number)
     Plano, Texas 75074                            (City, State, and Zip Code)

     1.03  Term.  Subject to and upon the conditions set forth herein, the term
of this Lease shall commence on (September 1, 1998, the "commencement date")
[interlineated text] and shall terminate 60 months thereafter.

     1.04  Base Rent and Security Deposit.  Base rent is Months 1-36:  Waived:
Months 37-60: $7,902.08 per month.  Security Deposit is $12,032.50.

     1.05  Addresses:
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           Lessor's Address:                        Lessee's Address:
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c/o Bradford Companies                   2540 East Plano Parkway, Suite 388
12801 North Central Expressway           Plano, Texas 75074
Suite 1600
Dallas, Texas 75243
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     1.06  Permitted Use.  General office, warehouse, assembly and testing of
semiconductor company.

                               ARTICLE 2.00 RENT

     2.01  Base Rent. Lessee agrees to pay monthly as base rent during the term
of this Lease the sum of money set forth in Section 1.04 of this Lease, which
amount shall be payable to Lessor at the address shown above. [Interlineated
text]. One monthly installment of rent shall be due and payable on the date of
execution of this Lease by Lessee for the first month's rent and a like monthly
installment shall be due and payable on or before the first day of each calendar
month succeeding the
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commencement date or completion date during the term of this Lease; provided, if
the commencement date or the completion date should be a date other than the
first day of a calendar month, the monthly rental set forth above shall be
prorated to the end of that calendar month, and all succeeding installments of
rent shall be payable on or before the first day of each succeeding calendar
month during the term of this Lease. Lessee shall pay, as additional rent, all
other sums due under this Lease.

     2.02  Operating Expenses.  Lessee shall also pay as additional rent
Lessee's pro rata share of the operating expenses of Lessor for the building
and/or project of which the leased premises are a part.  Lessor may invoice
Lessee monthly for Lessee's pro rata share of the estimated operating expenses
for each calendar year, which amount shall be adjusted each year based upon
anticipated operating expenses.  Lessor may invoice Lessee monthly for Lessee's
pro rata share of the estimated operating expenses for each calendar year, which
amount shall be adjusted each year based upon anticipated operating expenses.
Within nine months following the close of each calendar year, Lessor shall
provide Lessee an accounting showing in reasonable detail all computations of
additional rent due under this section.  In the event the accounting shows that
the total of the monthly payments made by Lessee exceeds the amount of
additional rent due by Lessee under this section, the accounting shall be
accompanied by a refund. In the event the accounting shows that the total of the
monthly payments made by Lessee is less than the amount of additional rent due
by Lessee under this section, the account shall be accompanied by an invoice for
the additional rent.  Notwithstanding any other provision in this Lease, during
the year in which the Lease terminates.  Lessor, prior to the termination date,
shall have the option to invoice Lessee for Lessee's pro rata share of the
excess operating expenses based upon the previous year's operating expenses.  If
this Lease shall terminate on a day other than the last day of a calendar year,
the amount of any additional rent payable by Lessee applicable to the year in
which such termination shall occur shall be prorated on the ratio that the
number of days from the commencement of the calendar year to and including the
termination date bears to 365.  Lessee shall have the right, at its own expense
and within a reasonable time, to audit Lessor's books relevant to the additional
rent payable under this section.  Lessee agrees to pay any additional rent due
under this section within [Interlineated text] thirty days following receipt of
the invoice or accounting showing additional rent due.

     2.03  Definition of Operating Expenses.  The term "operating expenses"
includes all expenses incurred by Lessor with respect to the maintenance and
operation of the building of which the leased premises are a part, including,
but not limited to, the following:  maintenance, repair and replacement costs:
security, management fees, wages and benefits payable to employees of Lessor
whose duties are directly connected with the operation and maintenance of the
building; all services, utilities, supplies, repairs, replacements or other
expenses for maintaining and operating the common parking and plaza areas; the
cost, including interest, amortized over its useful life, of any capital
improvement made to the building by Lessor after the date of this Lease which is
required under any governmental law or regulation that was not applicable to the
building at the time it was constructed; the cost including interest, amortized
over its useful life, of installation of any device or other equipment which
improves the operating efficiency of any system within the leased premises and
thereby reduces operating expenses; all other expenses which would generally be
regarded as operating and maintenance expenses which would reasonably be
amortized over period not to exceed five years; all real property taxes and
installments of special assessments, including dues and assessments by means of
deed restrictions and/or owner's associations which accrue against the

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building of which the leased premises are a part during the term of its Lease;
and all insurance premiums Lessor is required to pay or deems necessary to pay,
including public liability insurance, with respect to the building. The term
operating expenses does not include the following; repairs, restoration, or
other work occasioned by fire, wind, the elements or other casualty; income and
franchise taxes of Lessor, expenses incurred in leasing to or procuring of
lessees, leasing commissions, advertising expenses and expenses for the
renovating of space for new lessees; interest or principal payments on any
mortgage or other indebtedness of Lessor; compensation paid to any employee of
Lessor above the grade of property manager; any depreciation allowance or
expense; or operating expense which are the responsibility of Lessee.
Notwithstanding the foregoing, Lessor and Lessee agree that operating expenses
shall include Lessee's pro rata share for the cost of replacing the roof, but
shall not include costs associated with major repairs to the building structural
integrity, maintenance excluded.

     2.04  Late Payment Charge.  Other remedies for nonpayment of rent
notwithstanding, if the monthly rental payment is not received by Lessor on or
before the tenth day of the month for which the rent is due, or if any other
payment due Lessor by Lessee is not received by Lessor on or before the tenth
day of the month following the month in which Lessee was invoiced, a late
payment charge of five percent of such past due amount shall become due and
payable in addition to such amounts owed under this Lease.

     2.05  [Interlineated text]

     2.06  Security Deposit.  The security deposit set forth above shall be held
by Lessor for the performance of Lessee's covenants and obligations under this
Lease, it being expressly understood that the deposit shall not be considered on
advance payment of rental or a measure of Lessor's damage in case of default by
Lessee.  Upon the occurrence of any event of default by Lessee or breach by
Lessee of Lessee's covenants under this Lease, Lessor may, from time to time,
within ten (10) days written notification to Lessee, without prejudice to any
other remedy, use the security deposit to the extent necessary to make good any
arrears of rent, or to repair any damage or injury, or pay any expense or
liability incurred by Lessor as a result of the event of default or breach of
covenant, and any remaining balance of the security deposit shall be returned by
Lessor to Lessee upon termination of this Lease.  If any portion of the security
deposit is so used or applied, Lessee shall upon ten days written notice from
Lessor, deposit with Lessor by cash or cashier's check an amount sufficient to
restore the security deposit to its original amount.

     2.07  Holding Over.  In the event that Lessee does not vacate the leased
premises upon the expiration or termination of this Lease, Lessee shall be a
tenant at will for the holdover period and all of the terms and provisions of
this Lease shall be applicable during that period, except that Lessee shall pay
Lessor as base rental for the period of such holdover an amount equal to two
times the base rent which would have been payable by Lessee had the holdover
period been a part of the original term of this Lease.  Lessee agrees to vacate
and deliver the leased premises to Lessor upon Lessee's receipt of notice from
Lessor to vacate.  The rental payable during the holdover period shall be
payable to Lessor on demand.  No holding over by Lessee, whether with or without
the consent of Lessor, shall operate to extend the term of this Lease.

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                        ARTICLE 3.00 OCCUPANCY AND USE

     3.01  Use.  Lessee warrants and represents to Lessor that the leased
premises shall be used and occupied only for the purpose as set forth in section
1.06.  Lessee shall occupy the leased premises, conduct its business and control
its agents, employees, invitees and visitors in such a manner as is lawful,
reputable and will not create a nuisance.  Lessee shall not permit any operation
which emits any odor or matter which intrudes into other portions of the
building, use any apparatus or machine which makes undue noise or causes
vibration in any portion of the building or otherwise interfere with, annoy or
disturb any other lessee in its normal business operations or Lessor in its
management of the building.  Lessee shall neither permit any waste on the leased
premises nor allow the leased premises to be used in any way which would, in the
opinion of Lessor, validated by a competent third party, be extra hazardous on
account of fire or which would in any way increase or render void the fire
insurance on the building.  Lessee warrants to Lessor that the insurance
questionnaire (filled out by Lessee, signed and presented to Lessor prior to the
execution of this Lease) accurately reflects Lessee's original intended use of
the lease premises.  The insurance questionnaire is made a part of this Lease by
reference as though fully copied herein.  If at any time during the term of this
Lease the State Board of Insurance or other insurance authority disallows any of
Lessor's sprinkler credits or imposes an additional penalty or surcharge in
Lessor's insurance premiums because of Lessee's original or subsequent placement
or use of storage racks or bins, method of storage or nature of Lessee's
inventory or any other act of Lessee, Lessee agrees to pay as additional rent
the increase (between fire walls) in Lessor's insurance premiums.

     3.02  Signs.  No sign of any type or description shall be erected, placed
or painted in or about the leased premises or project except those signs
submitted to Lessor in writing and approved by Lessor in writing, and which
signs are in conformance with Lessor's sign criteria established for the
project.

     3.03  Compliance with Laws, Rules and Regulations.  Lessee, at Lessee's
sole cost and expense, shall comply with all laws, ordinances, orders, rules and
regulations of state, federal, municipal or other agencies or bodies having
jurisdiction over use, condition and occupancy of the leased premises.  Lessee
will comply with the rules and regulations of the building adopted by Lessor
which are set forth on a schedule attached to this Lease.  Lessor shall have the
right at all times to change and amend the rules and regulations in any
reasonable manner as may be deemed advisable for the safety, care, cleanliness,
preservation of good order and operation or use of the building or the leased
premises.  All changes and amendments to the rules and regulations of the
building will be sent by Lessor to Lessee in writing and shall thereafter be
carried out and observed by Lessee.  (See Addendum 1)

     3.04  Warranty of Possession.  Lessor warrants that it has the right and
authority to execute this Lease, and Lessee, upon payment of the required rents
and subject to the terms, conditions, covenants and agreements contained in this
Lease, shall have possession of the leased premises during the full terms of
this Lease as well as any extension or renewal thereof.  Lessor shall not be
responsible for the acts or omissions of any other lessee or third party that
may interfere with Lessee's use and enjoyment of the leased premises.

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     3.05  Inspection.  Lessor or its authorized agents shall [interlineated
text] during normal business hours and upon twenty-four (24) hour prior verbal
notice, except in the case of an emergency have the right to enter the leased
premises without reasonably interfering with Lessee's business, to inspect the
same, to supply janitorial service or any other service to be provided by
Lessor, to show the leased premises to prospective purchasers or lessees, and to
alter, improve or repair the leased premises or any other portion of the
building.  Lessee hereby waives any claim for damages for injury or
inconvenience to or interference with Lessee's business, any loss of occupancy
or use of the leased premises, and any other loss other loss occasioned thereby.
Lessor shall at all times have and retain a key with which to unlock all of the
doors in, upon and about the leased premises.  Lessee shall not change Lessor's
lock system or in any other manner prohibit Lessor from entering the leased
premises.  Lessor shall have the right to use any and all means which Lessor may
deem property to open any door in an emergency without liability therefor.

                      ARTICLE 4.00 UTILITIES AND SERVICE

     4.01  Building Services.  Lessor shall provide the normal utility service
connections to the building.  Lessee shall pay the cost of all utility services,
including, but not limited to, initial connection charges all charges for gas,
electricity, water, sanitary and storm sewer service, and for all electric
lights.  However, in a multi-occupancy building, Lessor may provide water to the
leased premises, in which case Lessee agrees to pay to Lessor its pro rata share
of the cost of such water.  Lessee shall pay all costs caused by Lessee
introducing excessive pollutants or solids other than ordinary human waste into
the sanitary sewer system, including permits, fees and charges levied by any
governmental subdivision for any such pollutants or solids.  Lessee shall be
responsible for the installation and maintenance of any dilution tanks, holding
tanks, settling tanks, sewer sampling devices, sand traps, grease traps or
similar devices as may be required by any governmental subdivision for Lessee's
use of the sanitary sewer system.  If the leased premises are in a multi-
occupancy building, Lessee shall pay all surcharges levied due to Lessee's use
of sanitary sewer or waste removal services insofar as such surcharges affect
Lessor or other lessees in the building.  Lessor shall not be required to pay
for any utility services, supplies or upkeep in connection with the leased
premises or building.

     4.02  Theft or Burglary.  Lessor shall not be liable to Lessee for losses
to Lessee's property or personal injury caused by criminal acts for entry by
unauthorized persons into the leased premises or the building.

                     ARTICLE 5.00 REPAIRS AND MAINTENANCE

     5.01  Lessor Repairs.  Lessor shall not be required to make any
improvements, replacements or repairs of any kind or character to the leased
premises or the project during the term of this Lease except as are set forth in
this section.  Lessor shall maintain only the roof, foundation, parking and
common areas, and the structural soundness of the exterior walls (excluding
windows, windowglass, plate glass and doors).  Lessor's costs of maintaining the
items set forth in this section are subject to the additional rent provisions in
section 2.02.  Lessor shall not be liable to Lessee, except as expressly
provided in this Lease, or any damage or inconvenience, and Lessee shall not be
entitled to any abatement or reduction of rent by reason of any repairs,
alterations or additions made by Lessor under this Lease.

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     5.02  Lessee Repairs.  Lessee shall, at its sole cost and expense,
maintain, repair and replace all other parts of the leased premises in good
repair and condition, including, but not limited to heating, ventilating and
air conditioning systems, down spouts, fire sprinkler system, dock bumpers, lawn
maintenance, pest control and extermination, trash pick-up and removal, and
painting the building and exterior doors.  Lessee shall repair and pay for any
damage caused by any act or omission of Lessee or Lessee's agents, employees,
invitees, licensees or visitors.  If the leased premises are in a multi-
occupancy building or project, Lessor reserves the right to perform, on behalf
of Lessee, lawn maintenance, painting, and trash pick-up and removal; Lessee
agrees to pay Lessor, as additional rent, Lessee's pro rata share of the cost of
such services within ten days from receipt of Lessor's invoice, or Lessor may by
monthly invoice direct Lessee to prepay the estimated costs for the current
calendar year, and such amount shall be adjusted annually.  If the leased
premises are served by rail, Lessee agrees, if requested by the railroad, to
enter into a joint maintenance agreement with the railroad and bear its pro rata
share of the cost of maintaining the railroad spur.  If Lessee fails to make the
repairs or replacements promptly as required herein, Lessor may, at its option,
make the repairs and replacements and the cost of such repairs and replacements
shall be charged to Lessee as additional rent and shall become due and payable
by Lessee within ten days from receipt of Lessor's invoice.  Costs incurred
under this section are the total responsibility of Lessee and do not constitute
operating expenses under section 2.02.

     5.03  Request for Repairs.  All requests for repairs or maintenance that
are the responsibility of Lessor pursuant to any provision of this Lease must be
made in writing to Lessor at the address in section 1.05.

     5.04  Lessee Damages.  Lessee shall not allow any damage to be committed on
any portion of the leased premises or building, and at the termination of this
Lease, by lapse of time or otherwise.  Lessee shall deliver the leased premises
to Lessor in as good condition as existed at the commencement date of this
Lease, ordinary wear and tear excepted.  The cost and expense of any repairs
necessary to restore the condition of the leased premises shall be borne by
Lessee.

     5.05  Maintenance Contract.  Lessee shall, at its sole cost and expense,
during the term of this Lease maintain a regularly schedule preventative
maintenance/service contract with a maintenance contractor for the servicing of
all hot water, heating and air conditioning systems and equipment within the
leased premises.  The maintenance contractor and contract must be approved by
Lessor and must include all service suggested by the equipment manufacturer.

                   ARTICLE 6.00 ALTERATIONS AND IMPROVEMENTS

     6.01  Lessor Improvements.  If construction to the leased premises is to be
performed by Lessor prior to or during Lessee's occupancy, Lessor will complete
the construction of the improvements to the leased premises, in accordance with
plans and specifications agreed to by Lessor and Lessee, which plans and
specifications are made a part of this Lease by reference.  Lessee shall execute
a copy of the plans and specifications and change orders, if applicable, setting
forth the amount of any costs to be borne by Lessee within seven days of receipt
of the plans and specifications.  In the event Lessee fails to execute the plans
and specifications and change order within the seven day period, Lessor may, at
its sole option, declare this Lease canceled or notify Lessee that the base rent
shall commence on the completion date even though the improvements to

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be constructed by Lessor may not be complete. Any changes or modifications to
the approved plans and specifications shall be made and accepted by written
change order or agreement signed by Lessor and Lessee and shall constitute an
amendment to this Lease.

     6.02  Lessee Improvements.  Lessee shall not make or allow to be made any
alterations or physical additions in or to the leased premises without first
obtaining the written consent of Lessor, which consent may in the sole and
absolute discretion of Lessor be denied.  Any alterations, physical additions or
improvements to the leased premises made by Lessee shall at once become the
property of Lessor and shall be surrendered to Lessor upon the termination of
this Lease.  [Interlineated text.] This clause shall not apply to moveable
equipment or furniture owned by Lessee, which may be removed by Lessee at the
end of the term of this Lease if Lessee is not then in default and if such
equipment and furniture are not then subject to any other rights, liens and
interest of Lessor.

     6.03  Mechanics Lien.  Lessee will not permit mechanic's or materialman's
lien(s) or other lien to be placed upon the leased premises or the building and
nothing in this Lease shall be deemed or construed in any way as constituting
the consent or request of Lessor, express or implied, by inference or otherwise,
to any person for the performance of any labor or the furnishing of any
materials to the leased premises, or any part thereof, nor as giving Lessee any
right, power or authority to contract for or permit the rendering of any
services or the furnishing of any materials that would give rise to any
mechanic's, materialman's or other lien against the leased premises.  In the
event any such lien is attached to the leases premises, then, in addition to any
other right or remedy of Lessor, Lessor may, but shall not be obligated to,
obtain the release of or otherwise discharge the same.  Any amount paid by
Lessor for any of the aforesaid purposes shall be paid by Lessee to Lessor on
demand as additional rent.

                      ARTICLE 7.00 CASUALTY AND INSURANCE

     7.01  Substantial Destruction.  If the leased premises should be totally
destroyed by fire or other casualty, or if the leased premises should be damaged
so that rebuilding cannot reasonably be completed within [interlineated text]
one hundred twenty working days after the date of written notification by Lessee
to Lessor of the destruction, this Lease shall terminate and the rent shall be
abated for the unexpired portion of the Lease, effective as of the date of the
written notification.

     7.02  Partial Destruction.  If the leased premises should be partially
damaged by fire or other casualty, and rebuilding or repairs can reasonably be
completed within [interlineated text] one hundred twenty working days from the
date of written notification by Lessee to Lessor of the destruction, this Lease
shall not terminate, and Lessor shall at its sole risk and expense proceed with
reasonable diligence to rebuild or repair the building or other improvements to
substantially the same condition in which they existed prior to the damage.  If
the leased premises are to be rebuilt or repaired and are untenantable in whole
or in part following the damage, and the damage or destruction was not caused or
contributed to by act or negligence of Lessee, its agents, employees, invitees
or those for whom Lessee is responsible, the rent payable under this Lease
during the period for which the leased premises are untenantable shall be
adjusted to such an extent as may be fair and reasonable under the
circumstances.   In the event that Lessor fails to complete the necessary
repairs or rebuilding within ninety working days from the date of written
notification by Lessee to Lessor of

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the destruction, Lessee may at its option terminate this Lease by delivering
written notice of termination to Lessor, whereupon all rights and obligations
under this Lease shall cease to exist.

     7.03  Property Insurance.  Lessor shall at all times during the term of
this Lease maintain a policy or policies of insurance with the premiums paid in
advance, issued by and binding upon some solvent insurance company, insuring the
building against all risk of direct physical loss in an amount equal to at least
ninety percent of the full replacement cost of the building structure and its
improvements as of the date of the loss; provided, Lessor shall not be obligated
in any way or manner to insure any personal property (including, but not limited
to, any furniture, machinery, goods or supplies) of Lessee upon or within the
leased premises, any fixtures installed or paid for by Lessee upon or within the
leased premises, or any improvements which Lessee may construct on the leased
premises.  Lessee shall have no right in or claim to the proceeds of any policy
of insurance maintained by Lessor even if the cost of such insurance is borne by
Lessee as set forth in article 2.00.

     7.04  Waiver of Subrogation.  Anything in this Lease to the contrary not
withstanding, Lessor and Lessee hereby waive and release each other of and
from any and all right of recovery, claim, action or cause of action, against
each other, their agents, officers and employees, for any loss or damages that
may occur to the leased premises, improvements to the building of which the
leased premises are a part, or personal property within the building, by reason
of fire or the elements, regardless of cause or origin, including negligence of
Lessor or Lessee and their agents, officers and employees.  Lessor and Lessee
agree immediately to give their respective insurance companies which have issued
policies of insurance covering all risk of direct physical loss, written notice
of the terms of the mutual waivers contained in this section and to have the
insurance policies properly endorsed, if necessary, to prevent the invalidation
of the insurance coverages by reason of the mutual waivers.

     7.05  Hold Harmless.  Lessor shall not be liable to Lessee's employees,
agents, invitees, licensees or visitors, or to any other person, for an injury
to person or damage to property on or about the leased premises caused by any
act or omission of Lessee, its agents, servants or employees, or of any other
person entering upon the leased premises under express or implied invitation by
Lessee, or caused by the improvements located on the leased premises becoming
out of repair, the failure or cessation of any service provided by Lessor
(including security service and devices), or caused by leakage of gas, oil,
water or steam or by electricity emanating from the leased premises.  Lessee
agrees to indemnify and hold harmless Lessor of and from any loss, attorney's
fees, expenses or claims arising out of any such damage or injury.  Lessee shall
not be liable for any injury or damage caused by the gross negligence or willful
misconduct of Lessor or Lessor's employees or agents and Lessor agrees to
indemnify and hold Lessee harmless from any loss, expense or damage arising out
of such damage or injury.

                           ARTICLE 8.00 CONDEMNATION

     8.01  Substantial Taking.  If all or a substantial part of the leased
premises are taken for any public or quasi-public use under any governmental
law, ordinance or regulation, or by right of eminent domain or by purchase in
lieu thereof, and the taking would prevent or materially interfere with the use
of the leased premises for the purpose for which it is then being used, this
Lease shall terminate and the rent shall be abated during the unexpired portion
of this Lease effective on the date

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physical possession is taken by the condemning authority. Lessee shall have no
claim to the condemnation award or proceeds in lieu thereof.

     8.02  Partial Taking.  If a portion of the leased premises shall be taken
for any public or quasi-public use under any governmental law, ordinance or
regulation, or by right of eminent domain or by purchase in lieu thereof, and
this Lease is not terminated as provided in section 8.01 above, Lessor shall at
Lessor's sole risk and expense, restore and reconstruct the building and other
improvements on the leased premises to the extent necessary to make it
reasonably tenantable.  The rent payable under this Lease during the unexpired
portion of the term shall be adjusted to such an extent as may be fair and
reasonable under the circumstances.  Lessee shall have no claim to the
condemnation award or proceeds in lieu thereof.

                      ARTICLE 9.00 ASSIGNMENT OR SUBLEASE

     9.01  Lessor Assignment.  Lessor shall have the right to sell, transfer or
assign, in whole or in part, its rights and obligations under this Lease and in
the building.  Any such sale, transfer or assignment shall operate to release
Lessor from any and all liabilities under this Lease arising after the date of
such sale, assignment or transfer.

     9.02  Lessee Assignment.  Lessee shall not assign, in whole or in part,
this Lease, or allow it to be assigned, in whole or in part, by operation of law
or otherwise (including without limitation by transfer of a majority interest of
stock, merger, or dissolution, which transfer of majority interest of stock,
merger or dissolution shall be deemed an assignment) or mortgage or pledge the
same or sublet the leased premises, in whole or in part, without the prior
written consent of Lessor, and in no event shall any such assignment or sublease
ever release Lessee or any guarantor from any obligation or liability hereunder.
No assignee or sublessee of the leased premises or any portion thereof may
assign or sublet the leased premises or any portion thereof.

     9.03  Conditions of Assignment.  If Lessee desires to assign or sublet all
or any part of the leased premises, it shall so notify Lessor at least thirty
days in advance of the date on which Lessee desires to make such assignment or
sublease. Lessee shall provide Lessor with a copy of the proposed assignment or
sublease and such information as Lessor might request concerning the proposed
sublessee or assignee to allow Lessor to make informed judgements as to the
financial condition, reputation, operations and general desirability of the
proposed sublessee or assignee.  Within fifteen days after Lessor's receipt of
Lessee's proposed assignment or sublease and all required information concerning
the proposed sublessee or assignee, Lessor shall have the following options: (1)
cancel this Lease as to the leased premises or portion thereof proposed to be
assigned or sublet; (2) consent to the proposed assignment or sublease, and, if
the rent due and payable by any assignee or sublessee under any such permitted
assignment or sublease (or a combination of the rent payable under such
assignment or sublease plus any bonus or any other consideration or any payment
incident thereto) exceeds the rent payable under this Lease for such space.
Lessee shall pay to Lessor all such excess rent and other excess consideration
within ten days following receipt thereof by Lessee; or (3) refuse, in its
reasonable [interlineated text] discretion and judgment, to consent to the
proposed assignment or sublease, which refusal shall be deemed to have been
exercised unless Lessor gives Lessee written notice providing otherwise.  Upon
the occurrence of an event of default, if all or any part of the leased premises
are then assigned or sublet, Lessor, in

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addition to any other remedies provided by this Lease or provided by law, may,
at its option, collect directly from the assignee or sublessee all rents
becoming due to Lessee by reason of the assignment or sublease, and Lessor shall
have a security interest in all properties on the leased premises to secure
payment of such sums. Any collection directly, by Lessor from the assignee or
sublessee shall not be construed to constitute a novation or a release of Lessee
or any guarantor from the further performance of its obligations under this
Lease.

     9.04  Subordination.  Lessee accepts this Lease subject and subordinate to
any recorded mortgage or deed of trust lien presently existing or hereafter
created upon the building or project and to all existing recorded restrictions,
covenants, easements and agreements with respect to the building or project.
Lessor is hereby irrevocably vested with full power and authority to subordinate
Lessee's interest under this Lease to any first mortgage or deed of trust lien
hereafter placed on the leased premises, and Lessee agrees upon demand to
execute additional instruments subordinating this Lease as Lessor may require.
If the interests of Lessor under this Lease shall be transferred by reason of
foreclosure or other proceedings for enforcement of any first mortgage or deed
of trust lien on the leased premises.  Lessee shall be bound to the transferee
(sometimes call the "Purchaser") at the option of the Purchaser, under the
terms, covenants and conditions of this Lease for the balance of the term
remaining, including any extensions or renewals, with the same force and effect
as if the Purchaser were Lessor under this Lease, and, if requested by the
Purchaser, Lessee agrees to attorn to the Purchaser, including the first
mortgagee under any such mortgage if it be the Purchaser, as its Lessor.

     9.05  Estoppel Certificates.  Lessee agrees to furnish, from time to time,
within ten days after receipt of a request from Lessor or Lessor's mortgagee, a
statement certifying, if applicable, the following:  Lessee is in possession of
the leased premises; the leased premises are acceptable; the Lease is in full
force and effect, the Lease is unmodified; Lessee claims no present charge,
lien, or claim of offset against rent; the rent is paid for the current month,
but is not prepaid for more than one month and will not be prepaid for more than
one month in advance there is no existing default by reason of some act or
omission by Lessor; and such other matters as may be reasonably required by
Lessor or Lessor's mortgagee.  Lessee's failure to deliver such statement, in
addition to being a default under this Lease, shall be deemed to establish
conclusively that this Lease is in full force and effect except as declared by
Lessor, that Lessor is not in default of any of its obligations under this Lease
and that Lessor has not received more than one month's rent in advance.

                              ARTICLE 10.00 LIENS

     10.01 [Interlineated text]

     10.02 Uniform Commercial Code.  This Lease is intended as and constitutes
a security agreement within the meaning of the Uniform Commercial Code of the
state in which the leased premises are situated.  Lessor, in addition to the
rights prescribed in this Lease, shall have all of the rights, titles, liens and
interests in and to Lessee's property, now or hereafter located upon the leased
premises, which may be granted a secured party, as that term is defined, under
the Uniform Commercial Code to secure to Lessor payment of all sums due and the
full performance of all Lessee's covenants under this Lease.  Lessee will on
request execute and deliver to Lessor a financing statement for the purpose of
perfecting Lessor's security interest under this Lease or Lessor

                                       10
<PAGE>

may file this Lease or a copy thereof as a financing statement. Unless otherwise
provided by law and for the purpose of exercising any right pursuant to this
section, Lessor and Lessee agree that reasonable notice shall be met if such
notice is given by ten days written notice, certified mail, return receipt
requested, to Lessor or Lessee at the addresses specified herein.

                      ARTICLE 11.00 DEFAULT AND REMEDIES

     11.01  Default by Lessee.  The following shall be deemed to be events of
default by Lessee under this Lease: (1) Lessee shall fail to pay, when due any
installment of rent or any other payment required pursuant to this Lease; (2)
Lessee shall abandon any substantial portion of the leased premises; (3) Lessee
shall fail to comply with any term, provision or covenant of this Lease, other
than the payment of rent, and the failure is not cured within "interlineated
text" thirty days after written notice to Lessee; (4) Lessee shall file a
petition or be adjudged bankrupt or insolvent under any applicable federal or
state bankruptcy or insolvency law, or admit that it cannot meet its financial
obligations as they become due; or a receiver or trustee shall be appointed for
all or substantially all of the assets of Lessee; or Lessee shall make a
transfer in fraud of creditors or shall make an assignment for the benefit of
creditors; or (5) Lessee shall do or permit to be done any act which results in
a lien being filed against the leased premises or the building and/or project of
which the leased premises are a part.

     11.02  Remedies for Lessee's Default.  Upon the occurrence of any event of
default set forth in this Lease, Lessor shall have the option to pursue any one
or more of the remedies set forth herein without any notice or demand.  (1)
Lessor may enter upon and take possession of the leased premises, by picking or
changing locks if necessary, and lock out, expel or remove Lessee and any other
person who may be occupying all or any part of the leased premises without being
liable for any claim for damages, and relet the leased premises on behalf of
Lessee and receive the rent directly by reason of the reletting.  Lessee agrees
to pay Lessor on demand any deficiency that may arise by reason of any reletting
of the leased premises; further, Lessee agrees to reimburse Lessor for any
expenditures made by it in order to relet the leased premises, including, but
not limited to, remodeling and repair costs.  (2) Lessor may enter upon the
leased premises, by picking or changing locks if necessary, without being liable
for any claim for damages, and do whatever Lessee is obligated to do under the
terms of this Lease.  Lessee agrees to reimburse Lessor on demand for any
expenses which Lessor may incur in effecting compliance with Lessee's
obligations under this Lease; further, Lessee agrees that Lessor shall not be
liable for any damages resulting to Lessee from effecting compliance with
Lessee's obligations under this Lease caused by the negligence of Lessor or
otherwise.  (3) Lessor may terminate this Lease, in which event Lessee shall
immediately surrender the leased premises to Lessor, and if Lessee fails to
surrender the leased premises, Lessor may, without prejudice to any other remedy
which it may have for possession or arrearages in rent, enter upon and take
possession of the leased premises, by picking or changing locks if necessary,
and lock out, expel or remove Lessee and any other person who may be occupying
all or any part of the leased premises without being liable for any claim for
damages.  Lessee agrees to pay on demand the amount of all loss and damage which
Lessor may suffer by reason of the termination of this Lease under this section,
whether through inability to relet the leased premises on satisfactory terms or
otherwise.  Notwithstanding any other remedy set forth in this Lease, in the
event Lessor has made rent concessions of any type or character, or waived any
base rent, and Lessee fails to take possession of the leased premises on the
commencement or completion date or otherwise defaults at

                                       11
<PAGE>

any time during the term of this Lease, the rent concessions, including any
waived base rent, shall be canceled and the amount of the base rent or other
rent concessions shall be due and payable immediately as if no rent concessions
or waiver of any base rent had ever been granted. A rent concession or waiver of
the base rent shall not relieve Lessee of any obligation to pay any other charge
due and payable under this Lease including without limitation any sum due under
section 2.02. Notwithstanding anything contained in this Lease to the contrary,
this Lease may be terminated by Lessor only by mailing or delivering written
notice of such termination to Lessee, and no other act or omission of Lessor
shall be construed as a termination of this Lease.

                           ARTICLE 12.00 RELOCATION

     12.01  Relocation Option.  In the event Lessor determines to utilize the
leased premises for other purposes during the term of this Lease, Lessee agrees
to relocate to other space in the building and/or project designated by Lessor,
provided such other space is of equal or larger size than the leased premises.

     12.02  Expenses.  Lessor shall pay all out-of-pocket expenses of any such
relocation, including the expenses of moving and reconstruction of all Lessee
furnished and Lessor furnished improvements.  In the event of such relocation,
this Lease shall continue in full force and effect without any change in the
terms or conditions of this Lease, but with the new location substituted for the
old location set forth in section 1.02 of this Lease.

                           ARTICLE 13.00 DEFINITIONS

     13.01  Abandon.  "Abandon" means the vacating of all or a substantial
portion of the leased premises by Lessee, whether or not Lessee is in default of
the rental payments due under this Lease.

     13.02  Act of God or Force Majeure.  An "act of God" or "force majeure" is
defined for purposes of this Lease as strikes, lockouts, sitdowns, material or
labor restrictions by any governmental authority, unusual transportation delays,
riots, floods, washouts, explosions, earthquakes, fire, storms, weather
(including wet grounds or inclement weather which prevents construction), acts
of the public enemy, wars, insurrections and any other cause not reasonably
within the control of Lessor and which by the exercise of due diligence Lessor
is unable, wholly or in part, to prevent or overcome.

     13.03  Building or Project.  "Building" or "project" as used in this Lease
means the building and/or project described in section 1.02, including the
leased premises and the land upon which the building or project is situated.

     13.04  Commencement Date.  "Commencement date" shall be the date set forth
in section 1.03.  This commencement date shall constitute the commencement of
the term of this Lease for all purposes, whether or not Lessee has actually
taken possession.

     13.05  Completion Date.  "Completion date" shall be the date on which the
improvements erected and to be erected upon the leased premises shall have been
completed in accordance with the plans and specifications described in article
6.00.  The completion date shall constitute the commencement of the term of this
Lease for all purposes, whether or not Lessee has actually taken

                                       12
<PAGE>

possession. Lessor shall use its best efforts to establish the completion date
as the date set forth in section 1.03. In the event that the improvements have
not in fact been completed as of that date, Lessee shall notify Lessor in
writing of its objections. Lessor shall have a reasonable time after delivery of
the notice in which to take such corrective action as may be necessary and shall
notify Lessee in writing as soon as it deems such corrective action has been
completed and the improvements are ready for occupancy. Upon completion of
construction, Lessee shall deliver to Lessor a letter accepting the leased
premises as suitable for the purposes for which they are let and the date of
such letter shall constitute the commencement of the term of this Lease. Whether
or not Lessee has executed such letter of acceptance, taking possession of the
leased premises by Lessee shall be deemed to establish conclusively that the
improvements have been completed in accordance with the plans and
specifications, are suitable for the purposes for which the leased premises are
let, and that the leased premises are in good and satisfactory condition as of
the date possession was so taken by Lessee, except for latent defects, if any.

     13.06  Square Feet.  "Square feet" or "square foot" as used in this Lease
includes the area contained within the leased premises together with a common
area percentage factor of the leased premises proportionate to the total
building area.

                          ARTICLE 14.00 MISCELLANEOUS

     14.01  Waiver.  Failure of Lessor to declare an event of default
immediately upon its occurrence, or delay in taking any action in connection
with an event of default, shall not constitute a waiver of the default, but
Lessor shall have the right to declare the default at any time and take such
action as is lawful or authorized under this Lease.  Pursuit of any one or more
of the remedies set forth in article 11.00 above shall not preclude pursuit of
any one or more of the other remedies provided elsewhere in this Lease or
provided by law, nor shall pursuit of any remedy constitute forfeiture or waiver
of any rent or damages accruing to Lessor by reason of the violation of any of
the terms, provisions or covenants of this Lease.  Failure by Lessor to enforce
one or more of the remedies provided upon an event of default shall not be
deemed or construed to constitute a waiver of the default or of any other
violation or beach of any of the terms, provisions and covenants contained in
this Lease.

     14.02  Act of God.  Lessor shall not be required to perform any covenant or
obligation in this Lease, or be liable in damages to Lessee, so long as the
performance or non-performance of the covenant or obligation is delayed, caused
or prevented by an act of God, force majeure or by Lessee.

     14.03  Attorney's Fees.  In the event Lessee defaults in the performance of
any of the terms, covenants, agreements or conditions contained in this Lease
and Lessor places in the hands of an attorney the enforcement of all or any part
of this Lease, the collection of any rent due or to become due or recovery of
the possession of the leased premises, Lessee agrees to pay Lessor's costs of
collection, including reasonable attorney's fees for the services of the
attorney, whether suit is actually filed or not.

     14.04  Successors.  This Lease shall be binding upon and inure to the
benefit of Lessor and Lessee and their respective heirs, personal
representatives, successors and assigns.  It is hereby covenanted and agreed
that should Lessor's interest in the leased premises cease to exist for any

                                       13
<PAGE>

reason during the term of this Lease, then notwithstanding the happening of such
event this Lease nevertheless shall remain unimpaired and in full force and
effect, and Lessee hereunder agrees to attorn to the then owner of the leased
premises.

     14.05  Rent Tax.  If applicable in the jurisdiction where the leased
premises are situated, Lessee shall pay and be liable for all rental, sales and
use taxes or other similar taxes, if any, levied or imposed by any city, state,
county or other governmental body having authority, such payments to be in
addition to all other payments required to be paid to Lessor by Lessee under the
terms of this Lease.  Any such payment shall be paid concurrently with the
payment of the rent, additional rent, operating expense or other charge upon
which the tax is based as set forth above.

     14.06  Captions.  The captions appearing in this Lease are inserted only as
a matter of convenience and in no way define, limit, construe or describe the
scope or intent of any section.

     14.07  Notice.  All rent and other payments required to be made by Lessee
shall be payable to Lessor at the address set forth in section 1.05.  All
payments required to be made by Lessor to Lessee shall be payable to Lessee at
the address set forth in section 1.05, or at any other address within the United
States as Lessee may specify from time to time by written notice.  Any notice or
document required or permitted to be delivered by the terms of this Lese shall
be deemed to be delivered (whether or not actually received) when deposited in
the United States Mail, postage prepaid, certified mail, return receipt
requested, addressed to the parties at the respective addresses set forth in
section 1.05.

     14.08  Submission of Lease.  Submission of this Lease to Lessee for
signature does not constitute a reservation of space or an option to lease.
This Lease is not effective until execution by and delivery to both Lessor and
Lessee.

     14.09  Corporate Authority.  If Lessee executes this Lease as a
corporation, each of the persons executing this Lease on behalf of Lessee does
hereby personally represent and warrant that Lessee is a duly authorized and
existing corporation, that Lessee is qualified to do business in the state in
which the leased premises are located, that the corporation has full right and
authority to enter into this Lease, and that each person signing on behalf of
the corporation is authorized to do so.  In the event any representation or
warranty is false, all persons who execute this Lease shall be liable,
individually, as Lessee.

     14.10  Severability.  If any provision of this Lease or the application
thereof to any person or circumstance shall be invalid or unenforceable to any
extent, the remainder of this Lease and the application of such provisions to
other persons or circumstances shall not be affected thereby and shall be
enforced to the greatest extent permitted by law.

     14.11  Lessor's Liability.  If Lessor shall be in default under this Lease
and, if as a consequence of such default, Lessee shall recover a money judgment
against Lessor, such judgment shall be satisfied only out of the right, title
and interest of Lessor in the building as the same may then be encumbered and
neither Lessor nor any person or entity comprising Lessor shall be liable for
any deficiency.  In no event shall Lessee have the right to levy execution
against any property of

                                       14
<PAGE>

Lessor nor any person or entity comprising Lessor other than its interest in the
building as herein expressly provided.

     14.12  Indemnity.  Lessor agrees to indemnify and hold harmless Lessee from
and against any liability or claim, whether meritorious or not, arising with
respect to any broker whose claim arises by, through or on behalf of Lessor.
Lessee agrees to indemnify and hold harmless Lessor from and against any
liability or claim, whether meritorious or not, arising with respect to any
broker whose claim arises by, through or on behalf of Lessee.

             ARTICLE 15.00  AMENDMENT AND LIMITATION OF WARRANTIES

     15.01  Entire Agreement.  IT IS EXPRESSLY AGREED BY LESSEE, AS A MATERIAL
CONSIDERATION FOR THE EXECUTION OF THIS LEASE, THAT THIS LEASE, WITH THE
SPECIFIC REFERENCES TO WRITTEN EXTRINSIC DOCUMENTS, IS THE ENTIRE AGREEMENT OF
THE PARTIES; THAT THERE ARE, AND WERE, NO VERBAL REPRESENTATIONS, WARRANTIES,
UNDERSTANDINGS, STIPULATIONS, AGREEMENTS OR PROMISES PERTAINING TO THIS LEASE OR
TO THE EXPRESSLY MENTIONED WRITTEN EXTRINSIC DOCUMENTS NOT INCORPORATED IN
WRITING IN THIS LEASE.

     15.02  Amendment.  THIS LEASE MAY NOT BE ALTERED, WAIVED, AMENDED OR
EXTENDED EXCEPT BY AN INSTRUMENT IN WRITING SIGNED BY LESSOR AND LESSEE.

     15.03  Limitation of Warranties.  LESSOR AND LESSEE EXPRESSLY AGREE THAT
THERE ARE AND SHALL BE NO IMPLIED WARRANTIES OF MERCHANTABILITY, HABITABILITY,
FITNESS FOR A PARTICULAR PURPOSE OR OF ANY OTHER KIND ARISING OUT OF THIS LEASE,
AND THERE ARE NO WARRANTIES WHICH EXTEND BEYOND THOSE EXPRESSLY SET FORTH IN
THIS LEASE.

                        ARTICLE 16.00  OTHER PROVISIONS

     16.01  HAZARDOUS WASTE.  See Addendum 1 attached hereto and made a part
hereof.

     16.02  LIABILITY INSURANCE.  See Addendum 1 attached hereto and made a part
hereof.

     16.03  CERTIFICATE OF OCCUPANCY.  See Addendum 1 attached hereto and made a
part hereof.

     16.04  PRO RATA SHARE.  Lessor and Lessee agree that Lessee's pro rata
share upon lease commencement shall be 21.47%.

     16.05  In return for Lessor waiving a portion of the base rent for months 1
through 60 of the primary lease term, Lessee agrees to complete all construction
and be responsible for all construction costs which include construction
management fees, architectural fees, permit fees, and utility connections fees.
All construction must be completed by September 1, 1998 and be in compliance

                                       15
<PAGE>

with local, municipal and state ordinances.  The construction is to include, but
is not limited to, the following items:
     1.     Construct a minimum of 10,000 square feet of office.
     2.     Install a minimum of 47 tons of air conditioning with a minimum of
six (6) HVAC package units.
     3.     Install a continuous 2' x 4' or 2' x 2' (acoustical ceiling tile
with bat insulation) drop ceiling throughout office area.
     4.     Lessee shall provide Lessor with a complete set of plans of the
proposed finish, including sepias or mylars.
The construction and plans must be approved by Lessor, which approval shall not
be unreasonably withheld.

     16.06  In the event Lessee does not comply with section 16.05 by September
1, 1998, Lessor will have a claim for a portion and/or all of the base monthly
rent waived per section 1.04.

     16.07  Lessor agrees to provide Lessee with the leased premises effective
within two (2) business days after lease execution, to complete tenant
improvements, at which time all provisions of this Lease Agreement will apply,
except section 2.01 the payment of base rent.

     16.08  CONSTRUCTION BY LESSEE.  See Addendum II attached hereto and made a
part hereof.

     16.09  SITE PLAN.  See Exhibit A attached hereto and made a part hereof.

     16.10  GUARANTEED EXPANSION.  Notwithstanding the foregoing, Lessor and
Lessee agree that Lessee shall expand into the expansion space effective on the
23rd month of the lease term as shown on Exhibit A, for a new total square
footage of 18,965 square feet.  Lessor and Lessee agree that Lessee shall
deposit with Lessor an additional $1,885 to increase the security deposit in
Section 1.04 for a total deposit of $13,971.50 prior to the commencement of the
23rd month.  In addition, Lessor and Lessee agree that Lessee's pro rata share
shall increase from 21.47% to 28.20%.

     16.11  SIGN CRITERIA.  See Addendum III attached hereto and made a part
hereof.

     16.12  RIGHT OF FIRST REFUSAL.  See Addendum IV attached hereto and made a
part hereof.

     16.13  RENEWAL OPTION.  See Addendum IV attached hereto and made a part
hereof.

     16.14  Lessor agrees to repair the following items prior to commencement
date:
            a.  Repair all roof leaks to demised space and clean downspouts.
            b.  Powerwash exterior sidewalk.
            c.  Replace any window seals which have pulled away.

     16.15  Lessor and Lessee agree that Lessor shall make its best efforts to
have Lessor's lender to execute a subordination attornment and nondisturbance
agreement similar to the form attached hereto and made a part hereof as Exhibit
B.

                                       16
<PAGE>

                           ARTICLE 17.00 SIGNATURES

SIGNED at   DALLAS, TEXAS  , this    18    day of   May    , 1998.
         ------------------       --------       ----------    --

           LESSOR                                   LESSEE

JUPITER PARKWAY VILLAGE, LTD.         MICROTUNE, INC., a Texas corporation
------------------------------        ----------------------------------------

By: /s/ Jerry Peter Kezhaya           By: /s/ Everett Rogers
   ---------------------------           -------------------------------------
    Jerry Peter Kezhaya                   [interlineated text] Everett Rogers
    President - Wulaadna, Inc.            [interlineated text] V.P., Finance
------------------------------        ----------------------------------------
    (Type Name and Title)                 (Type Name and Title)

                                       17

<PAGE>

                                  ADDENDUM I

3.03 (cont'd.)  COMPLIANCE WITH LAWS, RULES AND REGULATIONS.  Should the
building of which the leased premises are a part not be classified as a
"commercial facility which is a place of public accommodations" as defined in
Title III of the American With Disabilities Act of 1990 (the Act) on the date
hereof, and Lessee's use, alterations or improvements thereafter causes the
building to be classified as such, Lessee shall be responsible for and shall
indemnify Lessor against any and all costs and expenses of Lessor associated
with complying with the Act.

16.01   HAZARDOUS WASTE. The term "Hazardous Substances," as used in this Lease
        shall mean pollutants, contaminants, toxic or hazardous wastes, or any
        other substances, the use and/or the removal of which is required or the
        use of which is restricted, prohibited or penalized by any
        "Environmental Law," which term shall mean any federal, state or local
        law, ordinance or other statute of a governmental or quasi-governmental
        authority relating to pollution or protection of the environment. Lessee
        hereby agrees that (i) no activity will be conducted on the premises
        that will produce any Hazardous Substance, except for such activities
        that are part of the ordinary course of Lessee's business activities
        (the "Permitted Activities") provided said Permitted Activities are
        conducted in accordance with all Environmental Laws and have been
        approved in advance in writing by Lessor; Lessee shall be responsible
        for obtaining any required permits and paying any fees and providing any
        testing required by any governmental agency; (ii) the premises will not
        be used in any manner for the storage of any Hazardous Substances except
        for the temporary storage of such materials that are used in the
        ordinary course of Lessee's business (the "Permitted Materials")
        provided such Permitted Materials are properly stored in a manner and
        location meeting all Environmental Laws and approved in advance in
        writing by Lessor; Lessee shall be responsible for obtaining any
        required permits and paying any fees and providing any testing required
        by any governmental agency; (iii) no portion of the premises will be
        used as a landfill or a dump; (iv) Lessee will not install any
        underground or above ground tanks of any type; (v) Lessee will not allow
        any surface or subsurface conditions to exist or come into existence
        that constitute, or with the passage of time may constitute a public or
        private nuisance; (vi) Lessee will not permit any Hazardous Substances
        to be brought onto the premises, except for the Permitted Materials
        described below, and if so brought or found located thereon, the same
        shall be immediately removed, with proper disposal, and all required
        cleanup procedures shall be diligently undertaken pursuant to all
        Environmental Laws. Lessor or Lessor's representative shall have the
        right but not the obligation to enter the premises for the purpose of
        inspecting the storage, use and disposal of Permitted Materials to
        ensure compliance with all Environmental Laws. Should it be determined,
        in Lessor's sole opinion, that said Permitted Materials are being
        improperly stored, used, or disposed of, then Lessee shall immediately
        take such corrective action as requested by Lessor. Should Lessee fail
        to take such corrective action with 24 hours, Lessor shall have the
        right to perform such work and Lessee shall promptly reimburse Lessor
        for any and all costs associated with said work. If at any time during
        or after the term of the lease, the premises is found to be so
        contaminated or subject to said conditions, Lessee shall diligently
        institute proper and thorough cleanup procedures at Lessee's sole cost.
        Before taking any action to comply with hazardous material laws or to
        clean up hazardous material contaminating the premises,
<PAGE>

        Lessee shall submit to Lessor a plan of action, including any and all
        plans and documents required by any hazardous material law to be
        submitted to a governmental authority (collectively, a "plan of
        action"). Before Lessee begins the actions necessary to comply with
        hazardous material laws or to clean up contamination from hazardous
        materials, Lessor shall have (1) approved the nature, scope and timing
        of the plan of action, and (2) approved any and all covenants and
        agreements to effect the plan of action. Lessee agrees to indemnify and
        hold Lessor harmless from all claims, demands, actions, liabilities,
        costs, expenses, damages and obligations of any nature arising from or
        as a result of the use of the premises by Lessee. The foregoing
        indemnification and the responsibilities of Lessee shall survive the
        termination or expiration of this Lease.

Permitted Materials (if none, enter "None"):

16.02   LIABILITY INSURANCE. Lessee shall, at its sole expense, maintain at all
        times during the term of this Lease public liability insurance with
        respect to the leased premises and the conduct or operation of Lessee's
        business therein, naming Lessor as an additional insured, with limits of
        not less than $1,000,000.00 for death or bodily injury to any one or
        more persons in a single occurrence and $500,000.00 for property damage.
        Lessee shall deliver a certificate of such insurance to Lessor on or
        before the commencement date and thereafter from time to time upon
        request.

16.03   CERTIFICATE OF OCCUPANCY. Upon occupancy of the leased premises, Lessee
        shall be required to obtain a Certificate of Occupancy (the CO) from the
        municipality in which the building is located. Failure of Lessee to
        obtain and deliver the CO to Lessor upon occupancy shall be a default
        which shall allow Lessor to pursue the remedies set forth in Article
        11.02 of this Lease.

                                      -2-
<PAGE>

                                 ADDENDUM "II"
                                 -------------

                            CONSTRUCTION BY LESSEE

     CONSTRUCTION BY LESSEE:  Lessee accepts the leased premises "as is,"
whether the leased premises is in shell form or has been previously occupied.
Any finish-out construction or refurbishing work, including all utility
connections, HVAC and plumbing repairs, etc., shall be performed by Lessee.
This paragraph is subject to the following terms and conditions:

     1.    Lessee, at Lessee's cost, shall submit plans and specifications
           prepared by a State Licensed and Registered Architect for the finish-
           out work to Lessor within 30 days from the execution date of this
           lease. Lessee's plans and specifications must be approved by Lessor's
           Construction Manager in writing prior to the commencement of
           construction. All work shall be performed in conformance with such
           approved plans and specifications in a good and workmanlike manner
           and in compliance with all applicable laws, rules, codes, ordinances
           and regulations. Lessee, at Lessee's sole cost and expense, shall
           obtain all permits required prior to commencement of construction.
           Lessor, at Lessor's sole option, may require Lessee to prepay half of
           ---------------------------------------------------------------------
           the estimated construction price to either Lessor or general
           ------------------------------------------------------------
           contractor.
           ----------

     2.    Lessee assumes all responsibility with regard to modifications or
           construction alterations necessary to meet the provisions of the
           Americans with Disabilities Act (ADA) and the Texas Accessibility
           Standards (TAS).  All necessary submittals to the Texas Department of
           Licensing and Regulation (TDLR) will be the responsibility of the
           Lessee.  Any alterations to the leased premises required to comply
           with the ADA and on TAS during the term of this Lease shall be at the
           sole cost and expense of the Lessee.

     3.    Lessee shall provide Lessor with a complete list of contractors and
           subcontractors who will be performing working in or on the leased
           premises, as well as copies of all contracts.  Lessor, in its sole
           discretion, shall have the right to reject any contractor or
           subcontractor.

     4.    Lessee shall furnish Lessor a Certificate of Insurance on the general
           contractor who is to perform the work naming Lessor as an additional
           insured on Lessee's liability insurance in the form as shown on Page
           2 of this addendum in the amount of coverage as set forth on Page 3
           of this addendum.

     5.    If work is performed by Lessee on parts of the building that are
           presently under warranty from other contractors or subcontractors,
           including but not limited to the roof, heating, ventilating and air
           conditioning systems, electrical and sprinkler systems, such work
           shall be done by Lessor's contractor or subcontractor who is
           responsible under the warranty at Lessee's expense.

     6.    Construction Manager reserves the right to suspend or cancel work if
           confronted with a discrepancy or problem concerning the construction
           in relation to the property.
<PAGE>

     7.    Upon completion of the work, Lessor's Construction Manager shall
           inspect the leased premises to insure that the work has been
           performed in accordance with the approved plans and specifications.
           Upon acceptance of the work, lien waivers from all contractors and
           subcontractors who performed work on the leased premises and a copy
           of a Certificate of Occupancy, must be provided to Lessor. Any
           claims, judgments, lawsuits, etc., brought about due to a failure in
           producing said documents are the direct responsibility of Lessee, and
           constitutes default of the Lease.

     8.    Lessee shall hold Lessor harmless from and indemnify Lessor against
           any and all liability, cost, expenses, including attorney's fees,
           claims, demands, or causes of action for damage to persons or
           property arising out of or in connection with the work performed by
           Lessee, its employees, agents, contractors or subcontractors.

     9.    [Interlineated text]

                                      -2-
<PAGE>

BRADFORD MANAGEMENT COMPANY OF DALLAS, INC.
Insurance Requirements for Tenant Finish Construction

1.   The minimum amount of coverage Bradford Management Company of Dallas, Inc.
     require for tenant finish construction is:

           General Liability                 $1,000,000
           Auto Liability                    $1,000,000
           Umbrella Liability                $2,000,000
           Worker's Compensation             Statutory
           Employer's Liability              $  500,000

     The attached certificate exemplifies the insurance coverage and language
     required on the policy.

2.   Bradford Management Company of Dallas, Inc. is to be named as the
     Certificate Holder at the address shown on attached example.

3.   Bradford Management Company of Dallas, Inc. and property owners must be
     named as additional insured.  The additional insured language must read
     exactly as shown on attached example.

4.   The certificate must state that the Certificate Holder will be notified
     within 30 days if the insurance is terminated.  The CANCELLATION language
     must read as follows:  "Should any of the above described policies be
     canceled before the expiration date thereof, the issuing company will mail
     30 days written notice to the Certificate Holder named to the left."

5.   Underwriters must currently be rated at least a B+VII by AM Best Key Rating
     Guide.

If you have any questions pertaining to any of this information, please contact
your Bradford Companies representative.

     [Image of Category 3 Certificate of Liability Insurance example for
     Bradford Management Company of Dallas, Inc. inserted here.]
<PAGE>

                                   EXHIBIT A

Master Plan, Jupiter Park Village

PROJECT DATA
------------

BUILDING TABULATION
-------------------

Building A            32,107 SF

Building B            12,[xxx] SF

Building C            21,[xxx] SF
---------------------------------

Total Building Area:  6[x,xxx] SF

[Graphical image of Buildings A, B and C, together with parking and other
configurations inserted here.]

                                      -2-
<PAGE>

                                 ADDENDUM III

                            JUPITER PARKWAY VILLAGE

                        SIGN CRITERIA AND REQUIREMENTS

The purpose of this sign criteria is to create a graphic environment that is
individual and distinctive in identity for the Tenants and also compatible with
other signs within the Center.  The total concept should give an impression of
quality and professionalism, as well as instill a good business image.
Lettering shall be well proportioned and its design, spacing and legibility
shall be a major criterion for approval.

The following specifications are to be used for the design of your sign:
however, in all cases, final written approval must be obtained from the Lessor
                                                   -- --------
prior to the manufacturing or installation of any signage.  Lessor shall make
interpretation of this sign policy.

NOTICE:  Written approval and conformance with these specifications does not
------                                                              ---- ---
imply conformance with local City and County sign ordinances.  Please have your
sign company check with local authorities to avoid non-compliance with local
codes.

A.   REQUIRED SIGNS
     -------- -----

     1.   Tenant shall be requested to identify its premises by erecting one (1)
          sign which shall be attached directly to the building fascia as
          described hereinafter.  Where the leased Premises is a corner store,
          the Tenant may install a fascia sign in each fascia when the parallel
          lease frontage exceeds fifteen (15) feet, and the criteria shall
          govern each frontage respectively.

     2.   Tenant shall not be allowed to open for business without approved
          required signs in place.  Failure to open for this reason shall not
          excuse the Tenant from the performance of its obligations under the
          Lease.

B.   TYPE OF SIGN -- Front of Lease Space
     ---- -- ----

     Aluminum Alco-band to have routed out letters not to exceed 18" in type
     style as approved by Property Management; Plex to be #2283 Red letter.

C.   TYPE OF SIGN -- Rear of Lease Space
     ------------

     Individual, single faced, raceway mounted letters.  Letters are to be
     mounted on a 6" deep x 8" high raceway.  Raceway to be aligned with bottom
     of letters.  Business identification only will be allowed -- no
     advertising.

                                      -3-
<PAGE>

D.   SIZE OF SIGN
     ---- -- ----

     1.   Depth -- 4"; height -- not to exceed 18"; Multiple Rows -- not to
          exceed 28" in total height including spaces between rows; Minimum
          Letter Size -- 12".

     2.   The overall length or spread of letters cannot exceed 75% of the total
          linear store front measurement of the leased space.  Sign length and
          square must comply with City of Plano Sign Ordinances.

E.   STYLE OF SIGN
     ----- -- ----

     1.   Any style (block or script) may be used.  Upper and lower case are
          allowed.  Property Management will have final review over height
          increases for script letters.

     2.   Logos in addition to signage must be approved.  They must be
          proportionate to height of fascia and sign and in same color as
          signage.

     3.   All lines of lettering shall run horizontally.

F.   COLOR OF SIGN
     ----- -- ----

     1.   Face Plexiglass -- Color of face to be #2283.

     2.   Return -- Black or white.

     3.   Trim Cap - Black with black, white with white returns.

     4.   Raceway -- Color to be Dark Bronze #313.

G.   CONSTRUCTION OF LETTERS
     ------------ -- -------

     1.   Individual channel letters will have 1/8" plexiglass faces.

     2.   Returns and Backs -- .063 gauge aluminum (minimum).

     3.   NO armorplate or wood in the manufactured returns may be used.
          --

H.   PLACEMENT OF LETTERS
     --------- -- -------

     1.   Letters are to be located on signage area of building as determined by
          Lessor.  (See attached sign location drawings).  The assigned position
          for each Tenant sign shall be as close to a center-of-frontage
          location as possible subject to allowances for positioning corner
          store signs and suitable space between adjacent Tenant signs, as
          determined by the Lessor.

     2.   The principal base of all sign letters shall be aligned on a base line
          located as determined by the Lessor for each Tenant sign and as
          indicated on the attached sign drawings.

                                      -4-
<PAGE>

I.   LIGHTING
     --------

     1.   All lighting will be internal face lighting.

     2.   All copy will be mounted on raceway regardless of lighting for rear
          signage.

     3.   All neon used shall be 15 mm clear red.

     4.   Electrical power shall be brought to required location at lessee's
          expense.  Routing and location of conduit and other required items
          shall not be visible on front of fascia.

     5.   Penetration of structure and graphic beams shall be kept to a minimum
          and must have proper insulation for high voltage cable.

     6.   Transformers shall be concealed in raceway.

     7.   Final electrical connection of sign to transformer box will be
          performed by a licensed electrician approved by management.

     8.   Owner shall provide an access panel in the Front canopy soffit to the
          sign wiring area.

J.   DETAIL DRAWING
     ------ -------

     1.   Prior to awarding a contract for fabrication and installation, Tenant
          shall submit three (3) scaled drawings to:

                 Bradford Management Co. of Dallas
                 Retail Architectural Department
                 1110 E. Collins Blvd., Suite 138
                 Richardson, TX  75081

          for final review and approval. One copy shall be returned to Tenant
          with its required modifications and/or approval.

     2.   Elevation of building fascia and sign shall be drawn using a minimum
          1/4" = 1'0" scale.

     3.   Drawing shall indicate the following specifications:  Type, Color and
          thickness of plexiglass; type of materials; finish used on returns;
          type of illumination and mounting method.

     4.   Drawing must include fascia cross section showing electrical
          connections.

     5.   Non-corrosive mounting fasteners must be used.

                                      -5-
<PAGE>

K.   TRAILER SIGNS OR TEMPORARY SIGNS
     ------- ----- -- --------- -----

     Trailer will not be permitted.
                  ---
     Banner will be permitted for initial 30 day period.

L.   ADDRESS SIGNAGE
     ------- -------

     Street address will be installed by Lessor.  3" while die-cut vinyl or
     plastic letters.

M.   WINDOW SIGNS
     ------ -----

     Submit three (3) copies of  1/4" = 1'0" scaled drawings for approval.

N.   THE FOLLOWING ARE NOT PERMITTED
     --- --------- --- --- ---------

     1.   Roof signs or box signs.

     2.   Cloth signs hanging in front of business.

     3.   Exposed seam tubing.

     4.   Animated or moving components.

     5.   Intermittent or flashing illumination.

     6.   Iridescent painted signs.

     7.   Letter mounted or painted on illuminated panels.

     8.   Signs or letters painted directly on any surface except as herein
          provided.

     9.   Signs installed or placed along perimeter of shopping center.

     10.  The names, stamps or decals of manufacturers or installers shall not
          be visible except for technical data (if any) required by governing
          authorities.

                                      -6-
<PAGE>

                                  ADDENDUM IV

RIGHT OF FIRST REFUSAL:  Lessor hereby grants to Lessee a right of first refusal
to lease any suite or all of the suites at the project known as Jupiter Park
Village as shown on Exhibit "A" attached hereto.  If Lessor desires to lease any
portion of such space to a third party other than the existing occupants
(tenants) or their assignees and/or related partners at Jupiter Park Village,
Lessor shall first notify Lessee in writing of its intention to offer such space
for lease.  Lessee shall have five (5) days from receipt of such notice to
notify Lessor in writing of Lessee's intent to exercise its right of first
refusal.  If Lessee does not exercise its right of first refusal, then the right
of first refusal as to the space described in the notice from Lessor to Lessee
shall terminate and Lessor may lease such space to any third party.  If Lessee
elects to exercise its right of first refusal to lease such described space, the
term for such space shall expire simultaneously with the term of this Lease, and
the rent for such described space shall be based on the then prevailing rental
rates for properties of equivalent quality, size, utility and location, with the
length of the Lease term and credit standing of Lessee to be taken into account,
but in no event shall the rent be less than the base monthly rent set forth in
Section 1.04 of this Lease, otherwise subject to all of the same terms,
covenants, and conditions of this Lease.  Within fourteen (14) days from the
date of Lessee's election to exercise its right of first refusal,  Lessee shall
execute plans and specifications, change orders showing construction costs to be
paid by Lessee, if any, and a modification and ratification of this Lease to
include the additional space; otherwise Lessee's right of first refusal shall
terminate as to the space described in the notice from Lessor to Lessee and
Lessor may lease such space to any third party.

RENEWAL OPTION:  If, at the end of the primary term of this Lease, Lessee has
not been in monetary default and is not in default in any of the terms,
conditions or covenants of the Lease, Lessee, but not any assignee or subtenant
of Lessee, is hereby granted an option to renew this Lease for one (1)
additional term of twenty-four (24) months upon the same terms and conditions
contained in this Lease with the following exceptions:

     A.   The renewal option term will contain no further renewal options unless
          expressly granted by Lessor in writing; and

     B.   The rental for the renewed term shall be $7.50 per square foot for the
          first twelve (12) months and $8.50 per square foot for the next twelve
          (12) months.

     If Lessee desires to renew this Lease, Lessee will notify the Lessor of its
intention to renew no later than six (6) months prior to the expiration date of
the Lease;  Lessor shall, within the next fifteen (15) days notify Lessee in
writing of the proposed rental rate and the Lessee shall, within the next
fifteen (15) days following receipt of the proposed rate, notify the Lessor in
writing of its acceptance or rejection of the proposed rental rate.  Rejection
of the proposed rental rate terminates any renewal option pursuant to this
paragraph.

                                      -7-
<PAGE>

                                   EXHIBIT B

                                  ADDENDUM "H"
                                  ------------
                           SUBORDINATION, ATTORNMENT
                           -------------------------
                          AND NONDISTURBANCE AGREEMENT
                          ----------------------------

     THIS AGREEMENT is entered into this _________ day of __________, 199___ by
and between     Microtune, Inc., a Texas corporation      , hereinafter called
            ----------------------------------------------
"Tenant" and    Canyon Creek National Bank   , hereinafter called "Lender."
             --------------------------------

                                   RECITALS
                                    --------

     WHEREAS, Tenant is the Tenant under that certain Commercial Lease Agreement
("Lease") dated _____________ between Tenant and ________________ ("Borrower"),
as Landlord, covering certain real property located in the City of Plano, County
                                                                   -----
of Collin, State of Texas, more fully described in Exhibit "B" attached hereto
   ------           -----
and made a part hereof (the "Premises").

     WHEREAS, Lender has made a mortgage loan to Borrower secured by a deed of
trust from Borrower to Lender (the "Mortgage"), covering the premises.

     WHEREAS, Tenant agreed to enter into the Lease provided Lender would
execute this agreement.

                                   AGREEMENT
                                   ---------

     NOW THEREFORE, in consideration of the mutual covenants and agreements
herein contained and in order to induce Tenant to enter the Lease, Tenant and
Lender hereby agree and covenant as follows:

     1.  The Lease and the estate conveyed thereby are and shall at all times
continue to be subject and subordinate in all respects to the Mortgage and to
all renewals, modifications as hereinafter set forth in this Agreement.

     2.  So long as Tenant is not in default (beyond any period given Tenant to
cure such default) in the payment of rent or additional rent or in the
performance of any of the other terms, covenants or conditions of the Lease on
Tenant's part to be performed, Tenant's possession under the Lease and Tenant's
rights and privileges thereunder or under any extensions or renewals thereof
which may be effected in accordance with any option therefore contained in the
lease, shall not be diminished or interfered with by Lender under any
circumstances and Tenant's occupancy shall not be disturbed by Lender during the
term of the Lease or any extensions or renewals thereof.  Lender will be bound
by the terms of the Lease and will not join Tenant as a party defendant in any
foreclosure proceeding taken by Lender.

     3.  If the interests of Borrower shall be acquired by Lender by reason of
foreclosure of the Mortgage or other proceedings brought to enforce the rights
of the holder of the Mortgage, by

                                      -8-
<PAGE>

deed in lieu of foreclosure or by any other method and Lender succeeds to the
interest of Borrower under the Lease, the Lease and the rights of Tenant
thereunder shall continue in full force and effect and shall not be terminated
or disturbed except in accordance with the terms of the Lease. Tenant shall be
bound to Lender under all of the terms, covenants and conditions of the Lease
for the balance of the term thereof remaining and any extensions or renewals
thereof which may be effected in accordance with any option therefore contained
in the Lease, with the same force and effect as if Lender were the Landlord
under the Lease and Tenant does hereby attorn to Lender, as its landlord, said
attornment to be effective and self operative without the execution of any other
instruments on the part of either party hereto, immediately upon Lender's
succeeding to the interest of Borrower under the Lease, provided, however, that
Tenant shall be under no obligation to pay rent to Lender until Tenant receives
written notice from Lender that it has succeeded to the interests of Borrower
under the Lease. The respective rights and obligations of Tenant and Lender upon
such attornment, to the extent of the then remaining balance of the term of the
lease and any extensions or renewals, shall be and are the same as not set forth
in the Lease, it being the intention of the parties hereon for this purpose to
incorporate the lease into this Agreement by reference, with the same force and
effect as if set forth at length herein.

     4.  If Lender shall succeed to the interests of Borrower under the Lease,
Lender shall be bound to Tenant under all of the terms, covenants and conditions
of the Lease and Tenant shall have the same remedies against Lender for the
breach of any agreement contained in the lease that Tenant might have had under
the Lease against Borrower if Lender had not succeeded to the interests of
Borrower; provided further, however, that Lender shall not be:

          a.   Liable for any act or omission of any prior landlord (including
               Borrower); or

          b.   Bound by any rent or additional rent which Tenant might have paid
               for more than one (1) month in advance to any prior landlord
               (including Borrower).

     5.  This Agreement may not be modified orally or in any other manner other
than by an agreement in writing signed by the parties hereto or their respective
successors in interest.  Tenant further agrees to send to Lender at the
following address copies of those notices given to Borrower pursuant to the
terms of the aforesaid Lease which relate to Borrower's or Tenant's default,
insurance, casualty and condemnation matters at the same time such notice is
given to Borrower:

                                  _____________________________
                                  _____________________________
                                  _____________________________
                                  Attention:  _________________

     This Agreement shall inure to the benefit of and being binding upon
the parties hereto, their respective heirs, successors and assigns, it being
expressly understood that all references herein to Lender shall be deemed to
include not only Lender, but also its successors and assigns.

                                      -9-
<PAGE>

                             RULES AND REGULATIONS

1.   Lessor agrees to furnish Lessee two keys without charge.  Additional keys
     will be furnished at a nominal charge.  Lessee shall not change locks or
     install additional locks on doors without prior written consent of Lessor.
     Lessee shall not make or cause to be made duplicates of keys procured from
     Lessor without prior approval of Lessor.  All keys to leased premises shall
     be surrendered to Lessor upon termination of this Lease.

2.   Lessee will refer all contractors, contractor's representatives and
     installation technicians rendering any service on or to the leased premises
     for Lessee to Lessor for Lessor's approval before performance of any
     contractual service.  Lessee's contractors and installation technicians
     shall comply with Lessor's rules and regulations pertaining to construction
     and installation.  This provision shall apply to all work performed on or
     about the leased premises or project, including installation of telephones,
     telegraph equipment, electrical devices and attachments and installations
     of any nature affecting floors, walls, woodwork, trim, windows, ceilings
     and equipment or any other physical portion of the leased premises or
     project.

3.   Lessee shall not at any time occupy any parts of the leased premises or
     project as sleeping or lodging quarters.

4.   Lessee shall not place, install or operate on the leased premises or in any
     part of the building any engine, stove or machinery, or conduct mechanical
     operations or cook thereon or therein, or place or use in or about the
     leased premises or project any explosives, gasoline, kerosene, oil, acids,
     caustics, or any flammable, explosive or hazardous material without written
     consent of Lessor.

5.   Lessor will not be responsible for lost or stolen personal property,
     equipment, money or jewelry from the leased premises or the project
     regardless of whether such loss occurs when the area is locked against
     entry or not.

6.   No dogs, cats, fowl, or other animals shall be brought into or kept in or
     about the leased premises or project.

7.   Employees of Lessor shall not receive or carry messages for or to any
     Lessee or other person or contract with or render free or paid services to
     any Lessee or to any of Lessee's agents, employees or invitees.

8.   None of the parking, plaza, recreation or lawn areas, entries, passages,
     doors, elevators, hallways or stairways shall be blocked or obstructed or
     any rubbish, litter, trash, or material of any nature placed, emptied or
     thrown into these areas or such area used by Lessee's agents, employees or
     invitees at any time for purposes inconsistent with their designation by
     Lessor.

9.   The water closets and other water fixtures shall not be used for any
     purpose other than those for which they were constructed, and any damage
     resulting to them from misuse or by the

                                     -10-
<PAGE>

     defacing or injury of any part of the building shall be borne by the person
     who shall occasion it. No person shall waste water by interfering with the
     faucets or otherwise.

10.  No person shall disturb occupants of the building by the use of any radios,
     record players, tape recorders, musical instruments, the making of unseemly
     noises or any unreasonable use.

11.  Nothing shall be thrown out of the windows of the building or down the
     stairways or other passages.

12.  Lessee and its employees, agents and invitees shall park their vehicles
     only in those parking areas designated by Lessor.  Lessee shall furnish
     Lessor with state automobile license numbers of Lessee's vehicles and its
     employees' vehicles within five days after taking possession of the leased
     premises and shall notify Lessor of any changes within five days after such
     change occurs.  Lessee shall not leave any vehicle in a state of disrepair
     (including without limitation, flat tires, out of date inspection stickers
     or license plates) on the leased premises or project.  If Lessee or its
     employees, agents or invitees park their vehicles in areas other than the
     designated parking areas or leave any vehicle in a state of disrepair,
     Lessor, after giving written notice to Lessee of such violation, shall have
     the right to remove such vehicles at Lessee's expense.

13.  Parking in a parking garage or area shall be in compliance with all parking
     rules and regulations including any sticker or other identification system
     established by Lessor.  Failure to observe the rules and regulations shall
     terminate Lessee's right to use the parking garage or area and subject the
     vehicle in violation of the parking rules and regulations to removal and
     impoundment.  No termination of parking privileges or removal of
     impoundment of a vehicle shall create any liability on Lessor or be deemed
     to interfere with Lessee's right to possession of its leased premises.
     Vehicles must be parked entirely within the stall lines and all directional
     signs, arrows and posted speed limits must be observed.  Parking is
     prohibited in areas not striped for parking, in aisles, where "No Parking"
     signs are posted, on ramps, in cross hatched areas, and in other areas as
     may be designated by Lessor.  Parking stickers or other forms of
     identification supplied by Lessor shall remain the property of Lessor and
     not the property of Lessee and are not transferable.  Every person is
     required to park and lock his vehicle.  All responsibility for damage to
     vehicles or persons is assumed by the owner of the vehicle or its driver.

14.  Movement in or out of the building of furniture or office supplies and
     equipment, or dispatch or receipt by Lessee of any merchandise or materials
     which require use of elevators or stairways, or movement through the
     building entrances or lobby, shall be restricted to hours designated by
     Lessor.  All such movement shall be under supervision of Lessor and carried
     out in the manner agreed between Lessee and Lessor by prearrangement before
     performance.  Such prearrangement will include determination by Lessor of
     time, method, and routing of movement and limitations imposed by safety or
     other concerns which may prohibit any article, equipment or any other item
     from being brought into the building.  Lessee assumes, and shall indemnify
     Lessor against, all risks and claims of damage to persons and properties
     arising in connection with any said movement.

                                     -11-
<PAGE>

15.  Lessor shall not be liable for any damages from the stoppage of elevators
     for necessary or desirable repairs or improvements or delays of any sort or
     duration in connection with the elevator service.

16.  Lessee shall not lay floor covering within the leased premises without
     written approval of the Lessor.  The use of cement or other similar
     adhesive materials not easily removed with water is expressly prohibited.

17.  Lessee agrees to cooperate and assist Lessor in the prevention of
     canvassing, soliciting and peddling within the building or project.

18.  Lessor reserves the right to exclude from the building or project, between
     the hours of 6:00 p.m. and 7:00 a.m. on weekdays and at all hours on
     Saturday, Sunday and legal holidays, all persons who are not known to the
     building or project security personnel and who do not present a pass to the
     building signed by the Lessee.  Each Lessee shall be responsible for all
     persons for whom he supplies a pass.

19.  It is Lessor's desire to maintain in the building or project the highest
     standard of dignity and good taste consistent with comfort and convenient
     for Lessees.  Any action or condition not meeting this high standard should
     be reported directly to the Lessor.  Your cooperation will be mutually
     beneficial and sincerely appreciated.  Lessor reserves the right to make
     such other and further reasonable rules and regulations as in its judgement
     may from time to time be necessary, for the safety, care and cleanliness of
     the leased premises and for the preservation of good order therein.

                                     -12-
<PAGE>

                    MODIFICATION AND RATIFICATION OF LEASE

     This Modification and Ratification of Lease Agreement is made and entered
into between JUPITER PARKWAY VILLAGE, LTD. (Lessor or Landlord) and MICROTUNE,
             -----------------------------                          ----------
INC., a Texas corporation (Lessee or Tenant) for and in consideration of One
-------------------------
Dollar ($1.00) and other good and valuable consideration, receipt of which is
hereby acknowledged.

                             W I T N E S S E T H:

     1.  Lessor and Lessee hereby confirm and ratify, except as modified below,
all of the terms, conditions and covenants in that certain written Lease
Agreement dated May 18, 1998 and amended June 1, 1999 and August 6, 1998,
                --------------------------------------------------------
between Lessor and Lessee, for the rental of the following described property:
2540 East Plano Parkway, Suite 188, Plano, Texas  75074 located in Jupiter Park
Village and containing approximately 18, 965 square feet per Job Number 1127484.

     2.  Lessor and Lessee agree that per section 16.10 of the Lease Agreement;
(a) the effective date for the Guaranteed Expansion space of 4,526 square feet
shall be changed from July 1, 2000 to November 15, 1999, (b) the additional
security deposit of $1,885.00 shall be required from Lessee by Lessor upon
execution of this Modification and Ratification of Lease, and (c) Lessee's pro
rata share shall increase from 21.47% to 28.20% effective November 15, 1999.

     3.  Lessor and Lessee agree that effective November 15, 1999, the base rent
shall no longer be waived, and shall be $528.47 per month.

     4.  Lessor and Lessee agree that effective September 1, 2001, the base rent
shall increase from $528.47 per month by $7,373.62 per month for a new base rent
of $7,902.09 per month.

SIGNED at   Dallas, Texas      , this 13th day of   Oct.  , 1999.
         ----------------------       ----       ---------    --

                                    LESSOR:

Attest                              JUPITER PARKWAY VILLAGE, LTD.
      ---------                     -----------------------------

                                    By:
                                       ---------------------------------
                                       Jerry Peter Kezhaya

                                    Title:  President - Wulaadna, Inc.
                                            ----------------------------

                                    LESSEE:

Attest /s/ Barbara Ureste           MICROTUNE, INC., a Texas corporation
       ------------------           ------------------------------------

                                    By: /s/ Everett Rogers
                                       ---------------------------------
                                        Everett Rogers

   (Corporate Seal)                 Title:  Vice President, Finance
                                            ----------------------------
<PAGE>

                    MODIFICATION AND RATIFICATION OF LEASE

     This Modification and Ratification of Lease Agreement is made and entered
into between JUPITER PARKWAY VILLAGE, LTD. (Lessor or Landlord) and MICROTUNE,
             -----------------------------                          ----------
INC., a Texas corporation (Lessee or Tenant) for an in consideration of One
-------------------------
Dollar ($1.00) and other good and valuable consideration, receipt of which is
hereby acknowledged.

                             W I T N E S S E T H:

     1.  Lessor and Lessee hereby confirm and ratify, except as modified below,
all of the terms, conditions and covenants in that certain written Lease
Agreement dated May 18, 1998 and amended June 1, 1998, between Lessor and
                -------------------------------------
Lessee, for the rental of the following described property:  2540 East Plano
Parkway, Suite 388, Plano, Texas  75074 located in Jupiter Park Village and
containing approximately 14,439 square feet of which 12,000 square feet is air
conditioned office space effective September 1, 1998, then effective July 1,
2000 containing approximately 18,965 square feet, per Job Number 1127484.

     2.  Lessor and Lessee agree that the suite number of Lessee's address, per
section 1.02 and 1.05 of the Lease Agreement shall be corrected from "Suite 388"
to "Suite 188."

SIGNED at   Dallas, Texas         , this 6th day of    August    , 1998.
         -------------------------       ---       --------------    --

                                    LESSOR:

Attest                              JUPITER PARKWAY VILLAGE, LTD.
      ---------                     -----------------------------------

                                    By:  /s/ Jerry Peter Kezhaya
                                       --------------------------------
                                       Jerry Peter Kezhaya

                                    Title:  President - Wulaadna, Inc.
                                            --------------------------

                                    LESSEE:

Attest /s/ Barbara Ureste           MICROTUNE, INC., a Texas corporation
       ------------------           ------------------------------------

                                    By:  /s/ Everett Rogers
                                       ---------------------------------
                                       Everett Rogers

   (Corporate Seal)                 Title:  Vice President, Finance
                                          ------------------------------
<PAGE>

                    MODIFICATION AND RATIFICATION OF LEASE

     This Modification and Ratification of Lease Agreement is made and entered
into between JUPITER PARKWAY VILLAGE, LTD. (Lessor or Landlord) and MICROTUNE,
             -----------------------------                          ----------
INC., a Texas corporation (Lessee or Tenant) for an in consideration of One
-------------------------
Dollar ($1.00) and other good and valuable consideration, receipt of which is
hereby acknowledged.

                              W I T N E S S E T H:

     1.  Lessor and Lessee hereby confirm and ratify, except as modified below,
all of the terms, conditions and covenants in that certain written Lease
Agreement dated May 18, 1998, between Lessor and Lessee, for the rental of the
                ------------
following described property:  2540 East Plano Parkway, Suite 388, Plano, Texas
75074 located in Jupiter Park Village and containing approximately 14,439 square
feet of which 12,000 square feet is air conditioned office space, per Job Number
1127484.

     2.  Lessor and Lessee agree that the total security deposit of "$13,971.50"
per Section 16.10 of the Lease Agreement shall be corrected to "$13,917.50."

     3.  Lessor and Lessee agree that "None" shall be entered under "Permitted
Materials" in section 16.01 of the Lease Agreement.

SIGNED at   Dallas, Texas     , this 1st day of   June    , 1998.
         ---------------------       ---       -----------    --

                                    LESSOR:

Attest                              JUPITER PARKWAY VILLAGE, LTD.
      ---------                     ------------------------------------

                                    By: /s/ Jerry Peter Kezhaya
                                       ---------------------------------
                                       Jerry Peter Kezhaya

                                    Title:  President - Wulaadna, Inc.
                                          ------------------------------

                                    LESSEE:

Attest                              MICROTUNE, INC., a Texas corporation
      --------                      ------------------------------------

                                    By: /s/ Everett Rogers
                                       ---------------------------------
                                       Everett Rogers

   (Corporate Seal)                 Title:  Vice President, Finance
                                          ------------------------------<PAGE>

                                                                 EXHIBIT 10.10

                          COMMERCIAL LEASE AGREEMENT

                                    BETWEEN

                         JUPITER SERVICE CENTER, LTD.

                                      AND

                                MICROTUNE, INC.
<PAGE>

                               TABLE OF CONTENTS
                                                                       Page
                                                                       ----
 1.  PREMISES, TERM, AND INITIAL IMPROVEMENTS........................    1

 2.  BASE RENT, SECURITY DEPOSIT AND ADDITIONAL RENT.................    2

 3.  TAXES...........................................................    4

 4.  LANDLORD'S MAINTENANCE..........................................    5

 5.  TENANT'S MAINTENANCE AND REPAIR OBLIGATIONS.....................    5

 6.  ALTERATIONS.....................................................    6

 7.  SIGNS...........................................................    7

 8.  UTILITIES.......................................................    7

 9.  INSURANCE.......................................................    7

10.  CASUALTY DAMAGE.................................................    8

11.  LIABILITY, INDEMNIFICATION, WAIVER OF SUBROGATION AND
      NEGLIGENCE.....................................................    8

12.  USE.............................................................    9

13.  INSPECTION......................................................   10

14.  ASSIGNMENT AND SUBLETTING.......................................   10

15.  CONDEMNATION....................................................   11

16.  SURRENDER OF PREMISES; HOLDING OVER.............................   12

17.  QUIET ENJOYMENT.................................................   12

18.  EVENTS OF DEFAULT...............................................   13

19.  REMEDIES........................................................   13

20.  LANDLORD'S DEFAULT..............................................   15

21.  MORTGAGES.......................................................   15

22.  ENCUMBRANCES....................................................   16

                                       i
<PAGE>

                               TABLE OF CONTENTS
                                  (CONTINUED)

                                                                      Page
                                                                      ----

23.  MISCELLANEOUS...................................................   16

24.  NOTICES.........................................................   18

25.  HAZARDOUS WASTE.................................................   18

26.  TENANT'S OPTION TO PURCHASE.....................................   19

27.  TENANT'S RIGHT OF FIRST REFUSAL TO EXPAND PREMISES..............   19

28.  PARKING LOT ADDITION............................................   20

29.  BUILDING ADDITION...............................................   20

EXHIBIT A  -  DESCRIPTION OF LAND

EXHIBIT B  -  CONSTRUCTION AGREEMENT

                                      ii
<PAGE>

                                LEASE AGREEMENT

     This Lease Agreement (this "LEASE") is entered into by JUPITER SERVICE
CENTER, LTD., a Texas limited partnership ("LANDLORD"), and MICROTUNE, INC. a
Texas corporation ("TENANT").

     1. PREMISES, TERM, AND INITIAL IMPROVEMENTS.

     (a) Landlord leases to Tenant, and Tenant leases from Landlord, Forty-three
thousand Six Hundred Eighty (43,680) square feet of Net Rentable Area
(hereinafter the "PREMISES") located in the approximately One Hundred Twenty
Five Thousand (125,000) square foot building (the "BUILDING") located on the
real property described on EXHIBIT "A" (the "LAND"). The term "NET RENTABLE
AREA" refers to the area occupied by office and/or warehouse space, as
calculated within the boundaries defined by (i) the exterior surface of the
exterior walls and windows of the Building, and (ii) the center line of any
demising walls separating the Premises from space to be occupied by another
tenant. The Net Rentable Area in the Premises has been calculated on the basis
of the foregoing definition and is hereby stipulated to be forty-three thousand
six hundred eighty (43,680) square feet. Notwithstanding the foregoing, the
Premises shall consist of thirty thousand (30,000) square feet for the first
five (5) months of the Term and thereafter shall include all of the
aforementioned square footage.

     (b) The term of this Lease shall be sixty (60) months, beginning on the
Commencement Date (defined below) ("TERM", shall include all renewals and
extensions of the initial Term); however, if the Commencement Date is not the
first day of a calendar month, then the Term shall end sixty (60) months after
the first day of the first full calendar month of the Term. The "COMMENCEMENT
DATE" shall be the date on which Substantial Completion (defined in EXHIBIT "B")
occurs. Following the Commencement Date, Landlord and Tenant shall execute an
instrument specifying the Commencement Date and the expiration date of the Term.
In the event that the Commencement Date shall not have occurred for any reason
whatsoever other than events of delay caused by Tenant, on or before August 15,
2000, then Tenant may terminate this Lease by written notice to Landlord at any
time prior to the occurrence of the Commencement Date, whereupon any monies
previously paid by Tenant to Landlord shall be reimbursed to Tenant.

     (c) Provided no Event of Default exists when Tenant delivers such notice,
Tenant may renew this Lease for one additional period of five (5) years on the
same terms provided in this Lease, except that the Base Rent payable for each
month shall be fair market rental rate for space of equivalent size, quality and
utility taking into account the credit standing of Tenant (the "Renewal Rate"),
Tenant shall have no further renewal options, and Landlord shall lease to Tenant
the Premises in their then current condition, and Landlord shall not provide to
Tenant any allowances (e.g., moving allowance, construction allowance, and the
like) or other tenant inducements. Notwithstanding the foregoing the Base Rate
for such renewal period shall in no event be less than $10.00 per square foot
nor more than $11.00 per square foot. Tenant shall deliver written notice to
Landlord indicating whether or not Tenant elects to extend the Term no later
than one hundred twenty-eight (128) days prior to the expiration of the Term
("Election Date"). Within thirty (30) days after receipt of written request from
Tenant, which written request shall be made no earlier than one hundred eighty
(180) days and no later than one hundred fifty

                                       1
<PAGE>

(150) days prior to the expiration of the Term, Landlord shall provide Tenant
with the Renewal Rate. The Renewal Rate shall be determined by Landlord in its
sole discretion, taking into account the factors described herein above.
Notwithstanding anything contained herein to the contrary, if Tenant fails to
deliver written notice indicating whether or not it elects to extend prior to
the Election Date, Tenant shall be deemed to have elected not to extend the
Term. Tenant's rights hereunder shall terminate if (i) this Lease expires or is
canceled or because of an Event of Default this Lease or Tenant's right to
possession of the Premises is terminated, or (ii) Tenant fails to timely
exercise its option hereunder, time being of the essence with respect to
Tenant's exercise thereof.

     (d) Landlord shall construct the Premises in substantial accordance with
the plans and specifications referenced on EXHIBIT "B", and, by occupying the
Premises, Tenant shall have accepted the Premises in their condition, subject to
the completion of any punch-list items.

     2. BASE RENT, SECURITY DEPOSIT AND ADDITIONAL RENT.

     (a) Tenant shall pay to Landlord "BASE RENT", in advance, without demand,
deduction or set off, equal to the following amounts for the following periods
of time:

                                                           Annual Per
                                       Monthly             Square Foot
        Months in Term                Base Rent             Base Rent
        --------------                ---------            ------------
        Month 1 to month 9           $26,250.00               $10.50
        Month 10 to month 60         $36,400.00               $10.00

The first monthly installment, plus the other monthly charges set forth in
Section 2.(c), shall be due on the date hereof; thereafter, monthly installments
of Base Rent shall be due on the first day of each calendar month following the
Commencement Date.  If the Term begins on a day other than the first day of a
month or ends on a day other than the last day of a month, then Base Rent and
additional rent for such partial month shall be prorated.

     (b) Tenant shall deposit with Landlord on the date hereof $0.00 (the
"SECURITY DEPOSIT"), which shall be held by Landlord to secure Tenant's
obligations under this Lease; however, the Security Deposit is not an advance
rental deposit or a measure of Landlord's damages for an Event of Default
(defined below). Landlord may use any portion of the Security Deposit to satisfy
Tenant's unperformed obligations hereunder, without prejudice to any of
Landlord's other remedies. If so used, Tenant shall pay Landlord an amount that
will restore the Security Deposit to its original amount upon request. In
connection with any waiver of a Tenant default or modification of this Lease,
Landlord may require that Tenant provide Landlord with an additional amount to
be held as part of the Security Deposit. The Security Deposit shall be
Landlord's property. The unused portion of the Security Deposit will be returned
to Tenant within a reasonable time after the end of the Term, provided that
Tenant has fully and timely performed its obligations pursuant to this Lease
throughout the Term.

                                       2
<PAGE>

     (c) Tenant shall pay, as additional rent, its Proportionate Share
(hereinafter defined) of all reasonable costs incurred in owning, operating and
maintaining the Land and Building and the facilities and services provided for
the common use of Tenant and any other tenants of the Building (collectively,
"OPERATING EXPENSES"), including the following items: (1) Taxes (defined below)
and the cost of any tax consultant employed to assist Landlord in determining
the fair tax valuation of the Building and Land; (2) the cost of all utilities
used in the Building which are not billed separately to a tenant of the Building
for above Building standard utility consumption; (3) the cost of insurance; (4)
the cost of repairs, replacement, management fees and expenses, landscape
maintenance and replacement, security service (if provided), sewer service (if
provided), and trash service (if provided); (5) the cost of dues, assessments,
and other charges applicable to the Land payable to any property or community
owner association under restrictive covenants or deed restrictions to which the
Premises are subject; and (6) alterations, additions, and improvements made by
Landlord to comply with Law (defined in Section 23(a) below). On the same day
that Base Rent is due, Tenant shall pay to Landlord an amount equal to 1/12 of
Landlord's estimate of Tenant's Proportionate Share of annual Operating
Expenses. The initial monthly payments are based upon Landlord's estimate of the
Operating Expenses for the year in question, and shall be increased or decreased
annually to reflect the projected actual Operating Expenses for that year. If
Tenant's total payments in respect of Operating Expenses for any year are less
than Tenant's Proportionate Share of Operating Expenses for that year, Tenant
shall pay the difference to Landlord within thirty (30) days after Landlord's
request therefor; if such payments are more than Tenant's Proportionate Share of
Operating Expenses, Landlord shall retain such excess and credit it against
Tenant's future annual payments. Operating Expenses shall not include the
following: (A) any costs for interest, amortization, or other payments on loans
to Landlord; (B) expenses incurred in leasing or procuring tenants; (C) legal
expenses other than those incurred for the general benefit of the Building's
tenants; (D) allowances, concessions, and other costs of renovating or otherwise
improving space for occupants of the Building or vacant space in the Building;
(E) federal income taxes imposed on or measured by the income of Landlord from
the operation of the Building; (F) rents under ground leases; and (G) capital
replacement items; (H) costs incurred in selling, syndicating, financing,
mortgaging, or hypothecating any of Landlord's interests in the building; (I)
costs incurred to investigate or remediate Hazardous Substances on the Building
or the surrounding area except to the extent such Hazardous Materials are
released by Tenant; and (J) insurance deductibles in excess of The Thousand
Dollars ($10,000.00). There shall be no duplication of costs for reimbursements
in calculating Operating Expenses. The amounts of the initial monthly Base Rent
and Tenant's Proportionate Share of Operating Expenses (and the part thereof
attributable to Taxes) are as follows:

                                       3
<PAGE>

                                              Months 1-9       Months 10-60
                                              ----------       ------------
      Base Rent (Section 2.(a))               $26,250.00        $36,400.00
      Operating Expenses, excluding             1,181.25          1,719.00
       Taxes(Section 2.(c))
      Taxes (Section 2.(c) and 3.(a))           2,193.75          3,194.10
      Total initial monthly payment           $29,625.00        $41,314.00

     (d) If during any year the Building is less than 100% occupied, then, for
purposes of calculating Tenant's Proportionate Share of Operating Expenses for
that year, the amount of Operating Expenses that fluctuate with Building
occupancy shall be "grossed-up" to the amount which, in Landlord's reasonable
estimation, they would have been had the Building been 100% occupied for that
entire year.

     (e) If any payment required of Tenant under this Lease is not paid when
due, Landlord may charge Tenant a fee equal to 5% of the delinquent payment to
reimburse Landlord for its cost and inconvenience incurred as a consequence of
Tenant's delinquency.

     (f) All payments and reimbursements required to be made by Tenant under
this Lease shall constitute "RENT" (herein so called).

     (g) The term "TENANT'S PROPORTIONATE SHARE" means the ratio from time to
time of the Net Rentable Area of the Premises to the Net Rentable Area of the
Building. Tenant's Proportionate Share has been initially determined to be 24%
for months 1 to 9 and 35% for months 10 to 60. If the Net Rentable Area of the
Premises or Building changes, Tenant's Proportionate Share shall change
accordingly.

     3. TAXES.

     (a) Landlord shall pay all taxes, assessments and governmental charges
whether federal, state, county, or municipal and whether they are imposed by
taxing or management districts or authorities presently existing or hereafter
created (collectively, "TAXES") that accrue against the Premises, the Land and
the Building. If, during the Term, there is levied, assessed or imposed on
Landlord a capital levy or other tax directly on the rent or a franchise tax,
assessment, levy or charge measured by or based, in whole or in part, upon rent,
then all such taxes, assessments, levies or charges, or the part thereof so
measured or based, shall be included within the term "TAXES". If the Building is
occupied by more than one tenant and the cost of any improvements constructed in
the Premises is disproportionately higher than the cost of improvements
constructed in the premises of other tenants of the Building, then Landlord may
require that Tenant pay the amount of Taxes attributable to such improvements in
addition to its Proportionate Share of other Taxes.

     (b) Tenant shall (1) before delinquency pay all taxes levied or assessed
against any personal property, fixtures or alterations placed in the Premises
and (2) upon the request of Landlord, deliver to Landlord receipts from the
applicable taxing authority or other evidence

                                       4
<PAGE>

acceptable to Landlord to verify that such taxes have been paid. If any such
taxes are levied or assessed against Landlord or Landlord's property and (A)
Landlord pays them or (B) the assessed value of Landlord's property is increased
thereby and Landlord pays the increased taxes, then Tenant shall pay to Landlord
such taxes within ten (10) days after Landlord's request therefor.

     4. LANDLORD'S MAINTENANCE.

     (a) Landlord's maintenance obligations are limited to the repair,
maintenance and replacement of the Building's roof and maintenance of the
foundation and structural members of the exterior walls (collectively, the
"BUILDING'S STRUCTURE") and the maintenance of the electrical systems, plumbing
systems, storm drainage and other mechanical systems, exterior walls and windows
of the Building and underground utility and sewer pipes outside of the Building,
parking areas, driveways, alleys and grounds surrounding the Premises; however,
Landlord shall not be responsible (1) for any such work until Tenant delivers to
Landlord written notice of the need therefor, or (2) for alterations to the
Building's Structure required by Law because of Tenant's use of the Premises
(which alterations shall be performed by Tenant). The Building's Structure does
not include skylights, windows, glass or plate glass, doors, special store
fronts or office entries, all of which shall be maintained by Tenant. Landlord's
liability for any defects, repairs, replacement or maintenance for which
Landlord is responsible hereunder shall be limited to the cost of performing
such work if same are performed on a timely basis. Landlord shall be responsible
for repairing any damages to the Premises caused by leaks in the roof of the
Building. All work performed by Landlord shall provide for containment of any
toxic materials which may be encountered and shall be in conformance with
O.S.H.A. and E.P.A. standards and local building codes and regulations.

     (b) If Tenant defaults on its obligations of maintenance, repair or
replacement, Landlord may perform Tenant's maintenance, repair and replacement
obligations and any other items that are otherwise Tenant's obligations under
Section 5(b), in which event Tenant shall pay to Landlord any cost incurred by
Landlord in performing such obligations within ten (10) days after Landlord's
request therefor.

     (c) If Landlord does not perform its obligations of maintenance, repair or
replacement as required herein in a timely manner, and such failure continues
for thirty (30) days after written notice to Landlord from Tenant setting forth
such failure, Tenant shall have the right to perform such obligations. In such
case, Landlord shall pay to Tenant any reasonable costs incurred by Tenant in
performing such obligations within ten (10) days after Tenant's request
therefor. In no event, however, may the costs incurred by Tenant in performing
such obligations be deducted from any of Tenant's required payments to Landlord
hereunder, including those for Base Rent and Operating Expenses.

     5. TENANT'S MAINTENANCE AND REPAIR OBLIGATIONS.

     (a) Tenant shall maintain all parts of the Premises (except for maintenance
work which Landlord is expressly responsible for under Section 4(a)) in good
condition and promptly make all necessary repairs and replacements to the
Premises. Tenant shall repair and pay for any damage caused by a Tenant Party
(defined below) or caused by Tenant's default hereunder. All work performed by
Tenant shall provide for a containment of any toxic materials

                                       5
<PAGE>

which may be encountered and shall be in strict conformance with O.S.H.A. and
E.P.A. standards and local building codes and regulations.

     (b) Tenant shall maintain the hot water equipment and the heating, air
condition, and ventilation equipment and system (the "HVAC System") in good
repair and condition and in accordance with Law and with such equipment
manufacturers' suggested operation/maintenance service program. Within ten (10)
days after the Commencement Date, Tenant shall enter into preventive
maintenance/service contracts for such equipment for the duration of the Term,
each in form and substance and with a contractor reasonably acceptable to
Landlord certifying that the hot water equipment and the HVAC System are then in
good repair and working order. Landlord represents and warrants that, as of the
Commencement Date, the HVAC System will be in good repair and working order and
any guarantees and warranties received by Landlord through the completion of the
Improvements shall inure to the benefit of the Tenant.

     6. ALTERATIONS. Tenant shall not make any alterations, additions, or
improvements to the Premises without the prior written consent of Landlord,
which consent shall not be unreasonably withheld or delayed. Tenant has informed
Landlord that it desires to install multiple satellite dish systems on the roof
of the Building and Landlord agrees that it will grant its approval of same so
long as the plans and specifications therefore are approved in accordance with
the terms of this Agreement. Landlord shall not be required to notify Tenant of
whether it consents to any alteration, addition or improvements until it (a) has
received plans and specifications therefor which are sufficiently detailed to
allow construction of the work depicted thereon to be performed in a good and
workmanlike manner, and (b) has had a reasonable opportunity to review them. If
the alteration, addition or improvements will affect the Building's Structure,
HVAC Systems, or mechanical, electrical, or plumbing systems, then the plans and
specifications therefor must be prepared by a licensed engineer reasonably
acceptable to Landlord. Landlord's approval of any plans and specifications
shall not be a representation that the plans or the work depicted thereon will
comply with Law or be adequate for any purpose, but shall merely be Landlord's
consent to performance of the work. Upon completion of any alteration, addition,
or improvement, Tenant shall deliver to Landlord accurate, reproducible as-built
plans therefor. Tenant may erect shelves, bins, machinery and trade fixtures
provided that such items (1) do not alter the basic character of the Premises or
the Building; (2) do not overload or damage the same; and (3) may be removed
without damage to the Premises. Unless Landlord specifies in writing otherwise,
all alterations, additions, and improvements shall be Landlord's property when
installed in the Premises. All work performed by a Tenant Party in the Premises
(including that relating to the installations, repair, replacement, or removal
of any item) shall be performed in accordance with law and with Landlord's
specifications and requirements, in a good and workmanlike manner, and so as not
to damage or alter the Building's Structure or the Premises. In connection with
any such alteration, addition, or improvement, Tenant shall reimburse Landlord
for any and all fees and expenses incurred with respect to architectural and
engineering reviews. Upon receipt of plans and specifications to any proposed
improvements, Landlord shall give Tenant an estimate of expected fees and
expenses to be incurred and reimbursable by Tenant, and Tenant shall have the
right to decline to move forward with such improvements or alterations upon
notice to Landlord prior to the undertaking of architectural and engineering
reviews.

                                       6
<PAGE>

     7. SIGNS. Tenant shall not place, install or attach any signage,
decorations, advertising, media, blinds, draperies, window treatments, bars, or
security installations to the Premises or the Building without Landlord's prior
written approval, which consent shall not be unreasonably withheld or delayed.
Landlord shall pay the cost of the initial signage installed at the facility up
to a maximum of twenty-five hundred dollars ($2,500.00). All signage installed
at the facility shall comply and conform with all city and other governmental
codes and regulations. Tenant shall repair, paint, and/or replace any portion of
the Premises or the Building damaged or altered as a result of its signage when
it is removed (including, without limitation, any discoloration of the
Building). Tenant shall not (a) make any changes to the exterior of the Premises
or the Building, (b) install any exterior lights, decorations, balloons, flags,
pennants, banners or paintings; or (c) erect or install any signs, windows or
door lettering, decals, window or storefront stickers, placards, decorations or
advertising media of any type that is visible from the exterior of the Premises
without Landlord's prior written consent. Landlord shall not be required to
notify Tenant of whether it consents to any sign until it (1) has received
detailed, to-scale drawings thereof specifying design, material composition,
color scheme, and method of installation, and (2) has had a reasonable
opportunity to review them.

     8. UTILITIES. Tenant shall obtain and pay for all water, gas, electricity,
heat, telephone, sewer, sprinkler charges and other utilities and services used
at the Premises, together with any taxes, penalties, surcharges, maintenance
charges, and the like pertaining to the Tenant's use of the Premises. Landlord
may, at Tenant's expense, separately meter and bill Tenant directly for its use
of any such utility service, in which case, the amount separately billed to
Tenant for Building-standard utility service shall not be duplicated in Tenant's
obligation to pay additional rent under Section 2.(c). Except to the extent of
the gross negligence or willful misconduct of Landlord or its agents or
contractors, Landlord shall not be liable for any interruption of failure of
utility service to the Premises. All amounts due from Tenant under this Section
8 shall be payable within ten (10) days after Landlord's request therefor.

     9. INSURANCE. Tenant shall maintain (a) workers' compensation insurance
(with a waiver of subrogation endorsement reasonably acceptable to Landlord) and
commercial general liability insurance (with contractual liability endorsement),
including personal injury and property damage in the amount of $1,000,000 per
occurrence combined single limit for personal injuries and death of persons and
property damage occurring in or about the Premises, plus umbrella coverage of at
least $2,000,000 per occurrence, (b) fire and extended coverage insurance
covering (1) the replacement cost of all alterations, additions, partitions and
improvements installed in the Premises by or on behalf of a Tenant Party, (2)
the replacement cost of all of Tenant's personal property in the Premises, and
(3) loss of profits in the event of an insured peril damaging the Premises, and
(c) such other insurance as Landlord may reasonably require. Such policies shall
(A) name Landlord, Landlord's agents, and their respective Affiliates (defined
below), as additional insureds (and as loss payees on fire and extended coverage
insurance), (B) be issued by an insurance company acceptable to Landlord, (C)
provide that such insurance may not be canceled unless thirty (30) days' prior
written notice is first given to Landlord, unless a substantially similar policy
is to be substituted therefor (D) be delivered to Landlord by Tenant before the
Commencement Date and at least thirty (30) days before each renewal thereof, and
(E) provide primary coverage to Landlord when any policy issued to Landlord is
similar or duplicate in coverage, in which case Landlord's policy shall be
excess over Tenant's policies.

                                       7
<PAGE>

Landlord shall maintain standard "all risk" property insurance covering the
Building for ninety-five percent (95%) of full replacement cost of the
Improvements.

     10. CASUALTY DAMAGE.

     (a) Tenant immediately shall give written notice to Landlord of any damage
to the Premises or the Building. If the Premises or the Building are totally
destroyed by an insured peril, or so damaged by an insured peril that, in
Landlord's estimation, rebuilding or repairs cannot be substantially completed
within one hundred eighty (180) days after the date of Landlord's actual
knowledge of such damage, then either Landlord or (if a Tenant Party did not
cause such damage) Tenant may terminate this Lease by delivering to the other
written notice thereof within thirty (30) days after such damage, in which case,
the rent shall be abated during the unexpired portion of this Lease, effective
upon the date such damage occurred. Time is of the essence with respect to the
delivery of such notices.

     (b) Subject to Section 10(c), if this Lease is not terminated under Section
10. (a), then Landlord shall restore the Premises to substantially its previous
condition, except that Landlord shall not be required to rebuild, repair or
replace any part of the partitions, fixtures, additions and other improvements
or personal property required to be covered by Tenant's insurance under Section
9. If the Premises are untenantable, in whole or in part, during the period
beginning on the date such damage occurred and ending on the date of substantial
completion of Landlord's repair or restoration work (the "REPAIR PERIOD"), then
the rent for such period shall be reduced to such extent as may be fair and
reasonable under the circumstances and the Term shall be extended by the number
of days in the Repair Period.

     (c) If the Premises are destroyed or substantially damaged by any peril not
covered by the insurance maintained or required to be maintained by Landlord, or
any Landlord's Mortgagee (defined below) requires that insurance proceeds be
applied to the indebtedness secured by its Mortgage (defined below) or to the
Primary Lease (defined below) obligations, Landlord may terminate this Lease by
delivering written notice of termination to Tenant within thirty (30) days after
such destruction or damage or such requirement is made known by any such
Landlord's Mortgagee, as applicable, whereupon all rights and obligations
hereunder shall cease and terminate, except for any liabilities of Tenant which
accrued before this Lease is terminated. Notwithstanding anything herein to the
contrary, Landlord shall not have the right to terminate the Lease if the damage
to the Building is relatively minor (e.g., repair or restoration would cost less
than five percent (5%) of the replacement cost of the Building).

     11. LIABILITY, INDEMNIFICATION, WAIVER OF SUBROGATION AND NEGLIGENCE.

     (a) SUBJECT TO SECTION 11(B), TENANT SHALL INDEMNIFY, DEFEND, AND HOLD
HARMLESS LANDLORD, ITS SUCCESSORS, ASSIGNS, AGENTS, EMPLOYEES, CONTRACTORS,
PARTNERS, DIRECTORS, OFFICERS AND AFFILIATES (COLLECTIVELY, THE "INDEMNIFIED
PARTIES") FROM AND AGAINST ALL FINES, SUITS, LOSSES, COSTS, LIABILITIES, CLAIMS,
DEMANDS, ACTIONS AND JUDGMENTS OF EVERY KIND OR CHARACTER (1) ARISING FROM
TENANT'S FAILURE TO PERFORM ITS COVENANTS HEREUNDER, (2) RECOVERED FROM OR
ASSERTED AGAINST ANY OF THE INDEMNIFIED PARTIES ON ACCOUNT OF ANY

                                       8
<PAGE>

LOSS (DEFINED BELOW) TO THE EXTENT THAT ANY SUCH LOSS MAY BE INCIDENT TO, ARISE
OUT OF, OR BE CAUSED, EITHER PROXIMATELY OR REMOTELY, WHOLLY OR IN PART, BY A
TENANT PARTY OR ANY OTHER PERSON ENTERING UPON THE PREMISES UNDER OR WITH A
TENANT PARTY'S EXPRESS OR IMPLIED INVITATION OR PERMISSION, (3) ARISING FROM OR
OUT OF THE OCCUPANCY OR USE BY A TENANT PARTY OR ARISING FROM OR OUT OF ANY
OCCURRENCE IN THE PREMISES, HOWSOEVER CAUSED, OR (4) SUFFERED BY, RECOVERED FROM
OR ASSERTED AGAINST ANY OF THE INDEMNIFIED PARTIES BY THE EMPLOYEES, AGENTS,
CONTRACTORS, OR INVITEES OF TENANT OR ITS SUBTENANTS OR ASSIGNEES, REGARDLESS OF
WHETHER LANDLORD'S NEGLIGENCE CAUSED SUCH LOSS OR DAMAGE. HOWEVER, SUCH
INDEMNIFICATION OF THE INDEMNIFIED PARTIES BY TENANT SHALL NOT BE APPLICABLE IF
SUCH LOSS, DAMAGE, OR INJURY IS CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL
MISCONDUCT OF LANDLORD OR ANY OF ITS DULY AUTHORIZED AGENTS OR EMPLOYEES.

     (b) LANDLORD SHALL NOT BE LIABLE TO TENANT OR THOSE CLAIMING BY, THROUGH,
OR UNDER TENANT FOR ANY INJURY TO OR DEATH OF ANY PERSON OR PERSONS OR THE
DAMAGE TO OR THEFT, DESTRUCTION, LOSS, OR LOSS OF USE OF ANY PROPERTY OR
INCONVENIENCE (A "LOSS") CAUSED BY CASUALTY, THEFT, FIRE, THIRD PARTIES, OR ANY
OTHER MATTER (INCLUDING LOSSES ARISING THROUGH REPAIR OR ALTERATION OF ANY PART
OF THE BUILDING, OR FAILURE TO MAKE REPAIRS, OR FROM ANY OTHER CAUSE),
REGARDLESS OF WHETHER THE NEGLIGENCE OF EITHER PARTY CAUSED SUCH LOSS IN WHOLE
OR IN PART LANDLORD AND TENANT EACH WAIVES ANY CLAIM IT MIGHT HAVE AGAINST THE
OTHER FOR ANY DAMAGE TO OR THEFT, DESTRUCTION, LOSS, OR LOSS OF USE OF ANY
PROPERTY, TO THE EXTENT THE SAME IS INSURED AGAINST UNDER ANY INSURANCE POLICY
MAINTAINED BY IT THAT COVERS THE BUILDING, THE PREMISES, LANDLORD'S OR TENANT'S
FIXTURES, PERSONAL PROPERTY, LEASEHOLD IMPROVEMENTS, OR BUSINESS, OR IS REQUIRED
TO BE INSURED AGAINST BY THE WAIVING PARTY UNDER THE TERMS HEREOF, REGARDLESS OF
WHETHER THE NEGLIGENCE OR FAULT OF THE OTHER PARTY CAUSED SUCH LOSS; HOWEVER,
LANDLORD'S WAIVER SHALL NOT APPLY TO ANY DEDUCTIBLE AMOUNTS MAINTAINED BY
LANDLORD UNDER ITS INSURANCE. EACH PARTY SHALL CAUSE ITS INSURANCE CARRIER TO
ENDORSE ALL APPLICABLE POLICIES WAIVING THE CARRIER'S RIGHTS OF RECOVERY UNDER
SUBROGATION OR OTHERWISE AGAINST THE OTHER PARTY.

     12. USE.

     (a) The Premises shall be used only for general office, receiving, storing,
shipping and selling products, materials and merchandise made or distributed by
Tenant and for such other lawful purposes as may be incidental thereto; however,
no retail sales may be made from the Premises. Tenant shall not use the Premises
to receive, store or handle any product, material or merchandise that is
explosive or highly inflammable or hazardous. Outside storage is prohibited.
Tenant shall be solely responsible for complying with all Laws applicable to the
use, occupancy, and condition of the Premises. Tenant shall not permit any
objectionable or

                                       9
<PAGE>

unpleasant odors, smoke, dust, gas, light, noise or vibrations to emanate from
the Premises; nor take any other action that would constitute a nuisance or
would disturb, unreasonably interfere with, or endanger Landlord or any other
person; nor permit the Premises to be used for any purpose or in any manner that
would (1) void the insurance thereto, (2) increase the insurance risk, or (3)
cause the disallowance of any sprinkler credits. Tenant shall pay to Landlord
within thirty (30) days after written notice to Tenant any increase in the cost
of any insurance on the Premises or the Building incurred by Landlord which is
caused by Tenant's use of the Premises or because Tenant vacates the Premises.

     (b) Tenant and its employees and invitees shall have the non-exclusive
right to use, in common with others, any parking areas associated with the
Premises which Landlord has designated for such use, subject to (1) such
reasonable rules and regulations as Landlord may promulgate from time to time
and (2) rights of ingress and egress of other tenants and their employees,
agents and invitees. In addition, Landlord shall designate the parking spaces
set forth on EXHIBIT "C" attached hereto for the exclusive use of Tenant.
Landlord shall not be responsible for enforcing Tenant's parking rights against
third parties.

     13. INSPECTION. Landlord and Landlord's agents and representatives may
enter the Premises during business hours upon reasonable notice to Tenant to:
inspect the Premises; to make such repairs as may be required or permitted under
this Lease; to perform any unperformed obligations of Tenant hereunder; and to
show the Premises to prospective purchasers, mortgagees, ground lessors, and
(during the last 12 months of the Term) tenants. During the last 12 months of
the Term, Landlord may erect a sign on the Premises indicating that the Premises
are available. Tenant shall notify Landlord in writing of its intention to
vacate the Premises at least sixty (60) days before Tenant will vacate the
Premises; such notice shall specify the date on which Tenant intends to vacate
the Premises (the "Vacation Date"). At least thirty (30) days before the
Vacation Date, Tenant shall arrange to meet with Landlord for a joint inspection
of the Premises. After such inspection, Landlord shall prepare a list of items
that Tenant must perform before the Vacation Date. If Tenant fails to arrange
for such inspection, then Landlord may conduct such inspection and Landlord's
determination of the work Tenant is required to perform before the Vacation Date
shall be conclusive. If Tenant fails to perform such work before the Vacation
Date, then Landlord may perform such work at Tenant's cost. Tenant shall pay all
reasonable and necessary costs incurred by Landlord in performing such work
within ten (10) days after Landlord's request therefor.

     14. ASSIGNMENT AND SUBLETTING.

     (a) Tenant shall not, without the prior written consent of Landlord, which
consent shall not be unreasonably be withheld or delayed, (1) advertise that any
portion of the Premises is available for lease or cause or allow any such
advertisement, (2) assign, transfer, or encumber this Lease or any estate or
interest herein, whether directly or by operation of law, (3) sublet any portion
of the Premises, unless to an affiliate of Tenant, (4) grant any license,
concession, or other right of occupancy of any portion of the Premises, or (5)
permit the use of the Premises by any parties other than Tenant (any of the
events listed in Sections 14(a)(2) through 14. (a)(5) being a "TRANSFER"). If
Tenant requests Landlord's consent to a Transfer, then Tenant shall provide
Landlord with a written description of all terms and conditions of the proposed
Transfer, copies of the proposed documentation, and the following information
about the

                                       10
<PAGE>

proposed transferee: name and address; reasonably satisfactory information about
its business and business history; its proposed use of the Premises; banking,
financial, and other credit information; and general references sufficient to
enable Landlord to determine the proposed transferee's creditworthiness and
character. Tenant shall reimburse Landlord for its reasonable attorneys' fees
and other expenses incurred in connection with considering any request for its
consent to a Transfer. If Landlord consents to a proposed Transfer, then the
proposed transferee shall deliver to Landlord a written agreement whereby it
expressly assumes the Tenant's obligations hereunder (however, any transferee of
less than all of the space in the Premises shall be liable only for obligations
under this Lease that are properly allocable to the space subject to the
Transfer, and only to the extent of the rent it has agreed to pay Tenant
therefor). Landlord's consent to a Transfer shall not release Tenant from
performing its obligations under this Lease unless Tenant dissolves or is
eliminated in connection with the Transfer, but rather Tenant and its transferee
shall be jointly and severally liable therefor. Landlord's consent to any
Transfer shall not waive Landlord's rights as to any subsequent Transfers. If an
Event of Default occurs while the Premises or any part thereof are subject to a
Transfer, then Landlord, in addition to its other remedies, may collect directly
from such transferee all rents becoming due to Tenant and apply such rents
against Tenant's rent obligations. Tenant authorizes its transferees to make
payments of rent directly to Landlord upon receipt of notice from Landlord to do
so. Notwithstanding anything to the contrary in the Lease, Tenant may, without
Landlord's prior written consent and without being subject to any bonus rent
provisions or cancellation rights, sublet the Premises or assign the Lease to
(a) a subsidiary, affiliate, division or corporation controlling, controlled by
or under common control with Tenant, (b) a successor corporation related to
Tenant by merger, consolidation, nonbankruptcy reorganization, or governmental
action, or (c) a purchaser of substantially all of Tenant's assets. A sale or
transfer of Tenant's capital stock shall not be deemed an assignment, subletting
or any other transfer of the Lease or the Premises.

     (b) Landlord may, within thirty (30) days after submission of Tenant's
written request for Landlord's consent to a Transfer and subject to Section
14(a) above, cancel this Lease as of the date of the proposed Transfer was to be
effective. Landlord cancels this Lease as to any portion of the Premises, then
this Lease shall cease for such portion of the Premises and Tenant shall pay to
Landlord all rent accrued through the cancellation date relating to the portion
of the Premises covered by the proposed Transfer. Thereafter, Landlord may lease
such portion of the Premises to the prospective transferee (or to any other
person) without liability to Tenant.

     (c) Tenant hereby assigns, transfers and conveys fifty percent (50%) of all
consideration received by Tenant under any Transfer, which are in excess of the
rents payable by Tenant under this Lease, and Tenant shall hold such amounts in
trust for Landlord an pay them to Landlord within ten (10) days after receipt.

     15. CONDEMNATION. If more than 20% of the Premises is taken for any public
or quasi-public use by right of eminent domain or private purchase in lieu
thereof (a "Taking"), and the Taking prevents or materially interferes with the
use of the remainder of the Premises for the purpose for which they were leased
to Tenant, either party may terminate this Lease by delivering to the other
written notice thereof within thirty (30) days after the Taking, in which case
rent shall be abated during the unexpired portion of the Term, effective on the
date of such Taking. If (a) less than 20% of the Premises are subject to a
Taking or (b) more than 20% of the Premises are subject to a Taking, but the
Taking does not prevent or materially interfere with the use of the

                                       11
<PAGE>

remainder of the Premises for the purpose for which they were leased to Tenant,
then neither party may terminate this Lease, but the rent payable during the
unexpired portion of the Term shall be reduced to such extent as may be fair and
reasonable under the circumstances. All compensation awarded for any Taking
shall be the property of Landlord and Tenant assigns any interest it may have in
any such award to Landlord; however, Landlord shall have no interest in any
award made to Tenant for loss of business or goodwill or for the taking of
Tenant's trade fixtures, if a separate award for such items is made to Tenant.

     16. SURRENDER OF PREMISES; HOLDING OVER. No act by Landlord shall be an
acceptance of a surrender of the Premises, and no agreement to accept a
surrender of the Premises shall be valid unless it is in writing and signed by
Landlord. At the end of the Term or the termination of Tenant's right to possess
the Premises, Tenant shall (1) deliver to Landlord the Premises with all
improvements located thereon in good repair and condition, reasonable wear and
tear (subject however to Tenant's maintenance obligations) excepted, and with
the HVAC System and hot water equipment, light and light fixtures (including
ballasts), and overhead doors and related equipment in good working order, (2)
deliver to Landlord all keys to the Premises, and (3) remove all signage placed
on the Premises, the Building, or the Land by or at Tenant's request. All
fixtures, alterations, additions, and improvements (whether temporary or
permanent) shall be Landlord's property and shall remain on the Premises except
as provided in the next two sentences. Provided that Tenant has performed all of
its obligations hereunder, Tenant may remove all unattached trade fixtures,
furniture, and personal property placed in the Premises by Tenant (but Tenant
shall not remove any such item which was paid for, in whole or in part, by
Landlord). Additionally, Tenant shall remove such alterations, additions,
improvements, fixtures, equipment, wiring, furniture, and other property as
Landlord may request, provided such request is made within six months after the
end of the Term. All items not so removed shall, at the option of Landlord, be
deemed abandoned by Tenant and may be appropriated, sold, stored, destroyed, or
otherwise disposed of by Landlord without notice to Tenant and without any
obligation to account for such items and Tenant shall pay for the costs incurred
by Landlord in connection therewith. Any such disposition shall not be
considered a strict foreclosure or other exercise of Landlord's rights in
respect of the security interest granted under Section 26. All work required of
Tenant under this Section 16.(a) shall be coordinated with Landlord and be done
in a good and workmanlike manner, in accordance with all Laws, and so as not to
damage the Building or unreasonably interfere with other tenants' use of their
premises. Tenant shall, at its expense, repair all damage caused by any work
performed by Tenant under this Section 16.(a).

     (a) If Tenant fails to vacate the Premises at the end of the Term, then
Tenant shall be a Tenant at will and Tenant shall pay, in addition to the other
rent due hereunder, a daily base rental equal to 150% of the daily Base Rent
payable during the last month of the Term. Additionally, Tenant shall defend,
indemnify, and hold harmless Landlord from any damage, liability and expense
(including attorneys' fees and expenses) incurred because of such holding over.
No payments of money by Tenant to Landlord after the Term shall reinstate,
continue or extend the Term, and no extension of this Term shall be valid unless
it is in writing and signed by Landlord and Tenant.

     17. QUIET ENJOYMENT. Provided Tenant has fully performed its obligations
under this Lease, Tenant shall peaceably and quietly hold and enjoy the Premises
for the Term,

                                       12
<PAGE>

without hindrance from Landlord or any party claiming by, through, or under
Landlord, but not otherwise.

     18. EVENTS OF DEFAULT.

     Each of the following events shall constitute an "EVENT OF DEFAULT" under
this Lease:

     (a) Tenant fails to pay any rent when due or any payment or reimbursement
required under any other lease with Landlord when due, and in either case such
failure continues for a period of five (5) days from the date such payment was
due; provided, however, that with respect to Tenant's first failure to pay rent
when due, such event shall not be deemed to be an Event of Default until ten
(10) days have passed after Landlord gives Tenant notice of such failure to pay.

     (b) The filing of a petition by or against Tenant or any guarantor of
Tenant's obligations hereunder (1) in any bankruptcy or other insolvency
proceeding; (2) seeking any relief under any debtor relief Law; (3) for the
appointment of a liquidator, receiver, trustee, custodian, or similar official
for all or substantially all of Tenant's property or for Tenant's interest in
this Lease; or (4) for reorganization or modification of Tenant's capital
structure (however, if any such petition is filed against Tenant, then the
filing of such petition shall not constitute an Event of Default, unless it is
not dismissed within forty-five (45) days after the filing thereof).

     (c) Tenant (1) vacates all or a substantial portion of the Premises or
(2) fails to continuously operate its business at the Premises for the permitted
use set forth herein.

     (d) Tenant fails to discharge any lien placed upon the Premises in
violation of Section 22 within ten (10) days after Tenant discovers or is
notified that any such lien or encumbrance is filed against the Premises.

     (e) Tenant fails to comply with any term, provision or covenant of this
Lease (other than those listed in this Section 18), and such failure continues
for twenty (20) days after written notice thereof to Tenant.

     19. REMEDIES.

     (a) Upon any Event of Default, Landlord may, in addition to all other
rights and remedies afforded Landlord hereunder or by Law, take any of the
following actions:

          (1) Terminate this Lease by giving Tenant written notice thereof, in
     which event, Tenant shall pay to Landlord the sum of (A) all rent accrued
     hereunder through the date of termination, (B) all amounts due under
     Section 19(b), and (C) an amount equal to (i) the total rent that Tenant
     would have been required to pay for the remainder of the Term discounted to
     Present value at a per annum rate equal to the "PRIME RATE" as published on
     the date this Lease is terminated by The Wall Street Journal, Southwest
     Edition, in its listing of "MONEY RATES", minus (ii) the then present fair
     rental value of the Premises for such period, similarly discounted; or

                                       13
<PAGE>

          (2) Terminate Tenant's right to possess the Premises without
     terminating this Lease by giving written notice thereof to Tenant, in which
     event Tenant shall pay to Landlord (A) all rent and other amounts accrued
     hereunder to the date of termination of possession, (B) all amounts due
     from time to time under Section 19(b), and (C) all rent and other sums
     required hereunder to be paid by Tenant during the remainder of the Term,
     diminished by any net sums thereafter received by Landlord through
     reletting the Premises during such period; however, Landlord shall not be
     obligated to relet the Premises and shall not be liable for, nor shall
     Tenant's obligations hereunder be diminished because of, Landlord's failure
     to relet the Premises or to collect rent due for a reletting. Tenant shall
     not be entitled to the excess of any consideration obtained by reletting
     over the rent due hereunder. Reentry by Landlord in the Premises shall not
     affect Tenant's obligations hereunder for the unexpired Term; rather,
     Landlord may, from time to time, bring action against Tenant to collect
     amounts due by Tenant, without the necessity of Landlord's waiting until
     the expiration of the Term. Unless Landlord delivers written notice to
     Tenant expressly stating that it has elected to terminate this Lease, all
     actions taken by Landlord to exclude or dispossess Tenant of the Premises
     shall be deemed to be taken under this Section 19(a)(2). If Landlord elects
     to proceed under this Section 19(a)(2), it may at any time elect to
     terminate this Lease under Section 19(a)(1). Additionally, without notice,
     Landlord may alter locks or other security devices at the Premises to
     deprive Tenant of access thereto, and Landlord shall not be required to
     provide a new key or right of access to Tenant.

     (b) Tenant shall pay to Landlord all costs incurred by Landlord (including
court costs and reasonable attorneys' fees and expenses) in (1) obtaining
possession of the Premises, (2) removing and storing Tenant's or any other
occupant's property, (3) repairing, restoring, altering, remodeling, or
otherwise putting the Premises into condition acceptable to a new tenant, (4) if
Tenant is dispossessed of the Premises and this Lease is not terminated,
reletting all or any part of the Premises (including brokerage commissions, cost
of tenant finish work, and other costs incidental to such reletting), (5)
performing Tenant's obligations which Tenant failed to perform, and (6)
enforcing, or advising Landlord of, its rights, remedies, and recourses.
Landlord's acceptance of rent following an Event of Default shall not waive
Landlord's rights regarding such Event of Default. Landlord's receipt of rent
with knowledge of any default by Tenant hereunder shall not be a waiver of such
default, and no waiver by Landlord of any provision of this Lease shall be
deemed to have been made unless set forth in writing and signed by Landlord. No
waiver by Landlord of any violation or breach of any of the terms contained
herein shall waive Landlord's rights regarding any future violation of such term
or violation of any other term. If Landlord repossesses the Premises pursuant to
the authority herein granted, then Landlord shall have the right to (A) keep in
place and use or (B) remove and store, at Tenant's expense, all of the
furniture, fixtures, equipment and other property in the Premises, including
that which is owned by or leased to Tenant at all times before any foreclosure
thereon by Landlord or repossession thereof by any lessor thereof or third party
having a lien thereon. Landlord may relinquish possession of all or any portion
of such furniture, fixtures, equipment and other property to any person (a
"CLAIMANT") who presents to Landlord a copy of any instrument represented by
Claimant to have been executed by Tenant (or any predecessor of Tenant) granting
Claimant the right under various circumstances to take possession of such
furniture, fixtures, equipment or other property, without the necessity on the
part of Landlord to inquire into the authenticity or legality of the instrument.
Landlord may, at its option and without prejudice to or waiver of any rights it
may have, (i) escort Tenant to the Premises to retrieve any personal belongings
of Tenant and/or its employees not covered by the Landlord's statutory lien or
the

                                       14
<PAGE>

security interest described in Section 26 or (ii) obtain a list from Tenant of
the personal property of Tenant and/or its employees that is not covered by the
Landlord's statutory lien or the security interest described in Section 26, and
make such property available to Tenant and/or Tenant's employees; however,
Tenant first shall pay in cash all costs and estimated expenses to be incurred
in connection with the removal of such property and making it available. The
rights of Landlord herein stated are in addition to any and all other rights
that Landlord has or may hereafter have at law or in equity, and Tenant agrees
that the rights herein granted Landlord are commercially reasonable.

     20. LANDLORD'S DEFAULT. If Landlord fails to perform any of its obligations
hereunder within thirty (30) days written notice from Tenant specifying such
failure, Tenant's exclusive remedy shall be an action for damages. Unless
Landlord fails to so cure such default after such notice, Tenant shall not have
any remedy or cause of action by reason thereof. Liability of Landlord to Tenant
for any default by Landlord, shall be limited to actual, direct, but not
consequential, damages therefor and shall be recoverable only from the interest
of Landlord in the Building and the Land, and neither Landlord nor Landlord's
owners shall have any personal liability therefor.

     21. MORTGAGES.

     (a) This Lease shall be subordinate to any deed of trust, mortgage or other
security instrument (a "MORTGAGE"), and any ground lease, master lease, or
primary lease (a "PRIMARY LEASE") that now or hereafter covers any portion of
the Premises (the mortgagee under any Mortgage or the lessor under any Primary
Lease is referred to herein as "LANDLORD'S MORTGAGEE"), and to increases,
renewals, modifications, consolidations, replacements, and extensions thereof.
However, any Landlord's Mortgagee may elect to subordinate its Mortgage or
Primary Lease (as the case may be) to this Lease by delivering written notice
thereof to Tenant. The provisions of this Section 21 shall be self-operative,
and no further instrument shall be required to effect such subordination;
however, Tenant shall from time to time within ten (10) days after request
therefor, execute any instruments that may be required by any Landlord's
Mortgagee to evidence the subordination of this Lease to any such Mortgage or
Primary Lease. If Tenant fails to execute the same within such ten-day period,
Landlord may execute the same as attorney-in-fact for Tenant.

     (b) Tenant shall attorn to any party succeeding to Landlord's interest in
the Premises, whether by purchase, foreclosure, deed in lieu of foreclosure,
power of sale, termination of lease, or otherwise, upon such party's request,
and shall execute such agreements confirming such attornment as such party may
reasonably request. Tenant shall not seek to enforce any remedy it may have for
any default on the part of Landlord without first giving written notice by
certified mail, return receipt requested, specifying the default in reasonable
detail to any Landlord's Mortgagee whose address has been given to Tenant, and
affording such Landlord's Mortgagee a reasonable opportunity to perform
Landlord's obligations hereunder.

     (c) Notwithstanding any such attornment or subordination of a Mortgage or
Primary Lease to this Lease, the Landlord's Mortgagee shall not be liable for
any acts of any previous Landlord, shall not be obligated to install the Initial
Improvements, and shall not be bound by any amendment to which it did not
consent in writing nor any payment of rent made

                                       15
<PAGE>

more than one month in advance. Notwithstanding anything to the contrary in this
Lease, this Lease shall not be subject or subordinate to any ground or
underlying lease, nor subordinate to any lien, mortgage, deed of trust or
security agreement now or hereafter affecting the Premises, nor shall Tenant be
required to execute any document subordinating this Lease unless the ground
lessor, lender, or other holder of the interest to which this Lease shall be
subordinated, contemporaneously executes a recognition and non-disturbance
agreement which (i) provides that this Lease shall not be terminated except in
accordance with the terms of this Lease and (ii) recognizes all of Tenant's
rights hereunder (an "SNDA"). In addition, Landlord shall use its best
reasonable efforts to obtain an SNDA from all mortgagees, lenders, ground
lessors, and other parties currently holding interests affecting the Premises or
the Building on or before the date which is two (2) weeks after the Commencement
Date.

     22. ENCUMBRANCES. Tenant has no authority, express or implied, to create or
place any lien or encumbrance of any kind or nature whatsoever upon, or in any
manner to bind Landlord's property or the interest of Landlord or Tenant in the
Premises or to charge the rent for any claim in favor of any person dealing with
Tenant, including those who may furnish materials or perform labor for any
construction or repairs. Tenant shall pay or cause to be paid all sums due for
any labor performed or materials furnished in connection with any work performed
on the Premises by or at the request of Tenant. Tenant shall give Landlord
immediate written notice of the placing of any lien or encumbrance against the
Premises.

     23. MISCELLANEOUS.

     (a) Words of any gender used in this Lease shall include any other gender,
and words in the singular shall include the plural, unless the context otherwise
requires. The captions inserted in this Lease are for convenience only and in no
way affect the interpretation of this Lease. The following terms shall have the
following meanings: "LAWS" shall mean all federal, state, and local laws, rules,
and regulations; all court orders, governmental directives, and governmental
orders; and all restrictive covenants affective the Property, and "LAW" shall
mean any of the foregoing; "AFFILIATE" shall mean any person or entity which,
directly or indirectly, controls, is controlled by, or is under common control
with the party in question; and "TENANT PARTY" shall include Tenant, any
assignees claiming by, through, or under Tenant, any subtenants claiming by,
through, or under Tenant, and any of their respective agents, contractors,
employees, and invitees.

     (b) Landlord may transfer and assign, in whole or in part, its rights and
obligations in the Building and property that are the subject of this Lease, in
which case Landlord shall have no further liability hereunder accruing
thereafter to the extent the transferee assumes such liability. Each party shall
furnish to the other, promptly upon demand, a corporate resolution, proof of due
authorization by partners, or other appropriate documentation evidencing the due
authorization of such party to enter into this Lease.

     (c) Whenever a period of time is herein prescribed for action to be taken
by either party, such party shall not be liable or responsible for, and there
shall be excluded from the computation for any such period of time, any delays
due to strikes, riots, acts of God, shortages of labor or materials, war,
governmental laws, regulations, or restrictions, or any other causes of any kind
whatsoever which are beyond the control of such party.

                                       16
<PAGE>

     (d) Tenant shall, from time to time, within ten (10) days after request of
Landlord, deliver to Landlord, or Landlord's designee, a certificate of
occupancy for the Premises, financial statements for itself and any guarantor of
its obligations hereunder, evidence reasonably satisfactory to Landlord that
Tenant has performed its obligations under this Lease (including evidence of the
payment of the Security Deposit), and an estoppel certificate stating that this
Lease is in full effect, the date to which rent has been paid, the unexpired
Term and such other factual matters pertaining to this Lease as may be requested
by Landlord. Tenant's obligation to furnish the above-described items in a
timely fashion is a material inducement for Landlord's execution of this Lease.
If Tenant fails to execute any such estoppel certificate within such ten-day
period, Landlord may do so as attorney-in-fact for Tenant.

     (e) This Lease constitutes the entire agreement of the Landlord and Tenant
with respect to the subject matter of this Lease, and contains all of the
covenants and agreements of Landlord and Tenant with respect thereto. Landlord
and Tenant each acknowledge that no representations, inducements, promises or
agreements, oral or written, have been made by Landlord or Tenant, or anyone
acting on behalf of Landlord or Tenant, which are not contained herein, and any
prior agreements, promises, negotiations, or representations not expressly set
forth in this Lease are of no effect. This Lease may not be altered, changed or
amended except by an instrument in writing signed by both parties hereto.

     (f) All obligations of Tenant hereunder not fully performed by the end of
the Term shall survive, including, without limitation, all payment obligations
with respect to Taxes and insurance and all obligations concerning the condition
and repair of the Premises. Upon the end of the Term and before Tenant vacates
the Premises, Tenant shall pay to Landlord any amount reasonably estimated by
Landlord as necessary to put the Premises in good condition and repair,
reasonable wear and tear (subject however to Tenant's maintenance obligations)
excluded. Tenant shall also, prior to vacating the Premises, pay to Landlord the
amount, as estimated by Landlord, of Tenant's obligation hereunder for Operating
Expenses for the year in which the Term ends. All such amounts shall be used and
held by Landlord for payment of such obligations of Tenant hereunder, with
Tenant being liable for any additional costs therefor upon demand by Landlord or
with any excess to be returned to Tenant after all such obligations have been
determined and satisfied as the case may be. Any Security Deposit held by
Landlord may be credited against the amount due by Tenant under this Section
23.(f).

     (g) If any provision of this Lease is illegal, invalid or unenforceable,
then the remainder of this Lease shall not be affected thereby, and in lieu of
each such provision, there shall be added, as a part of this Lease, a provision
as similar in terms to such illegal, invalid or unenforceable clause or
provision as may be possible and be legal, valid and enforceable.

     (h) All references in this Lease to "THE DATE HEREOF" or similar references
shall be deemed to refer to the last date, in point of time, on which all
parties hereto have executed this Lease.

     (i) Landlord and Tenant each warrant to the other that it has not dealt
with any broker or agent in connection with this Lease. Tenant and Landlord
shall each indemnify the other against all costs, attorneys' fees, and other
liabilities for commissions or other compensation claimed by any broker or agent
claiming the same by, through, or under the indemnifying party.

                                       17
<PAGE>

     (j) If and when included within the term "TENANT", as used in this
instrument, there is more than one person, firm or corporation, all shall
jointly arrange among themselves for their joint execution of a notice
specifying an individual at a specific address within the continental United
States for the receipt of notices and payments to Tenant. All parties included
within the terms "LANDLORD" and "TENANT", respectively, shall be bound by
notices given in accordance with the provisions of Section 24 to the same effect
as if each had received such notice.

     (k) The terms and conditions of this Lease are confidential and Tenant
shall not disclose the terms of this Lease to any third party other than to
potential investors, lenders, subtenants or assignees, in connection with any
public or private offering, or except as may be required by law or to enforce
its rights hereunder.

     (l) Tenant shall pay interest on all past-due rent from the date due until
paid at the maximum lawful rate. In no event, however, shall the charges
permitted under this Section 23.(l) or elsewhere in this Lease, to the extent
they are considered to be interest under applicable Law, exceed the maximum
lawful rate of interest.

  24. NOTICES. Each provision of this instrument or any of applicable Laws
and other requirements with reference to the sending, mailing or delivering of
notice or the making of any payment hereunder shall be deemed to be complied
with when and if the following steps are taken:

     (a) All rent shall be payable to Landlord at the address for Landlord set
forth below or at such other address as Landlord may specify from time to time
by written notice delivered in accordance herewith. Tenant's obligation to pay
rent shall not be deemed satisfied until such rent has been actually received by
Landlord.

     (b) All payments required to be made by Landlord to Tenant hereunder shall
be payable to Tenant at the address set forth below, or at such other address
within the continental United States as Tenant may specify from time to time by
written notice delivered in accordance herewith.

     (c) Any written notice or documents required or permitted to be delivered
hereunder shall be deemed to be delivered upon the earlier to occur of (1)
tender of delivery (in the case of hand-delivered notice), (2) deposit in the
United States Mail, postage prepaid, Certified Mail, Return Receipt Requested,
or (3) receipt by facsimile transmission, in each case, addressed to the parties
hereto at the respective addresses set out below, or at such other address as
they have theretofore specified by written notice delivered in accordance
herewith. Tenant shall be deemed to have received any written notice of
documents required or permitted to be delivered hereunder if Landlord delivers
same by facsimile transmission to (972) 673-1602, Attn.:Buddy Rogers. If
Landlord has attempted to deliver notice to Tenant at Tenant's address reflected
on Landlord's books but such notice was returned or acceptance thereof was
refused, then Landlord may post such notice in or on the Premises, which notice
shall be deemed delivered to Tenant upon the posting thereof.

  25. HAZARDOUS WASTE. The term "Hazardous Substances", as used in this
Lease, shall mean pollutants, contaminants, toxic, or hazardous wastes, or any
other substances

                                       18
<PAGE>

(excluding ordinary cleaning supplies), the removal of which is required or the
use of which is restricted, prohibited or penalized by any "Environmental Law",
which term shall mean any Law relating to health, pollution, or protection of
the environment.  Tenant hereby agrees that (a) no activity will be conducted on
the Premises that will produce any Hazardous Substances, except for such
activities that are part of the ordinary course of Tenant's business activities
(the "Permitted Activities") provided such Permitted Activities are conducted in
accordance with all Environmental Laws and have been approved in advance in
writing by Landlord; (b) the Premises will not be used in any manner for the
storage of any hazardous Substances except for any temporary storage of such
materials that are used in the ordinary course of Tenant's business (the
"Permitted Materials") provided such Permitted Materials are properly stored in
a manner and location satisfying all Environmental Laws and approved in advance
in writing by Landlord; (c) no portion of the Premises will be used a landfill
or a dump; (d) Tenant will not install any underground tanks of any type; (e)
Tenant will not allow any surface or subsurface conditions to exist or come into
existence that constitute, or with the passage of time may constitute a public
or private nuisance; and (f) Tenant will not permit any Hazardous Substances to
be brought onto the Premises, except for the Permitted Materials, and if so
brought or found located thereon, the same shall be immediately removed by
Tenant, with proper disposal, and all required cleanup procedures shall be
diligently undertaken pursuant to all Environmental Laws.  If at any time during
or after the Term, the Premises are found to be so contaminated or subject to
such conditions, Tenant shall defend, indemnify and hold Landlord harmless from
all claims, demands, actions, liabilities, costs, expenses, damages and
obligations of any nature arising from or as a result of the use of the Premises
by Tenant.  Unless expressly identified on an addendum to this Lease, as of the
date hereof there are no "Permitted Activities" or "Permitted Materials" for
purposes of the foregoing provision and none shall exist unless and  until
approved in writing by the Landlord.  Landlord may during normal business hours
and upon reasonable notice to Tenant enter the Premises and conduct
environmental inspections and tests therein as it may require from time to time,
provided that Landlord shall use reasonable efforts to minimize the interference
with Tenant's business.  Such inspections and tests shall be conducted at
Landlord's expense, unless they reveal the presence of Hazardous Substances
(other than Permitted Materials) or that Tenant has not complied with the
requirements set forth in this Section 25, in which case Tenant shall reimburse
Landlord for the cost thereof within ten (10) days after Landlord's request
therefor.  To the best of Landlord's knowledge, without any independent
investigation, the Premises, Building, and Land contain no Hazardous Substances
and no Hazardous Substances were used in the construction of the Building and
Improvements.

     26. TENANT'S OPTION TO PURCHASE. Tenant shall have the right of first
refusal to purchase the Building if an offer acceptable to Landlord is tendered
to Landlord during the Term. Tenant shall have a fifteen (15) day period from
receipt of Landlord's notification to Tenant of said offer within which to
accept or decline the offer under the same terms and conditions as the offer. If
Tenant declines the offer, Tenant's right of first refusal hereunder shall
thereafter be null and void and of no further force and effect.

     27. TENANT'S RIGHT OF FIRST REFUSAL TO EXPAND PREMISES. If at any time
during the Term Landlord receives an offer to lease space within Buildings 1 and
3 of the Project of which the Premises are a part, and Landlord desires to
accept such offer, Tenant shall have the right of first refusal to lease the
specific space on the terms set forth in the offer. Tenant shall have fifteen
(15) days from the receipt of Landlord's notification to Tenant of said

                                       19
<PAGE>

offer to accept or decline the offer under the terms and conditions offered. If
Tenant shall not accept the offer, Tenant's right of first refusal shall be null
and void with respect to this specific offer (but not future offers for such
space or offers for other space within Buildings 1 and 3) and Landlord may lease
such space to the original offeror. If Tenant as Landlord does not lease that
space to the original offeror, Landlord shall be required to undertake the
aforementioned processes with respect to subsequent offerors.

     28. PARKING LOT ADDITION. If at any time prior to the end of the second
year of the Term Tenant gives notice to Landlord of its request for construction
of additional parking, Landlord shall construct an additional paved parking lot
on the land adjacent to the east property line of the Land, such location to be
selected by Landlord and approved by Tenant in its reasonable discretion. The
parking lot will be constructed in accordance with specifications approved by
the City of Plano and will be completed within three (3) months of Tenant's
written request to Landlord, unless the City of Plano's approval processes
unreasonably delay the construction. In consideration of the foregoing, Tenant
will pay additional Rent to Landlord in accordance with the following formula:

          50% of the cost of the parking lot improvements will be amortized and
     paid to Landlord by Tenant along with interest at the rate of 12% over the
     remaining Term, along with an annual interest return of 12% of the cost of
     the land upon which the parking lot will be constructed, which land cost is
     agreed to be equal to One Hundred Thirty Four Thousand Dollars
     ($134,000.00).

          For example, if the improvements cost equals $110,000.000 and are
     finished as of the end of 2nd year of the Term, then the additional annual
     Rent shall equal:

     Improvements                                                    $21,921.44
      ($55,000.00 amortized at 12% over 3 years)
     Land                                                            $16,080.00
      (12% of $134.000.00)
     Annual Total Rent for parking lot                               $38,001.44
                                                  Monthly Rent       $ 3,166.78

     29. BUILDING ADDITION. If at any time prior to the end of the second year
of the Term Tenant gives notice to Landlord of its request for construction of
additional space in the Building, Landlord shall construct up to an additional
9,600 square feet of building area on the east side of the Premises, in
accordance with plans and specifications to be developed by Landlord and
approved by Tenant in its reasonable discretion. The additional square footage
will be of similar style and constructed to the same specifications and
governmental regulations as the Building. The new building area will be
constructed within four (4) months of Tenant's written notice to Landlord unless
the City of Plano's approval processes unreasonably delay the construction. In
consideration of the foregoing, Tenant will pay additional Rent to Landlord in
accordance with the following formula:

                                       20
<PAGE>

          60% of the interior improvement cost, not to exceed a total of
     $240,000.00, will be paid to Landlord by Tenant, along with interest at the
     rate of 12% over the remaining Term, along with an annual interest return
     of 14% of the cost of the new Building improvements including, but not
     limited to roof, walls, land, windows, parking lot, foundation, steel
     structure, professional fees, testing labs, development fees, bank fees,
     attorney fees, etc.

          For example, if the interior improvements costs are $240,000.00, the
     Building costs are $691,200.00, and are completed as of the end of the
     second year of the Term, then the additional annual Rent payment shall
     equal:

Improvements                                                      $ 57,394.32
  ($144,000.00 amortized at 12% over 3 years)
Building                                                          $ 96,768.00
  (9,600 sf at $85.00 psf with a 14% interest rate)
Annual Total Rent for new improvements                            $154,162.32
                                                                  $ 12,846.86

EXECUTED by Tenant on March 24, 2000.

                                         TENANT:

                                         Microtune, Inc.

                                         By:   /s/ Everett Rogers
                                            -------------------------------
                                            Name:  Everett Rogers
                                                   Chief Financial Officer,
                                                   Vice President of Finance and
                                                   Administration

                                       21
<PAGE>

     EXECUTED by Landlord on March 24, 2000.

                                 LANDLORD:

                                 JUPITER SERVICE CENTER, LTD.

                                 By: /s/ John Butten
                                    --------------------------------
                                 Its:  General Partner

                                       22
<PAGE>

                                  EXHIBIT "A"

                              DESCRIPTION OF LAND

     Lot A, Block 1, Jupiter Service Center, more commonly known as 2201 10th
Street, Plano, Texas 75074.
<PAGE>

                                  EXHIBIT "B"

                             CONSTRUCTION AGREEMENT

     1. PLANS.

     (a) OUTLINE SPECIFICATIONS. Attached as Exhibit B-1 are the preliminary
plans and outline specifications for the construction of the interior
improvements in the Premises (the "Improvements") which are hereby approved by
Landlord and Tenant (the "Outline Specifications").

     (b) DRAWINGS. Landlord shall cause to be prepared all plans and
specifications for the Improvements depicted on the Outline Specifications,
including, without limitation, working drawings, construction drawings,
electrical, plumbing and mechanical drawings necessary to construct the
Improvements (the "Drawings"), and shall be accompanied by an estimate of the
cost of constructing the Improvements. The initial Drawings shall be delivered
to Tenant as soon as reasonably practicable after the execution of this Lease.
Tenant shall notify Landlord whether it approves of the submitted Drawings
within fourteen (14) days after Landlord's submission thereof. If Tenant
disapproves of such Drawings, then Tenant shall notify Landlord thereof
specifying in detail the reasons for such disapproval, in which case, Landlord
shall correct the submitted Drawings and deliver them to Tenant for its approval
within ten (10) days after Landlord receives Tenant's notice disapproving the
submitted drawings. Tenant shall have five (5) days to approve or disapprove any
resubmitted Drawings, and Landlord shall have five (5) days to correct any such
resubmitted Drawings disapproved by Tenant. This process shall be repeated until
the Drawings have been finally approved.

     (c) CHANGES. After approval of the Drawings, Landlord and Tenant shall
initial the plans in question. Tenant may from time to time make changes to the
Drawings by delivering written notice to Landlord, specifying in detail the
requested change. If Tenant requests any changes to any submitted Drawings that
relate to matters other than changes necessary to the conform the Drawings to
the Outline Specifications or requests any changes to the approved Drawings,
then (1) before any such change will be made, Tenant shall pay the difference
between (A) all additional costs in designing and constructing the Improvements
as a result of any such changes and (B) any reductions in costs in designing and
constructing the Improvements realized in connection with other change orders
and (2) all delays in designing and constructing the Improvements caused by such
changes shall not delay the Commencement Date.

     2. CONSTRUCTION OF IMPROVEMENTS. Landlord shall diligently construct the
Improvements in accordance with the Drawings in a good and workmanlike manner
using materials specified in the Drawings and in compliance with Law and shall
pay for all permits, licenses, and all other governmental improvements requisite
for the construction thereof. Landlord assumes no liability for special,
consequential, or incidental damages of any kind whatsoever in connection with
the design or construction of the Improvements, and makes no representations,
warranties, or guaranties regarding the same, expressed or implied, including,
without limitation, warranties of merchantability, fitness for a particular
purpose, or of habitability, except for the one-year

                                       1
<PAGE>

construction warranty provided in the next sentence. Landlord shall warrant that
the design and construction of the Improvements shall be free of defects for a
period of one (1) year after Substantial Completion.

     3. SUBSTANTIAL COMPLETION. "Substantial Completion" shall occur when each
of the following conditions is satisfied: the Improvements are substantially
completed in accordance with the Drawings as certified by the architect
preparing the Shell Plans utilizing AIA document G704, Certificate of
Substantial Completion; the Premises may be lawfully occupied; and Landlord has
tendered to Tenant physical possession thereof. Substantial Completion shall
have occurred even though minor details of construction, decoration,
landscaping, and mechanical adjustments remain to be completed by Landlord.
Tenant shall prepare and deliver to Landlord a punch list of incomplete, minor,
detail items within thirty (30) days after Substantial Completion and Landlord
shall use all reasonable efforts to complete such items within thirty (30) days
thereafter, except as to such items that, by their nature, will take a longer
period to complete as set forth in the punch list. The "Target Date" for
Substantial Completion of the Improvements is July 1, 2000, with respect to the
first Thirty Thousand (30,000) square feet of the Premises and April 1, 2001
with respect to the remaining Thirteen Thousand Six Hundred and Eighty (13,680)
square feet. If Substantial Completion is delayed because of (a) any acts of a
Tenant Party, (b) changes requested by Tenant to any submitted Drawings that
relate to matters other than changes necessary to conform such drawings to the
Outline Specification or to comply with Law, or (c) changes requested by Tenant
in the approved Drawings other than changes necessary to conform such drawings
with Law, then the Commencement Date shall not be extended, but rather shall
start on the date which it would have occurred but for such event. Each day of
delay in Substantial Completion caused by the events described in clauses (a),
(b) or (c) of the preceding sentence or by a Tenant Party is herein called a
"Tenant Delay Day". If the actual date of Substantial Completion is delayed
beyond the Target Date, then Landlord shall have no liability therefor and the
date of Substantial Completion shall be extended by the period of any such
delay. This Lease shall remain in full effect notwithstanding any delay in
Substantial Completion.

     4. ALLOCATION OF CONSTRUCTION COSTS. Landlord shall pay One Million Ninety-
Two Thousand Dollars ($1,092,000.00) toward the design and construction of the
Improvements depicted on the Outline Specifications. The allocation of these
costs shall be split pro rata between the two portions of the Premises to be
completed at different times. That is, Landlord shall pay Seven Hundred Fifty
Thousand Dollars ($750,000.00) toward the design and construction of the
improvements depicted on the outline specifications with respect to the first
Thirty Thousand (30,000) square feet to be part of the Premises and the
remaining portion for the second portion of the Premises, being the remaining
Thirteen Thousand Six Hundred (13,600) square feet of the Premises. All other
work required to design and construct the Improvements (the "Additional Work")
shall be performed at Tenant's expense. Tenant shall pay one-half (1/2) of the
costs required to be paid by Tenant hereunder upon Landlord's commencement of
construction of the Premises. Tenant shall pay all remaining costs upon
Substantial Completion. In the event that upon the completion of the design and
construction of the Improvements, the cost to Landlord for same is less than the
sums set forth above, Landlord shall apply such difference to Rent due from
Tenant after all Improvements are completed and accounting with respect thereto
is finalized.

                                       2
<PAGE>

     5. CONDITION OF PREMISES AT DELIVERY. Prior to delivery and possession of
the Premises to Tenant, Landlord will cause to be removed from the Premises all
rubbish, tools, scaffolding, and surplus materials and will cause the Premises,
interior and exterior, to be cleaned and ready for occupancy. All floors, floor
coverings, roof areas, and glass will be cleaned, both interior and exterior.
The HVAC System and all utility services will be installed and connected and in
good working order, subject to Tenant's obligations and responsibilities set
forth in Section 8 of the Lease.

                                       3

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