Naperville, IL Office Space for Lease: 2026 Costs, Buildings and Rents

Data as of October 2026 | Last updated October 17, 2026

Net absorption was -10,500 SF over the past year, as move-outs outpaced new leases. Tenant Advisors, Inc. represents only tenants in Naperville and the East-West Corridor office market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 26% across 66 tracked multi-tenant buildings.
• Net absorption over the past 12 months: -10,500 SF.
• Class A asks about $28–$32/SF gross; Class B about $23–$26/SF.
• The largest available block is about 329,000 SF at Hub 1415.
• Sublease space is available in several notable buildings, including The Shuman.

Naperville Office Market Facts and Figures

Tenant Advisors tracks multi-tenant office buildings in Naperville, the competitive set where most tenants of 3,000 to 50,000 SF lease space. Owner-occupied buildings are excluded.

Metric	Naperville
Tracked buildings	66
Vacancy rate	26%
Net absorption, trailing 12 months	-10,500 SF
Class A asking rent	$28–$32/SF gross
Class B asking rent	$23–$26/SF gross
Free rent	1–1.5 months per lease year
Tenant improvement allowance	$6–$8/SF per lease year (Class A)
Sublease space available	Yes, in several notable buildings
New construction	One small project of about 23,000 SF is planned downtown at 315 S. Main St.
Most available space in one building	~329,000 SF (Hub 1415, 1415 W Diehl Rd)

Figures reflect Tenant Advisors’ market tracking of multi-tenant office buildings in Naperville. Rents and concessions are Tenant Advisors’ tracked-transaction ranges, quoted full-service gross. Data is updated quarterly.

What Does Office Space Cost Per Month in Naperville?

A 5,000 SF office in Naperville costs about $11,650 to $13,350 a month in a Class A building and about $9,600 to $10,850 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of $28 to $32/SF in Class A and $23 to $26/SF in Class B.

Office size	Class A, monthly ($28–$32/SF)	Class B, monthly ($23–$26/SF)
2,000 SF	$4,650–$5,350	$3,850–$4,350
5,000 SF	$11,650–$13,350	$9,600–$10,850
10,000 SF	$23,350–$26,650	$19,150–$21,650

Monthly rent before free rent and improvement allowances. Gross rent generally includes real estate taxes and building operating expenses.

Gross rent is not always the whole bill. Ask each landlord about:

• In-suite electricity, which some buildings bill separately.
• Operating expense and tax increases over the base year, which a cap can limit.
• After-hours heating and cooling charges.
• Build-out costs above the improvement allowance, plus cabling, furniture and moving.

Is Naperville Office Space Filling Up or Emptying Out?

Losing occupancy. Naperville gave back 10,500 SF of occupied space over the past year, and vacancy is 26%. Landlords carrying vacancy are competing harder on rent, free rent and build-out dollars.

What Are the Notable Office Buildings in Naperville?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
Hub 1415	1415 W. Diehl Rd.	998,205	2001	A	67%	329,021
The Shuman	263 Shuman Blvd.	350,001	1987	A	98%	128,318
MetroWest I	55 Shuman Blvd.	207,714	1986	A	90%	74,760
CityGate Centre	2135 CityGate Ln.	211,193	2007	A	74%	54,815
Washington Pointe	535 E. Diehl Rd.	163,956	1999	A	100%	65,197
Naperville Woods Office Center (2 buildings)	1000–1100 E. Warrenville Rd.	500,110	1981–1988	B	54%	340,507
Naperville Corporate Center (3 buildings)	1230–1250 E. Diehl Rd.	347,780	1982–1991	A/B	80%	104,276

Available SF includes direct and sublease space, including space coming available. Tenant Advisors market tracking, October 2026.

Hub 1415, 1415 W. Diehl Rd.

998,000 SF, Class A, built 2001. About 67% leased with roughly 329,000 SF available.

The Shuman, 263 Shuman Blvd.

350,000 SF, Class A, built 1987. About 98% leased with roughly 128,000 SF available.

MetroWest I, 55 Shuman Blvd.

208,000 SF, Class A, built 1986. About 90% leased with roughly 75,000 SF available.

Which Naperville Buildings Fit Small and Large Tenants?

Small tenants do best in buildings with suites already built out, while companies needing a full floor or more should start with the buildings carrying the largest vacant blocks. Use this as a starting list; actual suites change month to month.

Space needed	Where to start looking	Why
Under 5,000 SF	Washington Pointe, CityGate Centre, Naperville Corporate Center	Class A buildings where small suites come available
5,000–20,000 SF	MetroWest I, The Shuman	Partial floors with 75,000 to 128,000 SF available
20,000 SF and up	Hub 1415, Naperville Woods Office Center	The largest blocks in Naperville, each with more than 300,000 SF available

Is There Sublease Office Space in Naperville?

Yes. Sublease options are currently available in several of Naperville’s notable buildings, including The Shuman, East West Corporate Center and Naperville Corporate Center. Sublease space often comes at a discount to direct rent, with furniture and cabling in place, but the term is limited to what remains on the original lease. See our Chicago office sublease guide.

How Does Naperville Compare With Other East-West Corridor Cities?

City	Vacancy	12-mo net absorption (SF)	Asking rent, gross	Tracked buildings
Naperville	26%	-10,500	A $28–$32; B $23–$26	66
Oak Brook	27%	-69,000	A $34–$38; B $24–$28	52
Downers Grove	23.5%	-2,000	A $31–$35; B $24–$27	36
Lombard	29.5%	+15,400	A $28–$32; B $21–$24	31
Oakbrook Terrace	22%	+86,900	A $30–$34; B $23–$26	23
Lisle	31%	+10,900	A $27–$31; B $22–$25	23
Wheaton	17.5%	-6,800	A $24–$27; B $20–$23	17
Aurora	20.5%	-18,300	A $26–$29; B $21–$24	15
Burr Ridge	29%	-2,100	A $28–$32; B $23–$26	13
Warrenville	24%	-21,600	A $27–$30; B $21–$24	12
Woodridge	17%	+8,600	A $25–$28; B $20–$23	12
Willowbrook	15.5%	+3,000	A $24–$27; B $19–$22	8

Tenant Advisors market tracking, multi-tenant office buildings, October 2026. Rents are Tenant Advisors’ tracked-transaction figures per SF per year.

Should You Lease, Sublease or Use Coworking in Naperville?

Lease direct if you need space for three years or more, sublease if you want built-out space at a discount and the remaining term fits, and use coworking only for small teams that need flexibility for a year or less. Sublease space is available in several notable Naperville buildings.

	Direct lease	Sublease	Coworking
Typical term	3 to 10 years	Whatever remains on the original lease	Month to month up to 1–2 years
Cost	Market rent, with free rent and an improvement allowance	Usually below direct rent	Priced per desk or office; usually the highest cost per SF
Build-out	Custom, funded largely by the landlord	As-is, often furnished	Ready to use
Watch out for	Committing to more space than you need	Landlord consent and the short remaining term	Rate increases at renewal and limited privacy

Where Is the Leverage in Naperville Right Now?

In most buildings. With vacancy at 26%, landlords with large vacancies compete on rent, free rent and build-out dollars. Naperville competes with Lisle, Warrenville, Aurora and Wheaton for the same tenants, and pricing those options against each other is the most effective lever.

What Should Tenants Negotiate on a Naperville Office Lease in 2026?

• Rent: target effective rent after concessions, not the asking rate.
• Free rent: 1 to 1.5 months per year of lease term, or 5 to 7.5 months on a 5-year lease.
• Tenant improvement allowance: $6 to $8/SF per year of lease term in Class A ($30 to $40/SF on a 5-year lease) and about $3 to $6/SF per year in Class B. Get build-out pricing before you negotiate this number.
• Ownership protection: a non-disturbance agreement and build-out funding that survive a sale or foreclosure.
• Operating expense caps: 4% to 6% annually on controllable expenses.
• Flexibility: expansion, contraction and sublease rights, negotiated upfront.
• Parking: included in rent for the full term with no separate escalation.

How Does Tenant Advisors Find and Tour Space in Naperville?

We build a shortlist from every building in Naperville that fits your size, budget and timing, tour the best options in one block, and negotiate with several landlords at once. The landlord pays our fee, so there is no cost to tenants.

1. Requirements call: size, budget, move date and must-haves.
2. Building survey: every option that fits, including sublease space, with rents and availability.
3. Tours: your top choices scheduled back to back.
4. Competing proposals: requests to three or more landlords, compared side by side on net effective cost.
5. Negotiation and lease review alongside your attorney through signing and move-in.

Why Do Companies Lease Office Space in Naperville?

Naperville’s office market runs along the I-88 Diehl Road and Warrenville Road corridors and the Shuman Boulevard office parks, with Metra BNSF service downtown and at Route 59. A large, highly educated workforce draws technology, financial services, insurance and engineering firms, and downtown Naperville gives the market an amenity base most suburbs lack. For the full market picture, see our East-West Corridor office market page.

Frequently Asked Questions

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About the authors: Tom Koelzer (Co-Founder & Managing Partner, LinkedIn) and Dave Ven Horst (Co-Founder & Managing Broker, LinkedIn) founded Tenant Advisors, Inc. in 2004. Both have worked in Chicago office leasing since 1986, and the firm has negotiated more than 2,000 office leases, representing tenants only. Benchmark your Naperville lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

Explore Nearby Office Markets

East-West Corridor office market • Lisle office space • Warrenville office space • Aurora office space • Wheaton office space • All Chicago suburban office markets