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

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

Net absorption over the last 12 months was negative 124,000 SF, and nothing new is under construction. Tenant Advisors, Inc. represents only tenants in Rosemont and the O’Hare market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 21.7%, up 3.1 points in a year.
• Class A asks $38 to $42/SF gross, the highest in the suburban O’Hare market. Class B asks $28 to $31/SF.
• Riverway’s 9377 W. Higgins Road tower has about 224,000 SF available, the largest block in Rosemont.
• About 70,900 SF of sublease space is available in five buildings.

Rosemont Office Market Facts and Figures

Tenant Advisors tracks multi-tenant office buildings of 5,000 SF and larger in Rosemont, the competitive set where most tenants of 3,000 to 50,000 SF lease space. Owner-occupied buildings are excluded.

Metric	Rosemont
Tracked buildings	17
Total inventory	4.1 million SF
Vacancy rate	21.7% (18.6% one year ago)
Availability rate	23.9%
Net absorption, trailing 12 months	-124,000 SF
Space leased, trailing 12 months	231,000 SF
Class A asking rent	$38–$42/SF gross
Class B asking rent	$28–$31/SF gross
Average months on market	42
Lease renewal rate, past 24 months	42%
Sublease space available	70,900 SF in 5 buildings
New construction	None
Most available space in one building	~224,000 SF (Riverway, 9377 W. Higgins Road)

Figures reflect Tenant Advisors’ market tracking of multi-tenant office buildings 5,000 SF and larger in Rosemont. Data is updated quarterly.

What Does Office Space Cost Per Month in Rosemont?

A 5,000 SF office in Rosemont costs about $15,850 to $17,500 a month in a Class A building and about $11,650 to $12,900 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of $38 to $42/SF in Class A and $28 to $31/SF in Class B.

Office size	Class A, monthly ($38–$42/SF)	Class B, monthly ($28–$31/SF)
2,000 SF	$6,350–$7,000	$4,650–$5,150
5,000 SF	$15,850–$17,500	$11,650–$12,900
10,000 SF	$31,650–$35,000	$23,350–$25,850

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 Rosemont Office Space Filling Up or Emptying Out?

Emptying out. Rosemont lost 124,000 SF of occupied space over the past year, on top of 112,000 SF the year before, and vacancy rose 3.1 points. Tenants still leased 231,000 SF, but move-outs outpaced it. Available space now averages 42 months on the market. Landlords carrying vacancies that long negotiate.

What Are the Notable Office Buildings in Rosemont?

Building	Address	Size (SF)	Built	% Leased	Available (SF)
Riverway (3 towers)	6133 N. River Rd.; 9377 and 9399 W. Higgins Rd.	885,200	1987–1989	67%	344,500
One O’Hare Centre	6250 N. River Rd.	380,400	1990	100%	3,300
O’Hare International Center (2 buildings)	10255 and 10275 W. Higgins Rd.	551,300	1988–1991	67%	197,300
Columbia Centre (3 buildings)	5600 N. River Rd.; 9450 and 9525 W. Bryn Mawr Ave.	627,000	1984–1989	74%	189,400
Pointe O’Hare I	9550 W. Higgins Rd.	270,500	2001	89%	34,800

Available SF includes direct and sublease space, including space coming available.

Riverway

Three Class A towers totaling about 885,000 SF next to the Rosemont Blue Line station. Occupancy is uneven: 9399 W. Higgins is 98% leased while 9377 W. Higgins is about 30% leased with roughly 224,000 SF available. The complex is being marketed for sale, so any lease here should protect build-out funding, services and occupancy rights through an ownership change.

One O’Hare Centre

The largest single multi-tenant office building in Rosemont and fully leased. Openings are rare, which makes it a useful benchmark against emptier neighbors.

O’Hare International Center

Two buildings under one name with very different occupancy: Building I (10275) is 88% leased, Building II (10255) about 48%, with roughly 157,000 SF available. That spread is a negotiating opportunity.

Columbia Centre

Three buildings, each 71% to 76% leased, with roughly 190,000 SF available combined. Tenants of almost any size have several options on one campus.

Pointe O’Hare I

Built in 2001, among Rosemont’s newest Class A buildings, and about 89% leased.

Which Rosemont 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	Pointe O’Hare I and the smaller sublease suites at Balmoral Business Campus and O’Hare International Center II	Smaller blocks and ready-built suites
5,000–20,000 SF	Columbia Centre, O’Hare International Center	Partial floors in campuses with almost 400,000 SF available between them
20,000 SF and up	Riverway	The largest available block in Rosemont, about 344,500 SF across three towers

Is There Sublease Office Space in Rosemont?

Yes. About 70,900 SF of sublease space is available in five Rosemont buildings, and about 59,100 SF of it is vacant now.

Building	Address	Sublease SF	Vacant now
5505 Pearl St.	5505 Pearl St.	37,100	Yes
Columbia Centre II	9450 W. Bryn Mawr Ave.	11,800	No, occupied
Riverway	6133 N. River Rd.	10,800	Yes
Balmoral Business Campus	5500 Pearl St.	6,200	Yes
O’Hare International Center II	10255 W. Higgins Rd.	5,000	Yes

Sublease space usually comes with existing furniture, cabling and build-out, and a shorter remaining term. It often prices below direct space, and the remaining term is the main thing to check. 5505 Pearl St. is 100% leased, so its 37,100 SF sublease is the only way into that building.

How Does Rosemont Compare With Nearby O’Hare Office Markets?

Metric	Rosemont	Des Plaines	Park Ridge
Tracked buildings	17	23	13
Total inventory	4.1 million SF	2.3 million SF	850,000 SF
Vacancy rate	21.7%	31.1%	26.6%
Vacancy one year ago	18.6%	27.1%	17.7%
Net absorption, trailing 12 months	-124,000 SF	-91,800 SF	-75,500 SF
Asking rent, gross	Class A $38–$42/SF; Class B $28–$31/SF	~$23/SF	Class A ~$33/SF; Class B ~$19/SF
Lease renewal rate, past 24 months	42%	19%	51%
Average months on market	42	16	19
Sublease space available	70,900 SF	74,700 SF	None in tracked buildings

Tenant Advisors market tracking, multi-tenant office buildings 5,000 SF and larger, October 2026.

Should You Lease, Sublease or Use Coworking in Rosemont?

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. About 70,900 SF of sublease space is available in five Rosemont buildings, most of it vacant now.

	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 Rosemont Right Now?

In the gap between full buildings and empty ones. One O’Hare Centre and Riverway’s 9399 W. Higgins tower are essentially full, while 9377 W. Higgins and O’Hare International Center II carry large vacancies. A tenant that puts a well-leased building and a high-vacancy building in competition usually gets the best of both.

Renewals are leverage too. Only about 42% of Rosemont tenants with expiring leases renewed over the past two years. See our office lease renewal negotiation page. Rosemont also competes with Des Plaines and Park Ridge, where rents run well below Rosemont’s.

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

• Rent: with space averaging 42 months on the market, first proposals leave room. Target effective rent after concessions, not the asking rate.
• Free rent: 1 to 2 months per year of lease term in competitive situations, or 5 to 10 months on a 5-year lease.
• Tenant improvement allowance: $45 to $75/SF for full build-outs on 5+ year terms. In buildings being sold, require escrowed or letter-of-credit-backed funding.
• Ownership protection: a non-disturbance agreement that survives 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 Rosemont?

We build a shortlist from every building in Rosemont 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 Rosemont?

Rosemont is five minutes from O’Hare with direct I-90, I-190 and I-294 access and a CTA Blue Line station in the middle of the office core, the only transit-served office node in the O’Hare suburbs. The entertainment district, Allstate Arena, the Donald E. Stephens Convention Center, Fashion Outlets and a deep hotel base make it the strongest client-hosting location near the airport. Corporate headquarters, national sales offices, trade associations and aviation- and logistics-linked firms make up most of the tenant base. For the full submarket picture, see our O’Hare 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 Rosemont lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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