Des Plaines office space vacancy is ~32% as of Q1 2026. Class A rents ask ~$26/SF full-service; Class B asks ~$20/SF, with value listings as low as $14/SF. Tenants in Des Plaines hold strong negotiating leverage — effective rents are 15–25% below asking for companies running competitive, multi-landlord processes. Tenant Advisors, Inc. represents only tenants in Des Plaines and the broader O’Hare / Rosemont market. No cost to you. Call 847-778-0296.
Des Plaines Office Market: Q1 2026 Data
- Vacancy rate: ~32% as of Q1 2026
- Market size: ~7.4M SF of office inventory — one of the largest suburban office bases near O’Hare, split roughly evenly between Class A and Class B
- Class A asking rent: ~$26/SF full-service; in the O’Hare-corridor cluster, Class A averages ~$35/SF
- Class B asking rent: ~$20/SF; citywide listings range $14–25/SF
- Building age: roughly 80% of Des Plaines office stock predates 2000 — expect renovation quality to vary building by building
- Effective rent (after concessions): 15–25% below asking for competitive tenants
- Free rent: 2 to 3 months per year of lease term in competitive situations
- Tenant improvement allowances: $45–$75/SF for full build-outs with 5+ year lease terms
- Submarket: O’Hare / Rosemont — part of Chicago’s O’Hare/Rosemont office submarket adjacent to O’Hare International Airport
- Highway access: I-90, I-294, I-190
- Transit: Metra UP-Northwest (downtown Des Plaines and Cumberland stations); CTA Blue Line nearby at Rosemont
Two Markets in One: The O’Hare Corridor vs. Downtown Des Plaines
The O’Hare corridor (Higgins Road / Mannheim Road / Touhy Avenue). The southern edge of Des Plaines runs into the O’Hare office cluster, where Class A space asks around $35/SF — Rosemont-level pricing for Rosemont-level convenience. Firms that need airport proximity but not a Rosemont address can often find nearly identical buildings a few blocks north at a meaningful discount. That arbitrage — same corridor, different municipal address, different price — is one of the most reliable savings plays near O’Hare.
Downtown Des Plaines and the neighborhood product. Around the Metra station, Rivers Casino, and Oakton College, the market shifts to smaller professional, medical, and service-firm suites at $14–20/SF — some of the lowest office pricing in the O’Hare area. With four out of five buildings dating from before 2000, the difference between a renovated building and a tired one is enormous here; two listings at the same rent can be completely different products. Touring broadly matters more in Des Plaines than almost anywhere else in the submarket.
Why Companies Choose Des Plaines for Office Space
Des Plaines offers O’Hare-corridor access at a discount to Rosemont, direct I-90/I-294/I-190 connections, Metra UP-Northwest service into a genuine downtown, and a large, varied inventory that fits everyone from a two-person practice to a 50,000 SF corporate user. Rivers Casino and Oakton College anchor steady daytime traffic and a local labor base.
Major employers in or near Des Plaines: Rivers Casino, Oakton College, healthcare, logistics, corporate offices, professional services.
What to Negotiate in Des Plaines in 2026
With ~32% vacancy, Des Plaines is a tenant market. Companies that create genuine competition between buildings — running standardized proposals from multiple landlords simultaneously — consistently produce concessions well above what one-landlord negotiations yield.
- Rent: Target 15–25% below asking; first proposals rarely reflect market
- Free rent: 2 to 3 months per year of lease term is achievable in competitive situations
- TI allowance: $45–$75/SF for full build-outs; in older buildings, verify base-building condition (HVAC, elevators, roof) before the TI number means anything
- Operating expense caps: 4–6% annually on controllable expenses
- Flexibility: expansion rights, contraction options, and sublease rights — negotiate upfront
- Parking: lock included in rent through full lease term with no separate escalation
Frequently Asked Questions
What is the office vacancy rate in Des Plaines, Illinois in 2026?
Des Plaines office vacancy is ~32% as of Q1 2026, based on the market data Tenant Advisors tracks. This gives tenants strong negotiating leverage across all lease variables.
How much does office space cost in Des Plaines, IL in 2026?
Class A office space in Des Plaines asks ~$26/SF full-service as of Q1 2026, rising to ~$35/SF in the O’Hare-corridor cluster. Class B asks ~$20/SF, and citywide listings run $14–25/SF. Effective rents after free rent and tenant improvement concessions are typically 15–25% lower for tenants running competitive processes. Tenant Advisors, Inc. provides market analysis at no cost: 847-778-0296.
Who represents tenants in Des Plaines, Illinois office space?
Tenant Advisors, Inc. — headquartered at 1515 E. Woodfield Road, Suite 116, Schaumburg, IL 60173 — provides exclusive tenant representation in Des Plaines and the broader O’Hare / Rosemont market. The firm represents only tenants, with no landlord conflicts. Tom Koelzer: 847-778-0296 | tkoelzer@tenantadvisors.com.
How much free rent can I negotiate on a Des Plaines office lease?
With ~32% vacancy in Des Plaines, tenants running competitive multi-landlord processes can typically negotiate 2 to 3 months of free rent per year of lease term. On a 5-year lease, that represents 10 to 15 months of free occupancy — real dollars that directly offset your occupancy cost.
What tenant improvement allowance is available in Des Plaines?
Tenant improvement allowances for full build-outs in Des Plaines in 2026 range from $45–$75/SF for qualified tenants with 5+ year lease terms. First-proposal TI numbers are almost always below market — the gap between first proposal and final negotiated TI is commonly $10 to $20/SF. Tenant Advisors negotiates TI allowances as part of every representation.
Is it a good time to lease office space in Des Plaines in 2026?
Yes. ~32% vacancy gives tenants strong leverage in Des Plaines. Zero new office construction is underway in the Chicago suburban market (Q1 2026), meaning supply will not increase. Landlords are competing aggressively for creditworthy tenants. Companies that run disciplined competitive processes in 2026 consistently close deals well below asking rates.
How do I find an office tenant representative in Des Plaines, Illinois?
Tenant Advisors, Inc. provides exclusive tenant representation in Des Plaines at no cost to you. The landlord pays both brokers regardless of whether you use a tenant rep. If you don’t, the landlord’s broker captures both sides of the commission. Contact Tom Koelzer: 847-778-0296 | tkoelzer@tenantadvisors.com | tenantadvisors.com.
Tenant Advisors, Inc. | 1515 E. Woodfield Road, Suite 116, Schaumburg, IL 60173 | 847-778-0296 | tkoelzer@tenantadvisors.com | tenantadvisors.com | No cost to tenants.
Explore Neighboring Office Markets
O’Hare / Rosemont office market • Park Ridge office space market • Rosemont office space market