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

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

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Key Takeaways

• Vacancy is 40.9%, up 3.1 points in a year.
• Class A asks about $26/SF gross; Class B about $19/SF.
• Net absorption was -53,100 SF over the past 12 months.
• 85 and 95 W. Algonquin Rd. offer about 116,000 SF, the biggest blocks in town.

Arlington Heights Office Market Facts and Figures

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

Metric	Arlington Heights
Tracked buildings	39
Total inventory	1.8 million SF
Vacancy rate	40.9% (37.8% one year ago)
Availability rate	43.5%
Net absorption, trailing 12 months	-53,100 SF
Space leased, trailing 12 months	71,900 SF
Class A asking rent	~$26/SF gross
Class B asking rent	~$19/SF gross
Free rent	1–1.5 months per lease year
Tenant improvement allowance	$6–$8/SF per lease year (Class A)
Average months on market	19.5
Lease renewal rate, past 24 months	41%
Sublease space available	4,600 SF
New construction	None
Most available space in one building	~60,000 SF (95 W. Algonquin Rd.)

Figures reflect Tenant Advisors’ market tracking of multi-tenant office buildings 5,000 SF and larger in Arlington Heights. 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 Arlington Heights?

A 5,000 SF office in Arlington Heights costs about $10,850 a month in a Class A building and about $7,900 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of about $26/SF in Class A and about $19/SF in Class B.

Office size	Class A, monthly ($26/SF)	Class B, monthly ($19/SF)
2,000 SF	about $4,350	about $3,150
5,000 SF	about $10,850	about $7,900
10,000 SF	about $21,650	about $15,850

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 Arlington Heights Office Space Filling Up or Emptying Out?

Emptying out. Arlington Heights lost 53,100 SF of occupied space over the past year after gaining about 50,000 SF the year before, and vacancy rose 3.1 points. Tenants still leased 71,900 SF. Space here moves faster than in most of the Northwest Suburbs, about 19.5 months on average, so good suites near downtown and the Metra station still go quickly.

What Are the Notable Office Buildings in Arlington Heights?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
85 and 95 W. Algonquin Rd. (2 buildings)	85 and 95 W. Algonquin Rd.	277,770	1980–1983	B	63%	115,665
Golf Corporate Center	415 W. Golf Rd.	94,320	1983	B	92%	7,237
111–115 W. Campbell St.	111–115 W. Campbell St.	73,368	1998	B	91%	6,500
Wilke Road offices (3 buildings)	115, 121 and 125 S. Wilke Rd.	126,721	1980	B	46%	67,965
Arlington Heights Medical Center	1100 W. Central Rd.	62,808	1977	B	82%	11,400
Arlington Place One	2340 S. Arlington Heights Rd.	62,532	1974	C	35%	40,812
44 S. Vail Ave.	44 S. Vail Ave.	56,340	1956	B	89%	6,366
Arlington Heights Office Park (2 buildings)	3436 N. Kennicott Ave. and 1156 Shure Dr.	87,029	1980	B	83%	14,898

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

Algonquin Road corridor

85 and 95 W. Algonquin Road total about 278,000 SF, roughly 63% leased, with about 116,000 SF available, the largest block of options in town. Buildings along Algonquin and Golf Roads near Route 53 compete directly with Rolling Meadows and Schaumburg.

Downtown Arlington Heights and the Metra station

Buildings such as 111–115 W. Campbell Street and 44 S. Vail Avenue are about 89% to 91% leased. Office space near the Metra Union Pacific Northwest station lets firms recruit from both the city and the suburbs, and downtown space moves faster and concedes less than the corridor buildings.

Medical office

Arlington Heights Medical Center on W. Central Road and the professional buildings along N. Arlington Heights Road serve demand near Northwest Community Healthcare. Medical-capable suites lease faster than general office, so medical users should start their search 12 to 18 months out.

Which Arlington Heights 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	Golf Corporate Center, 111–115 W. Campbell St., 44 S. Vail Ave., Arlington Heights Office Park	Well-leased multi-tenant buildings that fit small suites, several near downtown Arlington Heights
5,000–20,000 SF	Wilke Road offices, Arlington Place One	Buildings with large vacancies where landlords will negotiate on partial floors
20,000 SF and up	85 and 95 W. Algonquin Rd.	The largest available block in Arlington Heights, about 116,000 SF

Is There Sublease Office Space in Arlington Heights?

A little. About 4,600 SF of sublease space is available in two buildings on N. Arlington Heights Road, and all of it is vacant now.

Building	Address	Sublease SF	Vacant now
Arlington Office Plaza	1650 N. Arlington Heights Rd.	2,600	Yes
1410 N. Arlington Heights Rd.	1410 N. Arlington Heights Rd.	2,000	Yes

Sublease space usually comes built out and often furnished, with a shorter remaining term. It typically prices below direct space. The remaining term is the main thing to check.

How Does Arlington Heights Compare With Other Northwest Suburbs Cities?

City	Vacancy	Year ago	12-mo net absorption (SF)	Inventory	Sublease SF	Asking rent, gross
Schaumburg	33.1%	34.4%	+109,900	8.6M SF	134,400	A $34–$38; B $20–$24
Hoffman Estates	42.8%	43.9%	+36,100	3.2M SF	99,900	A $34–$38; B $19–$24
Arlington Heights	40.9%	37.8%	-53,100	1.8M SF	4,600	A ~$26; B ~$19
Rolling Meadows	41.2%	36.9%	-92,000	2.1M SF	0	A ~$30; B ~$19
Palatine	22.9%	21.6%	-7,800	589,000 SF	0	~$19.50 average
Barrington	66.0%	65.0%	-6,300	665,000 SF	0	A ~$30; B ~$18
Elgin	38.6%	38.1%	-12,700	2.1M SF	3,600	A ~$26; B ~$20
Itasca	25.4%	21.3%	-103,000	2.5M SF	43,300	A $24–$28; B $19–$24

Tenant Advisors market tracking, multi-tenant office buildings 5,000 SF and larger, October 2026. Rents are Tenant Advisors’ tracked-transaction figures per SF per year.

Should You Lease, Sublease or Use Coworking in Arlington Heights?

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 scarce in Arlington Heights, only about 4,600 SF in two small suites.

	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 Arlington Heights Right Now?

In the corridor buildings and at renewal. About 41% of tenants with expiring leases renewed over the past two years, and vacancy is rising. A renewal priced against downtown Arlington Heights, the Golf Road corridor and nearby Palatine gives the landlord a reason to sharpen its offer. See our renewal vs. relocation analysis.

What Should Tenants Negotiate on an Arlington Heights 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.
• 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. Downtown parking is tighter, so confirm the ratio in writing.

How Does Tenant Advisors Find and Tour Space in Arlington Heights?

We build a shortlist from every building in Arlington Heights 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 Arlington Heights?

Arlington Heights combines I-90, Route 53 and Northwest Highway access with two Metra stations and one of the strongest downtown amenity bases in the Northwest Suburbs. Healthcare, financial services, law, accounting and technology firms make up most of the tenant base. For the full market picture, see our Northwest Suburbs 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 Arlington Heights lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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