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

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

Net absorption was -18,300 SF over the past year, as move-outs outpaced new leases. Tenant Advisors, Inc. represents only tenants in Aurora and the East-West Corridor office market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 20.5% across 15 tracked multi-tenant buildings.
• Net absorption over the past 12 months: -18,300 SF.
• Class A asks about $26–$29/SF gross; Class B about $21–$24/SF.
• The largest available block is about 32,000 SF at 975 Meridian Lakes Dr.

Aurora Office Market Facts and Figures

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

Metric	Aurora
Tracked buildings	15
Vacancy rate	20.5%
Net absorption, trailing 12 months	-18,300 SF
Class A asking rent	$26–$29/SF gross
Class B asking rent	$21–$24/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	Little to none in tracked buildings
New construction	None
Most available space in one building	~32,000 SF (975 Meridian Lakes Dr)

Figures reflect Tenant Advisors’ market tracking of multi-tenant office buildings in Aurora. 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 Aurora?

A 5,000 SF office in Aurora costs about $10,850 to $12,100 a month in a Class A building and about $8,750 to $10,000 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of $26 to $29/SF in Class A and $21 to $24/SF in Class B.

Office size	Class A, monthly ($26–$29/SF)	Class B, monthly ($21–$24/SF)
2,000 SF	$4,350–$4,850	$3,500–$4,000
5,000 SF	$10,850–$12,100	$8,750–$10,000
10,000 SF	$21,650–$24,150	$17,500–$20,000

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 Aurora Office Space Filling Up or Emptying Out?

Losing occupancy. Aurora gave back 18,300 SF of occupied space over the past year, and vacancy is 20.5%. Landlords carrying vacancy are competing harder on rent, free rent and build-out dollars.

What Are the Notable Office Buildings in Aurora?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
Fox Valley Executive Office Center	75 Executive Dr.	107,087	1980	B	92%	8,453
975 Meridian Lakes Dr.	975 Meridian Lakes Dr.	74,267	1999	B	57%	31,647
Farnsworth Executive Center	1444 N. Farnsworth Ave.	52,846	1973	B	49%	27,202
Orchard Business Center (2 buildings)	2357–2363 Sequoia Dr.	89,519	2007–2015	B	79%	35,852

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

Fox Valley Executive Office Center, 75 Executive Dr.

107,000 SF, Class B, built 1980. About 92% leased with roughly 8,000 SF available.

975 Meridian Lakes Dr.

74,000 SF, Class B, built 1999. About 57% leased with roughly 32,000 SF available.

Farnsworth Executive Center, 1444 N. Farnsworth Ave.

53,000 SF, Class B, built 1973. About 49% leased with roughly 27,000 SF available.

Which Aurora 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	Fox Valley Executive Office Center	Well-leased building with small suites
5,000–20,000 SF	Farnsworth Executive Center, 975 Meridian Lakes Dr.	Partial floors with about 27,000 to 32,000 SF available
20,000 SF and up	Orchard Business Center, 975 Meridian Lakes Dr.	The largest blocks in Aurora, about 32,000 to 36,000 SF

Is There Sublease Office Space in Aurora?

Very little in the buildings Tenant Advisors tracks. Tenants who want sublease options nearby usually look at Naperville, or ask us to check for space coming available. See our Chicago office sublease guide.

How Does Aurora 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 Aurora?

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. Little to no sublease space is listed in the Aurora buildings Tenant Advisors tracks.

	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 Aurora Right Now?

In the buildings carrying the most vacancy. At 20.5% vacancy, the market is still soft, but the best-leased buildings negotiate more firmly. Aurora competes with Naperville and Warrenville for the same tenants, and pricing those options against each other is the most effective lever.

What Should Tenants Negotiate on an Aurora 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 Aurora?

We build a shortlist from every building in Aurora 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 Aurora?

Aurora, Illinois’ second-largest city, reaches from downtown on the Fox River east to the I-88 and Route 59 corridor, with Metra BNSF service at Route 59 and downtown. Its multi-tenant office market leans toward healthcare and professional services, and much of its newer I-88 space is in office and flex parks. 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 Aurora lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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