Des Plaines, 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 91,800 SF, and nothing new is under construction. Tenant Advisors, Inc. represents only tenants in Des Plaines and the O’Hare market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 31.1%, up 4 points in a year, the highest in the O’Hare market.
• Asking rents average about $23/SF gross, well below Rosemont.
• Only 19% of tenants with expiring leases renewed over the past two years.
• About 74,700 SF of sublease space is available, most of it at 1350 Touhy Plaza.

Des Plaines Office Market Facts and Figures

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

Metric	Des Plaines
Tracked buildings	23
Total inventory	2.3 million SF
Vacancy rate	31.1% (27.1% one year ago)
Availability rate	37.1%
Net absorption, trailing 12 months	-91,800 SF
Space leased, trailing 12 months	227,000 SF
Average asking rent	~$23/SF gross
Average months on market	16
Lease renewal rate, past 24 months	19%
Sublease space available	74,700 SF in 3 buildings
New construction	None
Most available space in one building	~139,000 SF (701 Lee Street)

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

What Does Office Space Cost Per Month in Des Plaines?

A 5,000 SF office in Des Plaines costs about $9,600 a month at the average asking rent of about $23/SF gross, before free rent.

Office size	Monthly rent (about $23/SF gross)
2,000 SF	about $3,850
5,000 SF	about $9,600
10,000 SF	about $19,150

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 Des Plaines Office Space Filling Up or Emptying Out?

Emptying out, faster than last year. Des Plaines lost 91,800 SF of occupied space over the past 12 months, up from 53,900 SF the year before, and vacancy rose 4 points. The market is still active: tenants leased 227,000 SF, and space that does lease moves in about 16 months, faster than Rosemont or Park Ridge. But more than a third of the inventory is available.

What Are the Notable Office Buildings in Des Plaines?

Building	Address	Size (SF)	Built	% Leased	Available (SF)
1350 Touhy Plaza	1350 E. Touhy Ave.	244,000	1984	90%	135,800
701 Lee Street	701 Lee St.	196,000	1976	29%	138,700
Continental Office Plaza	2340 S. River Rd.	139,700	1975	52%	73,300
O’Hare Lake Office Park (2 buildings)	2250 and 2400 E. Devon Ave.	188,000	1967–1970	90%	19,600
1700 Higgins Centre	1700 W. Higgins Rd.	139,100	1986	88%	33,600

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

1350 Touhy Plaza

The largest office building in Des Plaines and its only Class A multi-tenant building in our tracking. It is about 90% leased today, but roughly 136,000 SF is being marketed, including about 61,800 SF of sublease space. Expect the landlord to compete hard to backfill it.

701 Lee Street

In downtown Des Plaines near the Metra station, about 29% leased. It has the most vacant space of any single Des Plaines building, and owners carrying that much vacancy are motivated.

Continental Office Plaza

On River Road minutes from the airport, about 52% leased with roughly 73,000 SF available.

O’Hare Lake Office Park

Two buildings on Devon Avenue, about 90% leased. Space here moves faster.

1700 Higgins Centre

About 88% leased, with an 11,700 SF sublease that is vacant now.

Which Des Plaines 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	O’Hare Lake Office Park, 1700 Higgins Centre, sublease space at 150 N. River Rd.	Well-leased buildings and small suites
5,000–20,000 SF	Continental Office Plaza and the sublease space at 1350 Touhy Plaza	Partial floors and built-out sublease space
20,000 SF and up	701 Lee Street, 1350 Touhy Plaza	The largest blocks in Des Plaines, each with about 135,000 to 139,000 SF available

Is There Sublease Office Space in Des Plaines?

Yes. About 74,700 SF of sublease space is available in three Des Plaines buildings, and about 34,100 SF of it is vacant now.

Building	Address	Sublease SF	Vacant now
1350 Touhy Plaza	1350 E. Touhy Ave.	61,800	21,100 SF vacant
1700 Higgins Centre	1700 W. Higgins Rd.	11,700	Yes
150 N. River Rd.	150 N. River Rd.	1,300	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.

How Does Des Plaines 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 Des Plaines?

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 74,700 SF of sublease space is available in three Des Plaines buildings, most of it at 1350 Touhy Plaza.

	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 Des Plaines Right Now?

Almost everywhere. With 31% vacancy, most Des Plaines landlords are competing for the same tenants. The renewal rate is the strongest signal: only about 19% of tenants with expiring leases renewed over the past two years. Landlords know their tenants will move, and a well-prepared renewal tenant can use that. See our office lease renewal negotiation and renewal vs. relocation analysis pages.

Des Plaines also sits next to Rosemont, where Class A asks $38 to $42/SF. Touhy Avenue and River Road offer the same airport access at Des Plaines pricing.

What Should Tenants Negotiate on a Des Plaines Office Lease in 2026?

• Rent: with more than a third of the market available, first proposals leave room. Target effective rent after concessions.
• 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. Most Des Plaines buildings date from the 1970s and 1980s, so check base-building condition (HVAC, elevators, roof) before the allowance number means anything.
• 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 Des Plaines?

We build a shortlist from every building in Des Plaines 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 Des Plaines?

Des Plaines offers O’Hare access at a discount to Rosemont, direct I-90, I-294 and I-190 connections, Metra UP-Northwest service into a real downtown, and inventory that fits everyone from small practices to 50,000 SF users. Rivers Casino and Oakton College anchor daytime activity and a local labor 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 Des Plaines lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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