MARKET AREA
East-West Corridor Office Market
Tenant representation along the I-88 corridor—Naperville, Oak Brook, Lisle, Downers Grove, and beyond.
The East-West Corridor — running along I-88 through Oak Brook, Naperville, Lisle, and Downers Grove — is Chicagoland’s largest suburban office market and home to many corporate headquarters and regional offices. Conditions vary sharply by building: well-capitalized Class A properties hold firmer on rate, while others compete hard on concessions, which makes building-level intelligence essential before you negotiate. Tenant Advisors has represented office tenants in the corridor since 2004, exclusively on the tenant side, helping companies in the 3,000–50,000 SF range renew, relocate, and restructure on terms the market actually supports.
14.3%
Vacancy Rate
$19–$26
Asking Rent / SF
6–12 Mo
Free Rent Avail.
High
Tenant Leverage
Downers Grove
Highland Landmark IV
Downers Grove
The 263,000 SF, eight-story tower at 3050 Highland Pky is the marquee availability play on the corridor — just 55% leased, with the entire 118,132 SF building block open and contiguous, from a 10,590 SF suite to a full 118,000 SF user. It posted the single largest 12-month net absorption in the East-West 4 & 5 Star tier (+141,000 SF).
Asking rents are $21.00/SF NNN. The Energy Star asset sits in the Highland Landmark campus off I-88 and Highland Ave with a fitness center, food service, banking, and 4.37/1,000 parking. With more than 100,000 SF open under a single ownership (Barrington Venture), a tenant can name its terms on free rent and TI.
Premier Class A Tower at I-88 / Route 83
Oakbrook Terrace
The premier Class A address at the I-88 / Route 83 interchange, this 207,000 SF, 10-story tower at 1 Mid America Plz was renovated in 2019 and is 89% leased — home to Crowe LLP, TricorBraun, and International Contractors. Its amenity package is the deepest in the cluster: roof terrace, fitness center, concierge, restaurant, car charging, and an A energy rating.
Asking rents run $25.50–$26.00/SF net, with suites from small spec offices up to an 8,992 SF contiguous block and a 5,329 SF sublet. The asset traded in December 2025 as part of a portfolio sale, so the new ownership is motivated to fill the remaining 24,000 SF of vacancy.
Oakbrook Terrace
Oak Brook
Established Oak Brook Value Play at Commerce Plaza
Oak Brook
Part of the four-building Commerce Plaza campus at I-88 and Route 83, this 174,000 SF, seven-story tower at 2001 Spring Rd is the established Oak Brook value play — 91% leased and home to Inspira Financial, Portillo’s, USI, and ASC Engineered Solutions. Zeller ownership keeps the campus amenity-rich: fitness center, food service, conference facility, banking, and a convenience store.
Asking rents run a wide $16.00–$23.50/SF, with a 25,522 SF full-floor block coming available in 2027 plus a discounted 24,384 SF full-service sublet at $16.00/SF. For a tenant that wants an Oak Brook address with real amenities and room to negotiate on a sublet, this is the spot.
Market Conditions
The East-West Corridor runs along I-88 from Oak Brook and Oakbrook Terrace on the east through Downers Grove and Lisle to Naperville and Warrenville on the west — one of suburban Chicago’s largest office markets at roughly 75 million SF. It is tied together by I-88, I-294, and I-355, with Metra BNSF and Union Pacific West commuter service, and tenancy skews toward professional services, corporate operations, healthcare, and technology firms in campus-style buildings.
Overall vacancy stands at about 14.3% and has held in the mid-teens, with effectively no new speculative construction underway across the corridor. Landlords — particularly owners of large Class A blocks on the eastern Oak Brook / Downers Grove end — are competing hard for occupancy with free rent, above-market TI allowances, and flexible terms.
WHAT THIS MEANS FOR YOU
This is a tenant’s market. With elevated availability, minimal new supply, deep blocks of contiguous Class A space, and rents at a steep discount to downtown, the concession environment strongly favors tenants — whether you’re renewing, relocating, or evaluating I-88 space for the first time. The advantage goes to tenants who run a competitive process across multiple buildings.
Cities We Cover
Oak Brook, Oakbrook Terrace, Downers Grove, Lisle, Naperville, Warrenville, Hinsdale, Westmont, and the entire I-88 East-West Corridor (we cover the entire Chicago market).
SUBMARKETS WE COVER
East-West Corridor Office Market
Questions about this market? We know the buildings and what deals are closing.