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

Data as of October 2026 | Last updated October 18, 2026

Net absorption was -69,000 SF over the past year, as move-outs outpaced new leases. Tenant Advisors, Inc. represents only tenants in Oak Brook and the East-West Corridor office market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 27% across 52 tracked multi-tenant buildings.
• Net absorption over the past 12 months: -69,000 SF.
• Class A asks about $34–$38/SF gross; Class B about $24–$28/SF.
• The largest available block is about 130,000 SF at 2001 York Center Oak Brook.
• Sublease space is available in several notable buildings, including 26 Twenty Five.

Oak Brook Office Market Facts and Figures

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

Metric	Oak Brook
Tracked buildings	52
Vacancy rate	27%
Net absorption, trailing 12 months	-69,000 SF
Class A asking rent	$34–$38/SF gross
Class B asking rent	$24–$28/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	Yes, in several notable buildings
New construction	Two projects totaling about 554,000 SF are planned or under way: Oakbrook Commons (2149 McDonald Dr.) and 1999 York Rd.
Most available space in one building	~130,000 SF (2001 York Center Oak Brook, 2001 York Rd)

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

A 5,000 SF office in Oak Brook costs about $14,150 to $15,850 a month in a Class A building and about $10,000 to $11,650 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of $34 to $38/SF in Class A and $24 to $28/SF in Class B.

Office size	Class A, monthly ($34–$38/SF)	Class B, monthly ($24–$28/SF)
2,000 SF	$5,650–$6,350	$4,000–$4,650
5,000 SF	$14,150–$15,850	$10,000–$11,650
10,000 SF	$28,350–$31,650	$20,000–$23,350

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 Oak Brook Office Space Filling Up or Emptying Out?

Losing occupancy. Oak Brook gave back 69,000 SF of occupied space over the past year, and vacancy is 27%. Landlords carrying vacancy are competing harder on rent, free rent and build-out dollars.

What Are the Notable Office Buildings in Oak Brook?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
Oak Brook Regency Towers (2 towers)	1415–1515 W. 22nd St.	448,799	1976	B	74%	164,199
Drake Oak Brook Plaza	2211–2215 S. York Rd.	251,943	1981	A	69%	86,300
Oak Brook Gateway	1111 W. 22nd St.	233,166	1984	A	68%	74,917
26 Twenty Five	2625 Butterfield Rd.	234,094	1972	A	77%	66,423
Oak Brook Pointe	700 Commerce Dr.	218,192	2000	A	100%	15,612
Commerce Plaza I–III	2001–2021 Spring Rd.	532,198	1980	A	95%	138,080
Oak Brook 22 (3 buildings)	1211–1315 W. 22nd St.	368,074	1966–1985	A/B	94%	43,798

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

Oak Brook Regency Towers (2 towers), 1415–1515 W. 22nd St.

About 449,000 SF across 2 buildings, Class B, built 1976. About 74% leased with roughly 164,000 SF available.

Drake Oak Brook Plaza, 2211–2215 S. York Rd.

252,000 SF, Class A, built 1981. About 69% leased with roughly 86,000 SF available.

Oak Brook Gateway, 1111 W. 22nd St.

233,000 SF, Class A, built 1984. About 68% leased with roughly 75,000 SF available.

Which Oak Brook 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	Oak Brook 22, Oak Brook Pointe	Well-leased buildings where small suites turn over
5,000–20,000 SF	26 Twenty Five, Oak Brook Gateway, Drake Oak Brook Plaza	Class A buildings with 66,000 to 86,000 SF available each
20,000 SF and up	Oak Brook Regency Towers, Commerce Plaza I–III	The largest blocks in Oak Brook, each with more than 130,000 SF available

Is There Sublease Office Space in Oak Brook?

Yes. Sublease options are currently available in several of Oak Brook’s notable buildings, including 26 Twenty Five, the Oak Brook Regency Towers and Commerce Plaza I and II. Sublease space often comes at a discount to direct rent, with furniture and cabling in place, but the term is limited to what remains on the original lease. See our Chicago office sublease guide.

How Does Oak Brook 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 Oak Brook?

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 available in several notable Oak Brook buildings.

	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 Oak Brook Right Now?

In most buildings. With vacancy at 27%, landlords with large vacancies compete on rent, free rent and build-out dollars. Oak Brook competes with Oakbrook Terrace, Downers Grove, Lombard and Burr Ridge for the same tenants, and pricing those options against each other is the most effective lever.

Why Do Some Oak Brook Buildings Rent for More?

Location and reinvestment. Buildings on the 22nd Street and Spring Road spine, walkable to Oakbrook Center, hold a recruiting and client-hosting premium that buildings a mile away do not. Towers that have reinvested in lobbies, conference centers, fitness and food service sit at the top of the Class A range, while unrenovated buildings in the same class trade toward the bottom. Class B is where the value is: well-located B buildings compete hard on rent, free rent and build-out dollars, and the spread to a top Class A floor can run $10/SF or more every year of the term. Ownership and debt position also differ widely from building to building, and that decides what a landlord can actually fund in improvements. An office lease audit shows how far your current terms sit from the market.

When Should You Start an Oak Brook Lease Renewal?

12 to 18 months before expiration. Landlords make their margin on renewals because they assume you will not move. The counter is a real alternative, toured and priced in Oakbrook Terrace, Downers Grove, Lombard or Lisle, before you answer the renewal proposal. In the transactions Tenant Advisors tracks, fewer than half of Oak Brook tenants renew in place, so a landlord facing a possible multi-year vacancy will restructure rent, add free rent and fund refreshes for a tenant it assumed was staying. See our guides to office lease renewal negotiation, renewal vs. relocation analysis and relocation and site selection.

What Should Tenants Negotiate on an Oak Brook 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 Oak Brook?

We build a shortlist from every building in Oak Brook 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 Oak Brook?

Oak Brook sits at the junction of I-88 and I-294, about 20 minutes from O’Hare, with Oakbrook Center at the center of its 22nd Street, Spring Road and Commerce Drive office cluster. It has the East-West Corridor’s deepest concentration of Class A buildings and a long corporate headquarters history, and it draws financial services, law, healthcare administration and professional services firms recruiting across DuPage and western Cook County. 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 Oak Brook lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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