MARKET AREA
O’Hare
Office Market
Updated October 2026 · Tenant Advisors market tracking, Q3 2026
O’Hare office vacancy is 20% as of Q3 2026, and 30.5% in the Chicago-side buildings at the Kennedy Expressway and Cumberland Avenue. Class A space asks $38–$43/SF gross and Class B asks $25–$29/SF. Tenants typically negotiate 1 to 2 months of free rent per year of lease term, and no new office space is under construction.
The O’Hare office market — covering Rosemont, Park Ridge, Des Plaines, and the airport corridor — combines unmatched regional access with the deepest concession packages we track anywhere in Chicagoland. Direct access to O’Hare, the CTA Blue Line, and the confluence of I-90, I-294, and I-190 makes the corridor a fit for firms with traveling teams or clients flying in. High vacancy has landlords offering extended free rent and substantial build-out dollars to credit tenants. Tenant Advisors represents office tenants only — never landlords — and has negotiated leases in this market since 2004.
20.0%
Vacancy Rate
$25–$43
Asking Rent / SF
1–2 Mo
Free Rent per Lease Year
High
Tenant Leverage
What Is the Office Vacancy Rate in the O’Hare Market?
The O’Hare submarket spans Chicago’s Northwest Side and the surrounding suburbs — Rosemont, Des Plaines, and Park Ridge — anchored by O’Hare International Airport and tied together by I-90, I-294, I-190, and CTA Blue Line service to downtown. Tenancy skews toward logistics, aviation services, professional services, and back-office operations.
Vacancy stands at 20% across the O’Hare market and 30.5% in the 24 buildings Tenant Advisors tracks at the Kennedy and Cumberland interchange on Chicago’s side of the airport (see our Chicago O’Hare building guide). Market-wide vacancy has trended up over the past year on negative absorption, while no new construction is underway. Landlords — particularly in older Class B buildings, where vacancy has climbed to 23.5% — are competing hard for occupancy with free rent, above-market TI allowances, and flexible terms.
Is It a Good Time to Lease Office Space Near O’Hare?
Yes. This is a tenant’s market. With elevated availability, no new supply, and roughly 250,000 SF of sublet space on the table, the concession environment strongly favors tenants — whether you’re renewing, relocating, or evaluating airport-adjacent space for the first time. The advantage goes to tenants who run a competitive process across multiple buildings.
O’Hare Office Market at a Glance (Q3 2026)
| Metric | O’Hare Market |
|---|---|
| Vacancy rate | 20% (30.5% at Kennedy/Cumberland in Chicago) |
| Class A asking rent | $38–$43/SF gross |
| Class B asking rent | $25–$29/SF gross |
| Free rent | 1 to 2 months per year of lease term (5 to 10 months on a 5-year lease) |
| Tenant improvement allowance | $45–$75/SF for full build-outs on 5+ year terms |
| Sublease space available | About 230,000 SF in 16 buildings |
| Total office inventory | 17.9 million SF |
| New construction | None underway |
| CTA rail | Blue Line at Rosemont, Cumberland, and O’Hare |
| Tenant leverage | High |
Source: Tenant Advisors market tracking of the O’Hare office market, Q3 2026. Rents are asking rates before concessions. Updated quarterly.
What Are the Notable Office Buildings in the O'Hare Market?
| Building | Address | City | Size (SF) | Built |
|---|---|---|---|---|
| Presidents Plaza II | 8700 W. Bryn Mawr Ave. | Chicago | 431,300 | 1983 |
| Riverway (3 towers) | 6133 N. River Rd.; 9377 and 9399 W. Higgins Rd. | Rosemont | 885,200 | 1987–1989 |
| One O'Hare Centre | 6250 N. River Rd. | Rosemont | 380,400 | 1990 |
| 1350 Touhy Plaza | 1350 E. Touhy Ave. | Des Plaines | 244,000 | 1984 |
| Park Ridge Plaza (2 buildings) | 300 and 350 S. Northwest Hwy. | Park Ridge | 184,400 | 1952 |
Presidents Plaza II, Chicago
On Bryn Mawr Avenue on the Chicago side of the airport, near the Cumberland Blue Line station, and among the largest office buildings in the O'Hare market.
Riverway, Rosemont
Three towers next to the Rosemont Blue Line station. It holds the largest block of available space in the O'Hare suburbs and is being marketed for sale.
One O'Hare Centre, Rosemont
The largest single multi-tenant office building in Rosemont, and fully leased.
1350 Touhy Plaza, Des Plaines
The largest office building in Des Plaines, anchoring a Touhy Avenue corridor of more than 750,000 SF of office space minutes from the airport.
Park Ridge Plaza, Park Ridge
Two buildings in Uptown Park Ridge near Metra, holding the most available space in Park Ridge.
How Much Sublease Office Space Is in the O'Hare Market?
About 230,000 SF of sublease space is available across 16 O'Hare-market buildings, about 1.3% of the submarket's 17.9 million SF. Roughly half of it is vacant now. The largest blocks are at 1350 Touhy Plaza in Des Plaines (61,800 SF), 5505 Pearl Street in Rosemont (37,100 SF) and Presidents Plaza II in Chicago (36,200 SF).
| Area | Sublease SF |
|---|---|
| Chicago (O'Hare side) | 76,200 |
| Des Plaines | 74,700 |
| Rosemont | 70,900 |
| Park Ridge | 10,200 |
| Total | 232,000 |
City guides: Rosemont • Des Plaines • Park Ridge
Frequently Asked Questions About O’Hare Office Space
What is the office vacancy rate in the O’Hare market in 2026?
Office vacancy in the O’Hare market is 20% as of Q3 2026, and 30.5% in the Chicago-side buildings at the Kennedy Expressway and Cumberland Avenue interchange. No new office space is under construction.
How much does office space cost near O’Hare?
Class A office space in the O’Hare market asks $38–$43/SF gross and Class B asks $25–$29/SF as of Q3 2026. Tenants who run a competitive process usually pay less once free rent and build-out dollars are counted.
How much free rent can tenants get on an O’Hare office lease?
Tenants typically negotiate 1 to 2 months of free rent per year of lease term, or 5 to 10 months on a 5-year lease, plus tenant improvement allowances of $45–$75/SF for full build-outs on 5+ year terms.
How much sublease office space is available in the O’Hare market?
About 230,000 SF of sublease space is available across 16 O’Hare-market buildings. The largest blocks are at 1350 Touhy Plaza in Des Plaines, 5505 Pearl Street in Rosemont, and Presidents Plaza II in Chicago.
What are the largest office buildings in the O’Hare market?
The largest include Riverway in Rosemont (three towers, about 885,000 SF), Presidents Plaza II in Chicago (about 431,000 SF), One O’Hare Centre in Rosemont (about 380,000 SF), and 1350 Touhy Plaza in Des Plaines (about 244,000 SF).
Which O’Hare office buildings are near the CTA Blue Line?
Riverway sits next to the Rosemont Blue Line station, and the Presidents Plaza, Triangle Plaza, and O’Hare Plaza buildings are near the Cumberland station. The O’Hare market is the only suburban Chicago office market on CTA rail.
Which cities are in the O’Hare office market?
The O’Hare office market includes Rosemont, Des Plaines, Park Ridge, and the O’Hare side of Chicago along the Kennedy Expressway.
Who represents office tenants in the O’Hare market?
Tenant Advisors, Inc., founded in 2004 by Tom Koelzer and Dave Ven Horst, represents only office tenants in the O’Hare market and across Chicago. The firm never represents landlords, and tenants pay nothing for the service. Call (847) 778-0296.
By Tom Koelzer (Co-Founder & Managing Partner) and Dave Ven Horst (Co-Founder & Managing Broker), Tenant Advisors, Inc. Tom has worked in Chicago office leasing since 1986 and Dave since 1985, and the firm has negotiated more than 2,000 office leases, representing tenants only. (847) 778-0296 | tkoelzer@tenantadvisors.com
Cities We Cover
Rosemont, Des Plaines, Park Ridge, and Chicago’s O’Hare corridor (we cover the entire Chicago market).
CITIES WE COVER
O’Hare Market Cities
What do O'Hare landlords say about negotiating against us?
"I worked opposite Tom on a Rosemont office relocation for one of his clients. Tom was a strong advocate for his client throughout — tough but fair in negotiations and always professional."
— Norm M., landlord-side broker, Google review
More client results →Discuss Your Office Requirement in O'Hare
Tell us your size, timing, and where your people live. A co-founder or an Executive Vice President will call within one business day with the buildings that fit and what landlords are conceding now.
- No cost to you; the landlord pays our fee
- We never share your information with landlords
- Monday to Friday, 8am to 6pm
Prefer to talk now? (847) 778-0296
"*" indicates required fields
Don’t see your city?
We cover offices across Chicago and the suburbs. Tell us where you want to be and we will send you a building survey of every option that fits, at no cost to tenants.
Request a Building Survey