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

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

Net absorption was -21,600 SF over the past year, as move-outs outpaced new leases. Tenant Advisors, Inc. represents only tenants in Warrenville and the East-West Corridor office market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 24% across 12 tracked multi-tenant buildings.
• Net absorption over the past 12 months: -21,600 SF.
• Class B asks about $21–$24/SF gross; limited Class A-quality space about $27–$30/SF.
• The largest available block is about 204,000 SF at Cantera Meadows West.
• Sublease space is available in several notable buildings, including Cantera Meadows East.

Warrenville Office Market Facts and Figures

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

Metric	Warrenville
Tracked buildings	12
Vacancy rate	24%
Net absorption, trailing 12 months	-21,600 SF
Class A asking rent	$27–$30/SF gross (limited Class A supply)
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	Yes, in several notable buildings
New construction	None
Most available space in one building	~204,000 SF (Cantera Meadows West, 28100 Torch Pkwy.)

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

A 5,000 SF office in Warrenville costs about $11,250 to $12,500 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 $27 to $30/SF in Class A and $21 to $24/SF in Class B.

Office size	Class A, monthly ($27–$30/SF)	Class B, monthly ($21–$24/SF)
2,000 SF	$4,500–$5,000	$3,500–$4,000
5,000 SF	$11,250–$12,500	$8,750–$10,000
10,000 SF	$22,500–$25,000	$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 Warrenville Office Space Filling Up or Emptying Out?

Losing occupancy. Warrenville gave back 21,600 SF of occupied space over the past year, and vacancy is 24%. Landlords carrying vacancy are competing harder on rent, free rent and build-out dollars.

What Are the Notable Office Buildings in Warrenville?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
Cantera Meadows West and East	28100 Torch Pkwy. and 4101 Winfield Rd.	379,622	1997–2002	B	81%	238,593
Cornerstone at Cantera	4320 Winfield Rd.	152,520	1998	B	84%	40,876
Keystone at Cantera	4525 Weaver Pkwy.	91,657	2001	B	100%	9,355
Cantera Pointe	4355 Weaver Pkwy.	62,256	1999	B	78%	27,134
Cantera Lakes	4580 Weaver Pkwy.	50,076	1996	B	89%	16,553
Diehl Point North	4575 Weaver Pkwy.	66,586	2001	B	100%	53,966

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

Cantera Meadows West and East, 28100 Torch Pkwy. and 4101 Winfield Rd.

About 380,000 SF across 2 buildings, Class B, built 1997–2002. About 81% leased with roughly 239,000 SF available, including space coming available.

Cornerstone at Cantera, 4320 Winfield Rd.

153,000 SF, Class B, built 1998. About 84% leased with roughly 41,000 SF available.

Keystone at Cantera, 4525 Weaver Pkwy.

92,000 SF, Class B, built 2001. Fully leased today, with about 9,000 SF coming available.

Which Warrenville 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	Keystone at Cantera, Cantera Lakes	Well-leased buildings with small suites
5,000–20,000 SF	Cantera Pointe, Cornerstone at Cantera	Partial floors with 27,000 to 41,000 SF available
20,000 SF and up	Cantera Meadows West and East, Diehl Point North	The largest blocks in Warrenville; Cantera Meadows has about 239,000 SF available

Is There Sublease Office Space in Warrenville?

Yes. Sublease options are currently available in several of Warrenville’s notable buildings, including Cantera Meadows East, Cantera Pointe and Diehl Point North. 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 Warrenville 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 Warrenville?

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 Warrenville 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 Warrenville Right Now?

In the buildings carrying the most vacancy. At 24% vacancy, the market is still soft, but the best-leased buildings negotiate more firmly. Warrenville competes with Naperville, Lisle, Wheaton and Aurora for the same tenants, and pricing those options against each other is the most effective lever.

What Should Tenants Negotiate on a Warrenville 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 Warrenville?

We build a shortlist from every building in Warrenville 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 Warrenville?

Warrenville’s office market is concentrated in the Cantera development at I-88 and Winfield Road, next to Naperville’s Diehl Road corridor. Cantera’s Class B buildings offer tollway visibility and on-site amenities at rents below Naperville and Lisle, and draw technology, engineering and professional services tenants. 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 Warrenville lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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