Data as of October 2026 | Last updated October 17, 2026
Wheaton office vacancy is 17.5% across the 17 multi-tenant buildings Tenant Advisors tracks, the third-lowest of the 12 East-West Corridor cities. Class B asks about $20–$23/SF gross; the limited Class A-quality space runs about $24–$27/SF.
Net absorption was roughly flat at -6,800 SF over the past year. Tenant Advisors, Inc. represents only tenants in Wheaton and the East-West Corridor office market, at no cost to tenants. Call (847) 778-0296.
Key Takeaways
- Vacancy is 17.5% across 17 tracked multi-tenant buildings.
- Net absorption over the past 12 months: -6,800 SF.
- Class B asks about $20–$23/SF gross; limited Class A-quality space about $24–$27/SF.
- The largest available block is about 19,000 SF at 2100 Manchester Rd.
Wheaton Office Market Facts and Figures
Tenant Advisors tracks multi-tenant office buildings in Wheaton, the competitive set where most tenants of 3,000 to 50,000 SF lease space. Owner-occupied buildings are excluded.
| Metric | Wheaton |
|---|---|
| Tracked buildings | 17 |
| Vacancy rate | 17.5% |
| Net absorption, trailing 12 months | -6,800 SF |
| Class A asking rent | $24–$27/SF gross (limited Class A supply) |
| Class B asking rent | $20–$23/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 | Little to none in tracked buildings |
| New construction | None |
| Most available space in one building | ~19,000 SF (2100 Manchester Rd) |
Figures reflect Tenant Advisors’ market tracking of multi-tenant office buildings in Wheaton. 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 Wheaton?
A 5,000 SF office in Wheaton costs about $10,000 to $11,250 a month in a Class A building and about $8,350 to $9,600 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of $24 to $27/SF in Class A and $20 to $23/SF in Class B.
| Office size | Class A, monthly ($24–$27/SF) | Class B, monthly ($20–$23/SF) |
|---|---|---|
| 2,000 SF | $4,000–$4,500 | $3,350–$3,850 |
| 5,000 SF | $10,000–$11,250 | $8,350–$9,600 |
| 10,000 SF | $20,000–$22,500 | $16,650–$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 Wheaton Office Space Filling Up or Emptying Out?
Roughly flat. Wheaton moved -6,800 SF over the past year, essentially even. Vacancy is 17.5%, so tenants have options without the market getting meaningfully looser or tighter.
What Are the Notable Office Buildings in Wheaton?
| Building | Address | Size (SF) | Built | Class | % Leased | Available (SF) |
|---|---|---|---|---|---|---|
| Manchester Road offices (3 buildings) | 2100 Manchester Rd. | 105,891 | 1986–1989 | B | 74% | 30,044 |
| Naperville Road office park (5 buildings) | 1749–1776 S. Naperville Rd. | 143,000 | 1988–1998 | B/C | 73% | 28,371 |
| County Farm Road offices (4 buildings) | 290–311 S. County Farm Rd. | 108,321 | 1990–2000 | B | 97% | 12,774 |
Available SF includes direct and sublease space, including space coming available. Tenant Advisors market tracking, October 2026.
Manchester Road offices (3 buildings), 2100 Manchester Rd.
About 106,000 SF across 3 buildings, Class B, built 1986–1989. About 74% leased with roughly 30,000 SF available.
Naperville Road office park (5 buildings), 1749–1776 S. Naperville Rd.
About 143,000 SF across 5 buildings, Class B/C, built 1988–1998. About 73% leased with roughly 28,000 SF available.
County Farm Road offices (4 buildings), 290–311 S. County Farm Rd.
About 108,000 SF across 4 buildings, Class B, built 1990–2000. About 97% leased with roughly 13,000 SF available.
Which Wheaton 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 | County Farm Road offices | Well-leased buildings with small suites |
| 5,000–20,000 SF | Manchester Road offices, Naperville Road office park | Each has about 28,000 to 30,000 SF available across several buildings |
| 20,000 SF and up | Manchester Road offices | The largest block in Wheaton, about 30,000 SF; larger users often compare nearby Naperville and Downers Grove |
Is There Sublease Office Space in Wheaton?
Very little in the buildings Tenant Advisors tracks. Tenants who want sublease options nearby usually look at Warrenville, or ask us to check for space coming available. See our Chicago office sublease guide.
How Does Wheaton 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 Wheaton?
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. Little to no sublease space is listed in the Wheaton buildings Tenant Advisors tracks.
| 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 Wheaton Right Now?
Selectively. At 17.5%, Wheaton is one of the tighter cities in the corridor, so leverage comes from pricing alternatives rather than from any one landlord’s vacancy. Wheaton competes with Warrenville, Lombard and Naperville for the same tenants, and pricing those options against each other is the most effective lever.
What Should Tenants Negotiate on a Wheaton 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 Wheaton?
We build a shortlist from every building in Wheaton 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.
- Requirements call: size, budget, move date and must-haves.
- Building survey: every option that fits, including sublease space, with rents and availability.
- Tours: your top choices scheduled back to back.
- Competing proposals: requests to three or more landlords, compared side by side on net effective cost.
- Negotiation and lease review alongside your attorney through signing and move-in.
Get Your Wheaton Office Shortlist
Tell us your size, budget and timing. We will send the Wheaton buildings that fit, with current rents and availability.
Get My Shortlist (847) 778-0296Why Do Companies Lease Office Space in Wheaton?
Wheaton, the DuPage County seat, has a market of smaller multi-tenant office buildings along Naperville Road, Manchester Road and County Farm Road, plus a downtown on the Metra Union Pacific West line. The county courthouse and government center anchor a tenant base heavy in law, accounting, financial advisory and other professional services. For the full market picture, see our East-West Corridor office market page.
Frequently Asked Questions
What is the office vacancy rate in Wheaton, IL in 2026?
Wheaton multi-tenant office vacancy is 17.5% as of October 2026 across the 17 buildings Tenant Advisors tracks. Net absorption over the past 12 months was -6,800 SF.
How much does office space cost in Wheaton, IL?
Class B office space in Wheaton asks about $20–$23/SF gross, and the limited Class A-quality space about $24–$27/SF. Tenants running a competitive process typically pay less once free rent and build-out dollars are counted.
What does 5,000 SF of office space cost per month in Wheaton?
About $10,000 to $11,250 a month in a Class A building and about $8,350 to $9,600 a month in Class B, based on Tenant Advisors’ tracked gross rents of $24 to $27/SF and $20 to $23/SF. Free rent lowers the effective cost.
Should I lease, sublease or use coworking in Wheaton?
Lease direct for a term of three years or more, since landlords fund build-out and free rent. Sublease when you want built-out, often furnished space at a discount and the remaining term fits. Little to no sublease space is listed in the Wheaton buildings Tenant Advisors tracks. Coworking suits small teams that need flexibility for a year or less but usually costs the most per square foot.
What is the largest office property in Wheaton?
Naperville Road office park at 1749–1776 S. Naperville Rd., about 143,000 SF, is the largest multi-tenant office property in Wheaton that Tenant Advisors tracks.
Is there sublease office space in Wheaton?
Very little in the multi-tenant buildings Tenant Advisors tracks. Nearby cities such as Warrenville have more.
How much free rent can I get on a Wheaton office lease?
Tenants are getting 1 to 1.5 months of free rent per year of lease term, or 5 to 7.5 months on a 5-year lease, plus tenant improvement allowances of $6 to $8/SF per lease year in Class A.
Who represents tenants in Wheaton office leases?
Tenant Advisors, Inc., founded in 2004 by Tom Koelzer and Dave Ven Horst, represents only office tenants in Wheaton and the East-West Corridor. The firm never represents landlords, and tenants pay nothing for the service. Contact Tom Koelzer at (847) 778-0296 or tkoelzer@tenantadvisors.com.
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 Wheaton lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.
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