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

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

Net absorption was a modest +8,600 SF over the past year. Tenant Advisors, Inc. represents only tenants in Woodridge and the East-West Corridor office market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 17% across 12 tracked multi-tenant buildings.
• Net absorption over the past 12 months: +8,600 SF.
• Class B asks about $20–$23/SF gross; limited Class A-quality space about $25–$28/SF.
• The largest available block is about 23,000 SF at MidPoint II.

Woodridge Office Market Facts and Figures

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

Metric	Woodridge
Tracked buildings	12
Vacancy rate	17%
Net absorption, trailing 12 months	+8,600 SF
Class A asking rent	$25–$28/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	~23,000 SF (MidPoint II, 7135 Janes Ave.)

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

A 5,000 SF office in Woodridge costs about $10,400 to $11,650 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 $25 to $28/SF in Class A and $20 to $23/SF in Class B.

Office size	Class A, monthly ($25–$28/SF)	Class B, monthly ($20–$23/SF)
2,000 SF	$4,150–$4,650	$3,350–$3,850
5,000 SF	$10,400–$11,650	$8,350–$9,600
10,000 SF	$20,850–$23,350	$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 Woodridge Office Space Filling Up or Emptying Out?

Holding steady, with a small gain. Woodridge absorbed +8,600 SF over the past year. With vacancy at 17%, tenants still have plenty of choice, but the market is not losing ground.

What Are the Notable Office Buildings in Woodridge?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
MidPoint One and II	7125–7135 Janes Ave.	99,352	2000–2001	B	55%	25,148
North Waterfall Glen (2 buildings)	9014–9018 Heritage Pkwy.	70,294	2003–2008	B	100%	28,405
3540 Seven Bridges Dr.	3540 Seven Bridges Dr.	36,733	2002	B	73%	9,921
Hobson Road offices (2 buildings)	3550–3590 Hobson Rd.	48,948	1986–1989	B	82%	9,766

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

MidPoint One and II, 7125–7135 Janes Ave.

About 99,000 SF across 2 buildings, Class B, built 2000–2001. About 55% leased with roughly 25,000 SF available.

North Waterfall Glen (2 buildings), 9014–9018 Heritage Pkwy.

About 70,000 SF across 2 buildings, Class B, built 2003–2008. Fully leased today, with about 28,000 SF coming available.

3540 Seven Bridges Dr.

37,000 SF, Class B, built 2002. About 73% leased with roughly 10,000 SF available.

Which Woodridge 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	3540 Seven Bridges Dr., Hobson Road offices	Smaller buildings with suites under 10,000 SF
5,000–20,000 SF	MidPoint One and II, North Waterfall Glen	About 25,000 to 28,000 SF available in each
20,000 SF and up	MidPoint One and II, North Waterfall Glen	The largest blocks in Woodridge; tenants needing more often compare Lisle and Downers Grove

Is There Sublease Office Space in Woodridge?

Very little in the buildings Tenant Advisors tracks. Tenants who want sublease options nearby usually look at Downers Grove, or ask us to check for space coming available. See our Chicago office sublease guide.

How Does Woodridge 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	22.7%	+66,200	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 Woodridge?

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 Woodridge 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 Woodridge Right Now?

Selectively. At 17%, Woodridge is one of the tighter cities in the corridor, so leverage comes from pricing alternatives rather than from any one landlord’s vacancy. Woodridge competes with Downers Grove, Lisle, Willowbrook and Burr Ridge for the same tenants, and pricing those options against each other is the most effective lever.

What Should Tenants Negotiate on a Woodridge 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 Woodridge?

We build a shortlist from every building in Woodridge 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 Woodridge?

Woodridge sits along I-355 just north of I-55, with its office buildings on Janes Avenue, Heritage Parkway, Seven Bridges Drive and Hobson Road. Its mostly Class B buildings offer quick access to both interstates at rents below Downers Grove and Lisle, and draw professional services, healthcare and engineering 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 Woodridge lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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East-West Corridor office market • Downers Grove office space • Lisle office space • Willowbrook office space • Burr Ridge office space • All Chicago suburban office markets