DuPage County remains one of the most important commercial real estate markets in suburban Chicago, but the office and industrial sectors are moving in very different directions. Office tenants may find meaningful leverage in the current market, while industrial users need earlier planning and sharper strategy due to tighter supply.
The broader suburban Chicago office market maintains a 24.2% overall vacancy rate.
The East/West Corridor maintains a 22.1% overall vacancy rate.
DuPage has among the lowest industrial vacancy rates in the region.
Public data shows average DuPage industrial asking rents around $10.11/SF NNN.
The broader suburban Chicago office market ended Q1 2026 with an overall vacancy rate of 24.2%, while Class A vacancy reached 25.7%. Suburban gross asking rents averaged $26.70/SF, with Class A asking rents averaging $32.00/SF.
For DuPage-focused tenants, the most relevant submarkets are generally Oak Brook, Eastern East/West Corridor, Western East/West Corridor, Lisle/Naperville, Downers Grove, and surrounding I-88 corridor communities.
The East/West Corridor reported 22.1% overall vacancy in Q1 2026, with average asking rent of $25.56/SF overall and $31.21/SF for Class A. Within that, the Eastern East/West Corridor showed 22.3% vacancy, while the Western East/West Corridor showed 21.7% vacancy.
Oak Brook continues to outperform many other suburban office markets, with Q1 2026 vacancy reported at 23.2%, making it one of the stronger suburban office submarkets.
DuPage County remains one of the strongest and most diverse commercial real estate markets in suburban Chicago. The office market remains tenant-favorable, especially for companies willing to evaluate renewal and relocation options before pressure builds.
Vacancy is elevated, particularly in older and less differentiated buildings, while high-quality Class A assets continue to capture much of the serious leasing activity.
The industrial market tells a different story. DuPage remains one of the tighter industrial markets in the region, with limited functional supply and continued demand for well-located warehouse, flex, manufacturing, distribution, and service-based industrial space. For industrial users, the market is more rational than the peak years, but strong buildings still require early planning.
Landlords want to retain strong tenants and avoid vacancy, downtime, commissions, and construction exposure. That creates opportunity for tenants who prepare early.
Tenants may be able to upgrade into better buildings without a proportional increase in occupancy cost when credible alternatives are reviewed clearly.
Construction costs matter. Existing conditions can be more valuable than a lower face rate if the space already supports the business.
Oak Brook, Downers Grove, Lisle, and Naperville are not interchangeable. Access, parking, amenities, commute patterns, and employee base all affect the right decision.
DuPage County remains one of the stronger industrial markets in the region. Public data shows DuPage industrial vacancy around 5%, average industrial rents around $10.11/SF NNN, and roughly 2 million square feet of new industrial space under construction.
The broader Chicago industrial market remained stable through Q2 2026, with overall vacancy holding at 4.8% for the third consecutive quarter. New leasing activity reached 21.8 million square feet through mid-year, up 11.1% year-over-year, while net absorption totaled 5.1 million square feet, up 146% from the prior year.
Average Chicago industrial asking rents increased to $7.55/SF NNN in Q2 2026, while Southern DuPage significantly outperformed the metro average, with asking rents rising to $12.54/SF.
Good industrial buildings do not sit long. Tenants should begin planning well before lease expiration or operational pressure builds.
Older buildings may offer lower rent, but poor loading, layout, or clear height can create daily operational inefficiencies.
For manufacturing and specialty users, utility capacity, infrastructure, and building functionality may matter more than rent.
DuPage’s workforce base is a major advantage, especially for manufacturing and distribution users that depend on reliable labor access.
DuPage County includes several different commercial real estate environments. Oak Brook office, Naperville office, Downers Grove headquarters space, Addison industrial, Carol Stream industrial, Glendale Heights industrial, and Wood Dale or O’Hare-adjacent properties all behave differently. A tenant should not rely on countywide averages alone.
Office vacancy gives tenants negotiating power, but that leverage is not uniform. The best office buildings remain competitive, and the strongest opportunity belongs to tenants who prepare early, compare credible alternatives, and understand where landlords are under pressure.
Industrial users need even more lead time. Functional space is harder to replace, and operational requirements often limit the number of realistic options. For both office and industrial tenants, the best outcome usually comes from knowing the timing, alternatives, leverage, and operational needs before the negotiation begins.
For office tenants, elevated vacancy has created meaningful leverage, especially for companies willing to evaluate both renewal and relocation options. For industrial tenants, the market remains tighter, with limited functional supply and continued demand for well-located buildings.
Kairos helps tenants make sense of those conditions before the pressure of a lease expiration. The goal is not simply to find space. It is to understand the market, create leverage, and act when preparation, timing, and opportunity align.
From first search to final lease terms, Kairos Commercial helps DuPage County tenants evaluate options, protect their position, and make real estate decisions that support the business behind the space.
We represent tenants through searches, lease negotiations, renewals, relocations, and restructures, always keeping the business’s goals at the center of the process.
We help business owners and leadership teams think through timing, cost, growth, flexibility, and long-term real estate strategy before making a major space decision.
We review lease terms, renewal windows, obligations, costs, and flexibility points so tenants understand their position before signing or renegotiating.
Guidance for companies buying, selling, or evaluating office and industrial properties with clarity around timing, value, market position, and long-term business fit.
If your business is reviewing a lease, preparing for renewal, comparing office or industrial locations, or evaluating a purchase or sale in DuPage County, contact Kairos Commercial. We are happy to talk through the situation, offer perspective where we can, and help you understand the next step with no pressure, no assumptions, and no obligation.
