Dallas - Fort Worth Office
Q1 Accelerating success.
Key Takeaways
• In the first part of 2024, the market saw positive absorption of 175,290 square feet, with contributions from all classes.
• Class A and B vacancy rates, currently at their highest levels in ten years, saw no movement from the previous quarter.
• For the first time in several quarters, the rental rates for Class A and B properties experienced a slight decline.
• Sublease space, which encompasses more than 10 million square feet, remains a significant influence in the market.
Resilience Amid Challenges
Moving into the early months of 2024, the Dallas-Fort Worth office market is dealing with contrasting economic signs, yet it continues to shine despite significant hurdles. The vacancy rate has edged up to 20.6%, marking a 20-year high, potentially signaling a plateau, while over 10 million square feet, or roughly 2.3% of total office space, remains available as sublease. Rental rates, having seen consistent rises in the past, are now experiencing a slight decline for the first time in several years. Nevertheless, DFW continues to draw new businesses, offering financially attractive and varied office options to incoming companies.
This influx of companies relocating to DFW is a bright spot in the market, affirming its reputation as a resilient and cost-effective business environment. Despite the high vacancy and the leveling off of rental rates, the region provides robust options for businesses looking to establish or expand their presence. The current landscape, with its high vacancy and available sublease space, may offer leverage to tenants seeking favorable lease terms, positioning DFW to potentially transform these challenges into opportunities for revitalization and growth as the year progresses.
Market Indicators
Market Trends
Throughout the last decade, the market has seen the delivery of 47 million square feet and the absorption of 21.9 million square feet. A marked preference for quality is evident, as over 88% of the absorbed space was in Class A buildings.
Transactions
Last Yr Last Qtr Current 23Q1 23Q4 24Q1 Total Inventory (in Millions of SF) 313.6 316.6 317.1 New Supply (in Millions of SF) 0.9 0.3 0.5 Net Absorption (in Millions of SF) -802.6 -310.7 175.3 Overall Vacancy 19.7% 20.5% 20.6% Under Construction (in Millions of SF) 6.7 6.7 6.5 Overall Asking Lease Rates (FS) $30.55 $31.11 $31.03 Square Feet (Millions) Vacancy Rate Sale One Triumph Place Central Expressway 257,000 SF | $210 PSF Renewal CheckSammy 15801 Dallas Pkwy Far North Dallas | 48.1k SF Lease Diamondback Energy 801 Cherry St Fort Worth CBD | 33.8k SF Lease Invesco 2300 N Field St Uptown | 58.5k SF Lease Wingstop 2801 N Central Expy Uptown | 112k SF 0% 5% 10% 15% 20% 25% -6 -4 -2 0 2 4 6 8 10 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 New Supply Net Absorption Vacancy Rate
Historic Comparison 4.3% Unemployment Rate 4.19% U.S. 10 Year Treasury Note 2.89% GDP - Annual % change yr/yr
Vacancy Rate 20.6% Net Absorption 175.3K SF Class A Asking Lease Rate (FSG) $35.17/SF Under Construction 6.5M SF
Recent
YOY FORECAST YOY FORECAST YOY FORECAST YOY FORECAST Office DallasFort Worth Q1
Office DallasFort Worth Q1 Quarter Comparison - Last 4 Quarters 2024 Q1 3,559 317,101,742 20.5% 3.2% 23.5% 20.6% 20.5% 175,290 175,290 6,514,994 460,871 $ 31.03 2023 Q4 3,551 316,640,871 20.6% 3.1% 23.7% 20.5% 20.3% (310,670) (800,196) 6,675,865 3,938,952 $ 31.11 2023 Q3 3,546 316,304,088 20.6% 3.2% 23.7% 20.3% 20.2% 525,912 (489,526) 5,812,925 3,602,169 $ 30.93 2023 Q2 3,542 315,057,979 20.1% 3.1% 23.3% 20.2% 19.7% (212,887) (1,015,438) 6,127,168 2,356,060 $ 30.88 Annual Comparison - Last 10 Years 2024 Q1 3,559 317,101,742 20.5% 3.2% 23.5% 20.6% 20.5% 175,290 175,290 6,514,994 460,871 $ 31.03 2023 Q1 3,533 313,552,195 19.7% 3.3% 23.0% 19.7% 19.3% (802,551) (802,551) 6,651,110 850,276 $ 30.55 2022 Q1 3,492 310,602,866 19.9% 2.8% 22.6% 18.9% 19.2% 1,114,362 1,114,362 6,596,199 502,064 $ 29.30 2021 Q1 3,463 306,567,245 19.5% 2.4% 22.0% 18.8% 17.8% (2,440,049) (2,440,049) 5,631,316 824,305 $ 28.26 2020 Q1 3,412 302,864,561 16.6% 1.7% 18.2% 16.1% 15.7% (959,334) (959,334) 7,708,791 491,530 $ 27.30 2019 Q1 3,372 297,455,437 17.0% 1.6% 18.5% 15.7% 16.0% 1,797,701 1,797,701 6,652,293 1,191,234 $ 26.34 2018 Q1 3,330 292,727,743 17.2% 1.7% 18.9% 15.8% 15.8% 1,966,594 1,966,594 9,211,740 2,573,378 $ 25.88 2017 Q1 3,268 283,474,391 17.7% 1.6% 19.3% 15.9% 15.5% 818,737 818,737 12,675,710 2,071,946 $ 24.78 2016 Q1 3,221 278,243,623 18.4% 1.5% 19.8% 15.6% 15.2% 370,660 370,660 10,820,089 1,479,054 $ 23.93 2015 Q1 3,176 272,363,108 17.5% 1.8% 19.3% 15.0% 14.9% 1,987,117 1,987,117 6,369,040 2,567,746 $ 22.31 CBD and Suburban Markets Quarter and Annual Comparison of the Total Office Market Submarket/ Class Bldgs Total Inventory SF Direct Availability Rate Sublease Availability Rate Total Availability Rate Vacancy Rate (Current) Vacancy Rate (Prior Qtr) Net Absorption (Current) Net Absorption (YTD) Under Construction New Supply YTD Avg Direct Asking Rate (FS) Dallas CBD A 37 24,085,400 31.3% 6.0% 37.3% 32.5% 34.7% 527,261 527,261 0 0 $ 32.34 B 46 5,892,202 27.2% 0.7% 27.9% 26.5% 26.0% (32,092) (32,092) 0 0 $ 24.36 C 27 2,621,776 0.9% 0.0% 0.9% 0.9% 0.9% 0 0 0 0 $ 35.13 Total 110 32,599,378 28.1% 4.6% 32.7% 28.9% 30.4% 495,169 495,169 0 0 $ 31.08 Dallas Suburban A 560 129,171,859 24.6% 4.2% 28.5% 24.5% 23.9% (451,094) (451,094) 4,734,499 417,689 $ 36.33 B 1,399 88,250,346 18.2% 2.3% 20.2% 18.3% 18.2% (2,188) (2,188) 1,391,557 22,500 $ 23.70 C 441 11,212,623 7.1% 0.5% 7.6% 5.7% 5.3% (48,586) (48,586) 48,000 0 $ 21.60 Total 2,400 228,634,828 21.3% 3.3% 24.3% 21.2% 20.8% (501,868) (501,868) 6,174,056 440,189 $ 31.61 Fort Worth CBD A 14 5,289,159 13.4% 1.7% 15.1% 14.8% 14.7% (5,667) (5,667) 0 0 $ 33.19 B 41 3,216,129 13.0% 0.0% 13.0% 14.7% 14.9% 6,557 6,557 0 0 $ 24.08 C 16 342,963 10.9% 0.0% 10.9% 1.9% 1.9% 0 0 0 0 $ 22.21 Total 71 8,848,251 13.2% 1.0% 14.2% 14.2% 14.3% 890 890 0 0 $ 29.90 Fort Worth Suburban A 88 15,347,139 13.2% 2.3% 15.4% 15.8% 15.7% (4,972) (4,972) 105,000 0 $ 30.70 B 625 25,898,048 13.8% 2.3% 16.1% 13.4% 13.9% 135,454 135,454 235,938 20,682 $ 23.70 C 265 5,774,098 5.1% 0.3% 5.4% 4.5% 5.4% 50,617 50,617 0 0 $ 18.85 Total 978 47,019,285 12.5% 2.1% 14.6% 13.1% 13.4% 181,099 181,099 340,938 20,682 $ 26.13 Total DFW Market A 699 173,893,557 24.2% 4.2% 28.2% 24.5% 24.4% 65,528 65,528 4,839,499 417,689 $ 35.17 B 2,111 123,256,725 17.6% 2.2% 19.5% 17.6% 17.6% 107,731 107,731 1,627,495 43,182 $ 23.76 C 749 19,951,460 5.8% 0.4% 6.2% 4.7% 4.7% 2,031 2,031 48,000 0 $ 21.22 Total 3,559 317,101,742 20.5% 3.2% 23.5% 20.6% 20.5% 175,290 175,290 6,514,994 460,871 $ 31.03
Colliers | Dallas - Fort Worth | 24Q1 | Office Report Submarket/ Class Bldgs Total Inventory SF Direct Availability Rate Sublease Availability Rate Total Availability Rate Vacancy Rate (Current) Vacancy Rate (Prior Qtr) Net Absorption (Current) Net Absorption (YTD) Under Construction New Supply YTD Avg Direct Asking Rate (FS) Central Expressway A 22 6,912,760 26.2% 1.8% 28.0% 24.4% 26.0% 113,292 113,292 0 0 $ 36.22 B 60 4,329,502 15.9% 1.0% 16.9% 16.9% 15.9% (42,418) (42,418) 0 0 $ 29.33 C 27 449,124 5.7% 0.0% 5.7% 1.6% 2.3% 2,936 2,936 0 0 $ 28.83 Total 109 11,691,386 21.6% 1.5% 23.1% 20.7% 21.3% 73,810 73,810 0 0 $ 34.21 Dallas CBD A 37 24,085,400 31.3% 6.0% 37.3% 32.5% 34.7% 527,261 527,261 0 0 $ 32.34 B 46 5,892,202 27.2% 0.7% 27.9% 26.5% 26.0% (32,092) (32,092) 0 0 $ 24.36 C 27 2,621,776 0.9% 0.0% 0.9% 0.9% 0.9% 0 0 0 0 $ 35.13 Total 110 32,599,378 28.1% 4.6% 32.7% 28.9% 30.4% 495,169 495,169 0 0 $ 31.08 East Dallas A 6 790,597 2.4% 0.8% 3.2% 12.4% 13.3% 7,545 7,545 0 0 N/A B 131 3,951,610 9.5% 0.2% 9.7% 10.0% 11.6% 66,265 66,265 37,180 0 $ 22.19 C 87 2,191,929 8.5% 0.0% 8.5% 4.1% 4.8% 15,960 15,960 0 0 $ 20.91 Total 224 6,934,136 8.4% 0.2% 8.6% 8.4% 9.7% 89,770 89,770 37,180 0 $ 22.02 Far North Dallas A 195 45,718,466 27.2% 4.8% 31.3% 27.2% 26.1% (389,709) (389,709) 2,448,089 144,946 $ 37.83 B 276 17,890,146 20.9% 1.9% 22.7% 18.5% 17.7% (126,672) (126,672) 281,168 0 $ 25.04 C 40 908,632 5.6% 0.4% 6.0% 3.1% 2.8% (2,204) (2,204) 0 0 $ 24.78 Total 511 64,517,244 25.2% 4.0% 28.7% 24.4% 23.4% (518,585) (518,585) 2,729,257 144,946 $ 34.42 Fort Worth CBD A 14 5,289,159 13.4% 1.7% 15.1% 14.8% 14.7% (5,667) (5,667) 0 0 $ 33.19 B 41 3,216,129 13.0% 0.0% 13.0% 14.7% 14.9% 6,557 6,557 0 0 $ 24.08 C 16 342,963 10.9% 0.0% 10.9% 1.9% 1.9% 0 0 0 0 $ 22.21 Total 71 8,848,251 13.2% 1.0% 14.2% 14.2% 14.3% 890 890 0 0 $ 29.90
Colinas A 106 25,323,833 25.2% 5.8% 31.0% 25.9% 25.7% (39,656) (39,656) 56,269 0 $ 31.73 B 209 16,468,558 21.2% 4.1% 25.2% 21.5% 20.5% (157,704) (157,704) 860,850 0 $ 23.30 C 17 828,449 7.8% 6.1% 14.0% 7.8% 7.7% (1,390) (1,390) 0 0 $ 22.94 Total 332 42,620,840 23.3% 5.1% 28.4% 23.8% 23.4% (198,750) (198,750) 917,119 0 $ 28.38 LBJ Freeway A 31 10,074,830 22.4% 3.6% 26.1% 21.5% 21.6% 12,190 12,190 0 0 $ 30.25 B 93 9,139,781 22.7% 4.7% 27.4% 29.6% 31.0% 120,794 120,794 0 0 $ 21.70 C 21 565,008 4.7% 0.0% 4.7% 4.7% 5.1% 2,000 2,000 0 0 $ 16.48 Total 145 19,779,619 22.1% 4.0% 26.1% 24.8% 25.5% 134,984 134,984 0 0 $ 26.28 Lewisville / Denton A 9 744,652 47.9% 5.1% 53.0% 50.5% 43.8% (49,963) (49,963) 177,000 0 $ 30.52 B 136 5,101,942 15.2% 4.4% 16.2% 12.5% 11.7% (39,581) (39,581) 30,247 0 $ 26.10 C 46 894,463 1.4% 0.0% 1.4% 1.5% 2.1% 5,206 5,206 48,000 0 $ 18.52 Total 191 6,741,057 17.7% 3.9% 19.0% 15.2% 14.0% (84,338) (84,338) 255,247 0 $ 26.33 Mid-Cities A 50 10,130,906 15.0% 1.7% 16.7% 17.2% 17.3% 8,382 8,382 0 0 $ 30.88 B 372 16,133,507 14.3% 2.6% 16.5% 13.8% 14.4% 93,060 93,060 96,489 0 $ 22.22 C 137 3,237,685 5.8% 0.1% 5.9% 4.7% 6.4% 55,851 55,851 0 0 $ 18.23 Total 559 29,502,098 13.6% 2.0% 15.4% 14.0% 14.5% 157,293 157,293 96,489 0 $ 25.67 Submarkets
Las
Colliers | Dallas - Fort Worth | 24Q1 | Office Report Submarkets Submarket/ Class Bldgs Total Inventory SF Direct Availability Rate Sublease Availability Rate Total Availability Rate Vacancy Rate (Current) Vacancy Rate (Prior Qtr) Net Absorption (Current) Net Absorption (YTD) Under Construction New Supply YTD Avg Direct Asking Rate (FS) North Fort Worth A 9 1,307,379 14.2% 11.9% 26.0% 27.5% 28.6% 14,156 14,156 75,000 0 $ 26.46 B 47 2,640,151 10.3% 5.5% 15.8% 11.3% 11.5% 6,195 6,195 91,000 0 $ 26.09 C 20 535,228 3.7% 1.3% 5.0% 0.7% 1.3% 3,254 3,254 0 0 $ 28.84 Total 76 4,482,758 10.7% 6.9% 17.6% 14.8% 15.3% 23,605 23,605 166,000 0 $ 26.37 North US 75 Corridor A 82 16,013,194 21.5% 5.3% 26.7% 21.8% 20.4% (225,338) (225,338) 120,501 0 $ 27.89 B 279 17,608,231 15.8% 1.1% 16.8% 14.9% 15.9% 191,183 191,183 171,678 12,500 $ 22.56 C 85 2,289,968 9.6% 0.0% 9.6% 7.6% 4.1% (81,747) (81,747) 0 0 $ 19.54 Total 446 35,911,393 17.9% 2.9% 20.8% 17.5% 17.2% (115,902) (115,902) 292,179 12,500 $ 25.25 Northeast Fort Worth A 3 437,268 0.0% 0.0% 0.0% 0.0% 0.0% 0 0 0 0 N/A B 50 3,232,984 11.6% 0.0% 11.6% 11.7% 12.0% 11,091 11,091 0 0 $ 19.78 C 28 521,283 2.0% 0.0% 2.0% 2.0% 2.6% 3,176 3,176 0 0 $ 16.05 Total 81 4,191,535 9.2% 0.0% 9.2% 9.3% 9.6% 14,267 14,267 0 0 $ 19.51 Preston Center A 26 5,681,379 8.2% 2.7% 10.9% 9.5% 9.5% (3,704) (3,704) 0 0 $ 50.37 B 26 1,427,048 12.2% 0.5% 12.7% 11.2% 11.1% (2,087) (2,087) 10,434 0 $ 32.75 C 7 161,359 0.0% 0.0% 0.0% 0.0% 0.0% 0 0 0 0 N/A Total 59 7,269,786 8.8% 2.2% 11.0% 9.6% 9.6% (5,791) (5,791) 10,434 0 $ 44.96 South Fort Worth A 26 3,556,774 8.8% 0.5% 9.2% 8.6% 7.9% (27,510) (27,510) 0 0 $ 30.68 B 165 6,066,386 16.5% 1.3% 17.8% 15.4% 15.8% 39,658 39,658 48,449 20,682 $ 26.09 C 83 1,611,732 6.8% 0.6% 7.4% 7.3% 6.4% (14,440) (14,440) 0 0 $ 18.59 Total 274 11,234,892 12.7% 0.9% 13.6% 12.1% 11.9% (2,292) (2,292) 48,449 20,682 $ 26.75 Southwest Dallas A 4 626,586 7.9% 0.0% 7.9% 39.9% 39.5% (2,122) (2,122) 0 0 $ 26.56 B 53 2,297,923 8.6% 0.0% 8.6% 8.0% 5.8% (50,372) (50,372) 0 0 $ 24.97 C 41 833,783 8.0% 0.0% 8.0% 9.6% 8.1% (11,831) (11,831) 0 0 $ 19.15 Total 98 3,758,292 8.3% 0.0% 8.3% 13.7% 11.9% (64,325) (64,325) 0 0 $ 24.98 Stemmons Freeway A 15 3,576,987 26.7% 2.2% 28.8% 28.3% 21.2% (40,681) (40,681) 0 272,743 $ 34.23 B 93 5,932,117 17.2% 0.1% 17.4% 20.1% 19.8% (11,334) (11,334) 0 10,000 $ 19.98 C 49 1,626,978 3.5% 0.0% 3.5% 4.7% 6.2% 24,376 24,376 0 0 $ 22.75 Total 157 11,136,082 18.3% 0.8% 19.0% 20.5% 18.2% (27,639) (27,639) 0 282,743 $ 26.50 Uptown / Turtle Creek A 64 13,623,387 25.2% 1.6% 26.7% 22.4% 23.7% 167,052 167,052 1,962,640 0 $ 52.96 B 34 1,928,508 18.6% 0.7% 19.3% 15.4% 17.2% 35,188 35,188 0 0 $ 33.11 C 18 331,100 18.2% 0.0% 18.2% 18.2% 18.5% 884 884 0 0 $ 28.78 Total 116 15,882,995 24.4% 1.4% 25.8% 21.5% 22.8% 203,124 203,124 1,962,640 0 $ 50.65 Total DFW Market A 699 173,893,557 24.2% 4.2% 28.2% 24.5% 24.4% 65,528 65,528 4,839,499 417,689 $ 35.17 B 2,111 123,256,725 17.6% 2.2% 19.5% 17.6% 17.6% 107,731 107,731 1,627,495 43,182 $ 23.76 C 749 19,951,460 5.8% 0.4% 6.2% 4.7% 4.7% 2,031 2,031 48,000 0 $ 21.22 Total 3,559 317,101,742 20.5% 3.2% 23.5% 20.6% 20.5% 175,290 175,290 6,514,994 460,871 $ 31.03
Colliers | Dallas - Fort Worth | 24Q1 | Office Report Office DallasFort Worth Q1 77 20 30 30 80 80 LLT LLT 45 45 75 75 1709 12 12 12 12 12 12 12 635 408 161 161 161 114 121 121 121 121 2499 303 352 190 190 190 78 78 66 205 183 183 183 183 67 67 67 360 377 377 377 380 380 380 199 287 287 287B 35 35E 35E 35E 35W 35E 35W 30 30 35W 67 67 377 288 114 20 20 635 20 20 20 81 175 26 20 820 20 175 380 114 183 DENTON UPPER TOLLWAY OL Y PLANO NO QUORUM BENT TREE FRISCO THE COLONY NY ALLEN / McKINNEY PLANO RICHARDSON D LEWISVILLE WEST LAKE / GRAPEVINE HURST / EULESS / EU BEDFORD BED ARLINGTON GRAND ND PRAIRIE SOUTH IRVING SOUTHWEST DALLAS PRESTON CENTER SOUTHEAST DALLAS MESQUITE FORNEY TERRELL WHITE ROCK GARLAND AN ROCKWALL FW CBD CENNTRARAL C N XPWY Y EX X OFFICE CTR XT WEST LBJ EXT ST WEST LBJ URBAAN CENNTER C GRE WINGGREN WIN DFW / FREEPORT COPPELL NORTHWEST FORT WORTH R SOUTHWEST FORT WORTH SOUTHEAST FORT WORTH NORTHEAST FORT WORTH STEMMONS TEM FREEWAY FREE ALLIANCE / FOSSIL CREEK K 360 360 EAST T LBJ S 190 635 820 820 820 287 287B 35W 35W 635 121 30 30 8 6 7 4 13 3 1 12 17 2 15 16 9 14 11 5 10 1 Central Expressway 109 11.7m 20.7% 73.8k 0 0k $ 34.21 2 Dallas CBD 110 32.6m 28.9% 495.2k 0 0k $ 31.08 3 East Dallas 224 6.9m 8.4% 89.8k 0 37.2k $ 22.02 4 Far North Dallas 511 64.5m 24.4% -518.6k 144.9k 2.7m $ 34.42 5 Fort Worth CBD 71 8.8m 14.2% 0.9k 0 0k $ 29.90 6 Las Colinas 332 42.6m 23.8% -198.8k 0 917.1k $ 28.38 7 LBJ Freeway 145 19.8m 24.8% 135k 0 0k $ 26.28 8 Lewisville / Denton 191 6.7m 15.2% -84.3k 0 255.2k $ 26.33 9 Mid-Cities 559 29.5m 14.0% 157.3k 0 96.5k $ 25.67 10 North Fort Worth 76 4.5m 14.8% 23.6k 0 166k $ 26.37 11 Northeast Fort Worth 81 4.2m 9.3% 14.3k 0 0k $ 19.51 12 Preston Center 59 7.3m 9.6% -5.8k 0 10.4k $ 44.96 13 North US 75 Corridor 446 35.9m 17.5% -115.9k 12.5k 292.2k $ 25.25 14 South Fort Worth 274 11.2m 12.1% -2.3k 20.7k 48.4k $ 26.75 15 Southwest Dallas 98 3.8m 13.7% -64.3k 0 0k $ 24.98 16 Stemmons Freeway 157 11.1m 20.5% -27.6k 282.7k 0k $ 26.50 17 Uptown / Turtle Creek 116 15.9m 21.5% 203.1k 0 2m $ 50.65 Total Market 3,559 317.1m 20.6% 175.3k 460.9k 6.5m $ 31.03
Buildings RBA Vacancy Rate Absorption (YTD) New Supply Under Construction Rental Rate (FSG) All Office Market
Submarket
2B
Mike Otillio Research Director Texas Region +1 214 217 1232 mike.otillio@colliers.com Daniel Taylor Executive Managing Director Texas Region +1 214 217 1254 daniel.d.taylor@colliers.com Market Contacts: 1717 McKinney Ave, Suite 900 Dallas, TX 75202 +1 214 692 1100 colliers.com/dallasfortworth
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