Utah County
Market Report
Q4
Accelerating success.
Utah County
Headline
Office
With just two buildings under construction in Utah County at the end of 2023 — medical office buildings totaling 68,000 square feet — average asking lease rates increased to $24.38 FSG, peaking at $29.73 FSG in Class A properties in the North submarket. Despite a historically low 128,825 square feet of negative absorption at yearend, Vyvue and ABS Kids secured large spaces and positive absorption in the fourth quarter.
23Q4
Current Market Indicators
YTD Absorption
Under Construction
Direct Vacancy Rate
Lease Rate (FSG)
-129K SF
68K SF
11.12%
$24.38/ SF
YOY
FORECAST
YOY
FORECAST
YOY
22Q4
23Q3
23Q4
Total Inventory (SF)
18,632,850
18,860,742
18,852,133
New Supply (SF)
241,000
140,768
0
YTD Absorption (SF)
+396,282
(123,232)
(128,825)
Direct Vacancy Rate
9.71%
11.03%
11.12%
Sublease Availability
5.20%
6.64%
6.44%
Under Construction (SF)
222,031
75,800
68,000
Overall Asking Lease Rates (FSG)
$23.58
$24.37
$24.38
4th Quarter Transactions
Expansion
YOY
FORECAST
Construction
Historic Comparison
749 E Technology Ave Orem USHealth Advisors 15,069 SF
FORECAST
Lease
561 E 1860 S Provo Vyvue 14,800 SF
Colliers | Utah County| 23Q4 | Office Report
85.70% Preleased
North
100.00%
Construction in Utah County reached an all-time low, with just two buildings totaling 68,000 square feet under construction at the end of 2023. Both buildings, near the new Primary Children’s Hospital in Lehi, are designated medical office buildings spanning approximately 35,000 square feet each. Both are almost fully preleased, with only 9,726 square feet remaining.
Lease
585 E 1860 S Provo ABS Kids 14,790 SF
Sale
291 N 300 E American Fork Deer Creek Capital 12,910 SF
Lease
752 E 1180 S American Fork FiveStrata 9,894 SF
Avg. Asking Lease Rates $30.00 The overall average asking lease rate in Utah County edged up to $24.38 FSG at the end of 2023, a $0.91 increase from the previous quarter and an $0.80 increase year-over-year. Class A properties in the North submarket recorded the highest rates, reaching $29.73 FSG, bringing the overall Class A rate to $27.15 FSG. Valley Grove III and Traverse Heights achieved the highest rates, at $33.00 FSG, followed by Valley Grove I at $31.25 FSG. Other Class A buildings in the area ranged between $27.00 and $30.00 FSG.
Absorption Utah County saw negative absorption for the first-time ever recorded, totaling negative 128,825 square feet of space at year-end. However, the fourth quarter experienced a positive 27,925 square feet of absorption thanks to the securing of several spaces over 10,000 square feet in size. Vyvue absorbed 14,800 square feet of space at Sterling Square 3, while ABS Kids secured 14,780 square feet in Sterling Square 6, both part of a prominent seven-building office park in Provo.
$25.00 $20.00 $15.00 $10.00 $5.00 $0.00
2019
Class A 1,400,000 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 (200,000) (400,000)
Class B
2019
Class A
Vacancy
2020 Class C
2020
2021
2022
2023
2022
2023
Overall
2021
Class B
Class C
Overall
5.00%
10.00%
15.00%
Class B
Class C
2023 Overall office vacancy reached 11.12 percent for direct space at the end of 2023, with sublease vacancy reaching 6.44 percent for a total of 17.56 percent overall. Class B properties saw the most vacancy among the different property types, while Class A product in the South submarket is home to 94.84 percent of total vacancy thanks mostly to one vacant building.
2022 2021 2020 2019 0.00% Class A
Overall
Utah County
Office
23Q4
Sublease Availability 1,500,000 1,000,000 500,000 0
2019
2020
Class A
Class B
2021
2022 Class C
2023 Overall
Significant Sublease Availabilities Building Name
Submarket
Building SF
Sublease SF
Mountain Tech South Office 2
North
154,647
154,647
Grove Technology Center
North
201,325
117,107
Thanksgiving Station 5
North
150,000
45,467
Innovation Pointe 2
North
150,000
43,911
Mountain Tech South Office 1
North
150,000
43,850
Under Construction Asking Lease Rates $60.00 $40.00
$47.95
$47.95
North
Overall
$20.00 $0.00
North Colliers | Utah County| 23Q4 | Office Report
Overall
Top Construction Projects
Utah County
Office
23Q4
Market Overview
Existing Properties Building Total Class Inventory SF OFFICE MARKET Central A 2,196,018 B 4,955,636 C 415,748 TOTAL 7,567,402 North 7,738,194 A B 3,005,732 C 132,602 TOTAL 10,876,528 South A 84,160 B 170,835 C 88,515 TOTAL 343,510 West A 0 B 64,693 C 0 TOTAL 64,693
Direct Vacancy
Sublease Availability
Total Vacancy Absorption Square Footage
Avg Asking Rent
SF
Rate
SF
Rate
Rate
Current Period
YTD
Rate (FS)
442,181 692,727 6,000 1,140,908
20.14% 13.98% 1.44% 15.08%
20,427 213,754 0 234,181
0.93% 4.31% 0.00% 3.09%
21.07% 18.29% 1.44% 18.17%
5,949 26,802 0 32,751
(209,035) 96,393 13,751 (98,891)
$25.90 $22.19 $21.95 $23.57
459,254 410,938 2,140 872,332
5.93% 13.67% 1.61% 8.02%
855,507 123,944 0 979,451
11.06% 4.12% 0.00% 9.01%
16.99% 17.80% 1.61% 17.03%
36,055 (39,433) 1,060 (2,318)
(2,995) 57,526 (2,140) 52,391
$29.73 $21.71 $16.75 $25.79
79,817 2,508 0 82,325
94.84% 1.47% 0.00% 23.97%
0 0 0 0
0.00% 0.00% 0.00% 0.00%
94.84% 1.47% 0.00% 23.97%
0 (2,508) 0 (2,508)
(79,817) (2,508) 0 (82,325)
$21.50 $14.65 $21.29
0 0 0 0
0.00% 0.00% 0.00% 0.00%
0 0 0 0
0.00% 0.00% 0.00% 0.00%
0.00% 0.00% 0.00% 0.00%
0 0 0 0
0 0 0 0
-
Overall Market Totals Existing Properties Building Total Class Inventory SF Quarterly Totals A 10,018,372 B 8,196,896 C 636,865 TOTAL 18,852,133
Direct Vacancy
Sublease Availability
Total Vacancy Absorption Square Footage
Avg Asking Rent
SF
Rate
SF
Rate
Rate
Current Period
YTD
Rate (FS)
981,252 1,106,173 8,140 2,095,565
9.79% 13.50% 1.28% 11.12%
875,934 337,698 0 1,213,632
8.74% 4.12% 0.00% 6.44%
18.54% 17.61% 1.28% 17.55%
42,004 (15,139) 1,060 27,925
(291,847) 151,411 11,611 (128,825)
$27.15 $22.04 $20.54 $24.38
Colliers | Utah County| 23Q4 | Office Report
Market Activity Utah County North
Direct Vacancy Rate: 8.02% YTD Absorption: +52,391 SF Lease Rate: $25.79 FS
Utah County West
Direct Vacancy Rate: 0.00% YTD Absorption: 0 SF Lease Rate: $0.00 FS
Utah County Central
Direct Vacancy Rate: 15.08% YTD Absorption: (98,891) SF Lease Rate: $23.57 FS
Utah County South
Direct Vacancy Rate: 23.97% YTD Absorption: (82,325) SF Lease Rate: $21.29 FS
Utah County
Headline
Industrial
The Utah County industrial sector closed 2023 with an increase in overall asking lease rates, reaching $0.92 NNN due to an imbalance between supply and demand and limited construction, both likely to continue moving forward. Year-todate positive absorption totaled 1,718,544 square feet, primarily in the North and Central submarkets, driven by the completion of pre-leased space. The overall direct vacancy rate hit 4 percent — the highest year-end vacancy rate recorded since 2013 — reaching 9.11 percent vacancy in buildings over 100,000 square feet in size in the South submarket.
23Q4
Current Market Indicators
YTD Absorption
Under Construction
Direct Vacancy Rate
Lease Rate (NNN)
+1.7M SF
2.3M SF
4.00%
$0.92/ SF
YOY
FORECAST
YOY
FORECAST
YOY
FORECAST
YOY
FORECAST
Construction
Historic Comparison
1.60%
4.26% 5.31%
22Q4
23Q3
23Q4
Total Inventory (SF)
44,836,507
46,545,916
47,739,976
New Supply (SF)
943,180
652,617
882,769
YTD Absorption (SF)
+3,232,513
+977,619
+1,718,544
Direct Vacancy Rate
1.74%
3.18%
4.00%
Under Construction (SF)
2,869,941
3,775,820
2,251,623
Overall Asking Lease Rates (NNN)
$0.87
$0.95
$0.92
Colliers | Utah County| 23Q4 | Industrial Report
Central
North 90.20% Preleased
88.82%
South
West
The completion of seven buildings added 882,769 square feet of industrial inventory in the fourth quarter. Just four buildings account for the 2,251,623 square feet of space currently under construction in Utah County. Critically low vacancy rates have necessitated additional construction to meet growing demand. Just over 90 percent of ongoing projects have been preleased, including Facebook’s 2-millionsquare-foot expansion in Eagle Mountain.
Avg. Asking Lease Rates Overall industrial asking lease rates increased by $0.05 year-over-year to $0.92 NNN at the end of 2023. The North submarket is home to the highest asking lease rates, at $1.05 NNN, with 5,000– 20,000-square-foot buildings reaching $1.38 NNN. An ongoing imbalance between supply and demand as well as insufficient construction activity will continue to push lease rates upward.
Absorption Year-to-date positive absorption reached 1,718,544 square feet in 2023, including a 665,685-square-foot surge in the fourth quarter alone. Buildings over 100,000 square feet in size in the North and Central submarkets were the largest contributors, as well as the completion of preleased space. EZARC preleased 107,253 square feet of space at E15 Commerce Park Building 2 in Pleasant Grove, and Vox Fulfillment secured 70,600 square feet of space at Scannell New Vista South Building 3.
$1.20 $1.00 $0.80 $0.60 $0.40 $0.20 $0.00 0-5K SF
2019
2020
2021
5-20K SF
20-50K SF
50-100K SF
2019
2020
2021
2022
2023
100K+ SF
Overall
2022
2023
2,000,000 1,500,000 1,000,000 500,000 0 (500,000)
0-5K SF 50-100K SF
Vacancy
5-20K SF 100K+ SF
20-50K SF Overall
7.00% Utah County’s overall industrial direct vacancy rate reached 4 percent at the end of 2023 — the highest year-end vacancy rate recorded since 2013, and a 1.74 percent increase year-over-year. Buildings over 100,000 square feet in size in the South submarket have the highest vacancy rates, at 9.11 percent. However, 4 percent vacancy is still considerably “unhealthy,” underscoring the challenge of insufficient industrial supply in Utah County.
6.00% 5.00% 4.00% 3.00% 2.00% 1.00% 0.00%
0-5K SF
2019
2020
2021
5-20K SF
20-50K SF
50-100K SF
2022 100K+ SF
2023 Overall
Utah County
Industrial
23Q4
4th Quarter Transactions
Lease
Lease
1057 W 700 S Pleasant Grove EZARC 107,253 SF Transaction Date: 11/27/2023
Lease
1853 N Technology Dr Springville Pyvott 75,103 SF Transaction Date: 12/21/2023
Sublease
584 E 1100 S American Fork Better Body Food & Nutrition 52,212 SF Transaction Date: 12/01/2023 Colliers | Utah County| 23Q4 | Industrial Report
3752 S Sierra Wista Way Provo Vox Fulfillment 70,600 SF Transaction Date: 11/08/2023
Lease
42 E 1100 S American Fork Old Mill Brick 45,205 SF Transaction Date: 10/12/2023
Top Construction Projects
Utah County
Industrial
23Q4
Market Overview Existing Properties Total Inventory SF INDUSTRIAL MARKET Central 0-5,000 236,984 5,001-20,000 2,895,606 20,001-50,000 4,793,626 50,001-100,000 2,930,038 100,001+ 3,518,716 TOTAL 14,374,970 North 0-5,000 51,543 5,001-20,000 1,814,444 20,001-50,000 3,943,521 50,001-100,000 4,374,348 100,001+ 5,864,031 TOTAL 16,047,887 South 0-5,000 41,615 5,001-20,000 1,393,509 20,001-50,000 2,789,257 50,001-100,000 1,857,357 100,001+ 9,802,751 TOTAL 15,884,489 West 0-5,000 3,984 5,001-20,000 30,919 20,001-50,000 27,727 50,001-100,000 0 100,001+ 1,370,000 TOTAL 1,432,630 Building Size
Total Vacancy Absorption Square Footage
Avg Asking Rate
Direct Vacancy
Sublease Availability
SF
Rate
SF
Rate
Rate
Current Period
YTD
Rate (NNN)
0 11,790 12,618 85,600 88,156 198,164
0.00% 0.41% 0.26% 2.92% 2.51% 1.38%
0 0 22,416 0 0 22,416
0.00% 0.00% 0.47% 0.00% 0.00% 0.16%
0.00% 0.41% 0.73% 2.92% 2.51% 1.53%
0 (5,002) 7,427 57,126 70,600 130,151
0 (4,549) 31,731 100,016 348,700 475,898
$0.97 $1.11 $0.76 $0.88 $0.87
0 19,815 68,000 97,658 372,490 557,963
0.00% 1.09% 1.72% 2.23% 6.35% 3.48%
0 0 0 16,496 0 16,496
0.00% 0.00% 0.00% 0.38% 0.00% 0.10%
0.00% 1.09% 1.72% 2.61% 6.35% 3.58%
0 0 9,045 58,929 286,023 353,997
0 (19,815) 117,013 181,749 658,229 937,176
$1.38 $1.26 $1.07 $0.92 $1.05
0 0 147,907 112,439 892,604 1,152,950
0.00% 0.00% 5.30% 6.05% 9.11% 7.26%
6,008 1,068 17,256 0 84,860 109,192
14.44% 0.08% 0.62% 0.00% 0.87% 0.69%
14.44% 0.08% 5.92% 6.05% 9.97% 7.95%
0 0 (19,097) 130,984 69,650 181,537
0 35,390 1,397 146,383 122,300 305,470
$1.09 $0.96 $0.84 $0.86
0 0 0 0 0 0
0.00% 0.00% 0.00% 0.00% 0.00% 0.00%
0 0 0 0 0 0
0.00% 0.00% 0.00% 0.00% 0.00% 0.00%
0.00% 0.00% 0.00% 0.00% 0.00% 0.00%
0 0 0 0 0 0
0 0 0 0 0 0
-
Overall Market Totals Existing Properties Building Size Quarterly Totals 0-5,000 5,001-20,000 20,001-50,000 50,001-100,000 100,001+ TOTAL
Sublease Availability
Total Inventory SF
SF
Rate
SF
Rate
Rate
Current Period
YTD
Rate (NNN)
334,126 6,134,478 11,554,131 9,161,743 20,555,498 47,739,976
0 31,605 228,525 295,697 1,353,250 1,909,077
0.00% 0.52% 1.98% 3.23% 6.58% 4.00%
6,008 1,068 39,672 16,496 84,860 148,104
1.80% 0.02% 0.34% 0.18% 0.41% 0.31%
1.80% 0.53% 2.32% 3.41% 7.00% 4.31%
0 (5,002) (2,625) 247,039 426,273 665,685
0 11,026 150,141 428,148 1,129,229 1,718,544
$1.17 $1.14 $1.08 $1.03 $0.84 $0.92
Colliers | Utah County| 23Q4 | Industrial Report
Total Vacancy Absorption Square Footage
Avg Asking Rate
Direct Vacancy
Market Activity Utah County North
Direct Vacancy Rate: 3.48% YTD Absorption: +937,176 SF Lease Rate: $1.05 NNN
Utah County West
Direct Vacancy Rate: 0.00% YTD Absorption: 0 SF Lease Rate: $0.00 NNN
Utah County Central
Direct Vacancy Rate: 1.38% YTD Absorption: +475,898 SF Lease Rate: $0.87 NNN
Utah County South
Direct Vacancy Rate: 7.26% YTD Absorption: +305,470 SF Lease Rate: $0.86 NNN
Utah County
Headline
Retail
23Q4
Utah County saw limited construction activity in the fourth quarter of 2023, with the West submarket accounting for 78.59 percent of the total. The average asking lease rate reached a record $24.67 NNN, highest at Eagle Mountain Town Center Marketplace and Canyon Creek Shopping Center. Despite positive annual absorption of 173,488 square feet, the addition of new space in the Provo submarket caused a minor decrease in the fourth quarter.
Current Market Indicators
YTD Absorption
Under Construction
Direct Vacancy Rate
Lease Rate (NNN)
+173K SF
196K SF
2.39%
$24.67/ SF
YOY
FORECAST
YOY
FORECAST
YOY
FORECAST
YOY
FORECAST
Construction
Historic Comparison
4.48% 22Q4
23Q3
23Q4
Total Inventory (SF)
17,610,056
16,847,220
17,536,259
New Supply (SF)
10,000
0
0
YTD Absorption (SF)
+259,579
+161,785
+173,488
9.53% 0.75% Preleased
Central 7.40%
North
South
78.59% West
Direct Vacancy Rate
2.92%
2.09%
2.39%
Under Construction (SF)
116,845
267,532
196,086
Overall Asking Lease Rates (NNN)
$22.82
$23.60
$24.67
Colliers | Utah County| 23Q4 | Retail Report
Utah County ended 2023 with just 196,086 square feet of retail space under construction, with the West submarket accounting for 78.59 percent of the total. In Saratoga Springs, Jacob Ranch Marketplace alone accounted for 142,845 square feet. Year-over-year growth was minimal, with only 116,845 square feet underway at the end of 2022 and 267,532 square feet underway in the third quarter of 2023.
4th Quarter Transactions
Lease
Lease
99 W 300 S Provo Marcus Corbett 16,276 SF Transaction Date: 11/29/2023
Lease
99 W 300 S Provo Dylan Halverson 16,276 SF Transaction Date: 11/29/2023
Lease
155 S State St Lindon Season Salon 6,500 SF Transaction Date: 11/29/2023
120 N University Ave Provo ALA Sellers 8,514 SF Transaction Date: 12/12/2023
Sale
72 N Main Spanish Fork Boxwood Home 5,313 SF Transaction Date: 11/09/2023
Utah County
Retail
23Q4
Avg. Asking Lease Rates The Utah County retail market set a record $24.67 NNN average asking lease rate in 2023, a $1.85 surge year-over-year and $1.07 increase since the third quarter. Regional centers in the South submarket reached an average high of $40.00 NNN, highest at Eagle Mountain Town Center Marketplace and Canyon Creek Shopping Center, at $42.00 NNN and $40.00 NNN, respectively. Expect continued increases as supply is unable to keep up with demand.
Absorption Retail absorption in Utah County increased to just 173,488 square feet year-over-year, including a slight decrease in the fourth quarter of negative 22,362 square feet with the addition of 20,000 square feet of space in the Provo submarket. Vasa Fitness absorbed 60,000 square feet of space in Saratoga Springs, and Barnes & Noble secured 23,029 square feet in American Fork.
Vacancy The overall vacancy rate in Utah County decreased slightly from 2.92 percent at the end of 2022 to 2.39 percent one year later. Community centers in the Central submarket have the most vacancy, at 6.49 percent. Retail vacancy rates should continue to adapt in response to limited construction and high demand.
$40.00 $35.00 $30.00 $25.00 $20.00 $15.00 $10.00 $5.00 $0.00
2019
Anchorless
Community
2019
2020
2021 Neighborhood
2021
2022
2023
Regional
Overall
2022
2023
2022
2023
Regional
Overall
600,000 500,000 400,000 300,000 200,000 100,000 0 (100,000)
8.00% 7.00% 6.00% 5.00% 4.00% 3.00% 2.00% 1.00% 0.00%
2019
Anchorless Colliers | Utah County| 23Q4 | Retail Report
2020
2020 Community
2021 Neighborhood
Top Construction Projects
Utah County
Retail
23Q4
Market Overview Existing Properties Center Type RETAIL MARKET Central Anchorless Strip Community Center Neighborhood Center Regional Center TOTAL North Anchorless Strip Community Center Neighborhood Center Regional Center TOTAL South Anchorless Strip Community Center Neighborhood Center Regional Center TOTAL West Anchorless Strip Community Center Neighborhood Center Regional Center TOTAL
Direct Vacancy
Sublease Availability
Total Vacancy
Absorption Square Footage Current YTD Period
Avg Asking Rate
Total Inventory SF
SF
Rate
SF
Rate
Rate
2,355,850 3,157,922 1,789,281 467,512 7,770,565
23,405 204,859 40,470 22,000 290,734
0.99% 6.49% 2.26% 4.71% 3.74%
0 0 0 0 0
0.00% 0.00% 0.00% 0.00% 0.00%
0.99% 6.49% 2.26% 4.71% 3.74%
900 (263) (1,872) (22,000) (23,235)
19,632 11,000 28,369 (22,000) 37,001
$18.64 $20.41 $22.77 $36.00 $21.76
1,004,197 1,995,959 1,727,492 665,430 5,393,078
9,921 32,672 25,600 14,707 82,900
0.99% 1.64% 1.48% 2.21% 1.54%
0 0 1,590 0 1,590
0.00% 0.00% 0.09% 0.00% 0.03%
0.99% 1.64% 1.57% 2.21% 1.57%
5,394 0 0 0 5,394
29,130 64,505 9,070 0 102,705
$25.30 $25.77 $31.30 $30.00 $28.10
746,774 1,209,042 534,887 734,943 3,225,646
0 6,000 0 20,000 26,000
0.00% 0.50% 0.00% 2.72% 0.81%
0 0 0 0 0
0.00% 0.00% 0.00% 0.00% 0.00%
0.00% 0.50% 0.00% 2.72% 0.81%
0 0 0 0 0
12,575 4,618 0 0 17,193
$32.00 $40.00 $38.15
282,895 769,640 94,435 0 1,146,970
11,940 7,678 0 0 19,618
4.22% 1.00% 0.00% 0.00% 1.71%
0 0 0 0 0
0.00% 0.00% 0.00% 0.00% 0
4.22% 1.00% 0.00% 0.00% 0
(2,994) (1,527) 0 0 (4,521)
5,047 11,542 0 0 16,589
$36.00 $38.74 $37.27
Sublease Availability
Total Vacancy
Absorption Square Footage
Avg Asking Rate
Rate (NNN)
Overall Market Totals Existing Properties Center Type Quarterly Totals Anchorless Strip Community Center Neighborhood Center Regional Center TOTAL
Direct Vacancy
Total Inventory SF
SF
Rate
SF
Rate
Rate
Current Period
YTD
Rate (NNN)
4,389,716 7,132,563 4,146,095 1,867,885 17,536,259
45,266 251,209 66,070 56,707 419,252
1.03% 3.52% 1.59% 3.04% 2.39%
0 0 1,590 0 1,590
0.00% 0.00% 0.04% 0.00% 0.01%
1.03% 3.52% 1.63% 3.04% 2.40%
3,300 (1,790) (1,872) (22,000) (22,362)
66,384 91,665 37,439 (22,000) 173,488
$23.79 $21.94 $26.08 $35.85 $24.67
Colliers | Utah County| 23Q4 | Retail Report
Market Activity Utah County North
Vacancy Rate: 1.54% YTD Absorption: +102,705 SF Lease Rate: $28.10 NNN
Utah County Central
Vacancy Rate: 3.74% YTD Absorption: +37,001 SF Lease Rate: $21.76 NNN
Utah County West
Vacancy Rate: 1.71% YTD Absorption: +16,589 SF Lease Rate: $37.27 NNN
Utah County South
Vacancy Rate: 0.81% YTD Absorption: +17,193 SF Lease Rate: $38.15 NNN
At Colliers, we are enterprising
Market Contact: Megan Donnell Research Manager | Utah Millrock Office | Salt Lake City +1 801 453 6822 megan.donnell@colliers.com
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