The CoStar Office Report. T h i r d Q u a r t e r National Office Market

Transcription

1 The CoStar Office Report T h i r d Q u a r t e r

2 Third Quarter 2015 National Table of Contents Table of Contents A Methodology B Terms & Definitions C Market Highlights & Overview Inventory & Development Analysis Inventory & Development Analysis Select Top Deliveries Select Top Under Construction Properties Figures at a Glance by Class & Submarket Figures at a Glance Grouped by CBD vs Suburban Historical Figures at a Glance Leasing Activity Analysis Leasing Activity Analysis Select Top Lease Transactions Sales Activity Analysis Sales Activity Analysis Select Top Sales Transactions 2015 CoStar Group, Inc. The CoStar Office Report A

3 National Third Quarter 2015 Methodology The CoStar Office Report, unless specifically stated otherwise, calculates office statistics using CoStar Group s entire database of existing and under construction office buildings in each metropolitan area. Included are office, office condominium, office loft, office medical, all classes and all sizes, and both multi-tenant and single-tenant buildings, including owner-occupied buildings. CoStar Group's global database includes approximately 95.6 billion square feet of coverage in 4.4 million properties. All rental rates reported in the CoStar Office Report have been converted to a Full Service equivalent rental rate. CoStar regularly opens new markets to expand its geographic coverage which results in varying start dates for historical data. Due to differences in market start dates and a desire to show as long a historical timeframe as possible, only the following markets are included in the historical charts within this report: Atlanta, Austin, Baltimore, Boston, Broward County, Charlotte, Chicago, Cincinnati, Cleveland, Columbus, Dallas/Ft Worth, Dayton, Denver, Detroit, East Bay/Oakland, Houston, Indianapolis, Inland Empire (California), Jacksonville (Florida), Kansas City, Long Island (New York), Los Angeles, Memphis, Miami-Dade County, Nashville, Northern New Jersey, Orange (California), Orlando, Palm Beach County, Philadelphia, Phoenix, Pittsburgh, Raleigh/Durham, Sacramento, San Diego, San Francisco, Seattle/Puget Sound, South Bay/San Jose, St. Louis, Tampa/ St Petersburg, Washington, and Westchester/So Connecticut. When ever possible all markets are included to provide as broad as possible national coverage. The Market Highlights and Overview narrative includes all markets. For information on subscribing to CoStar s other products and services, please contact us at COSTAR, or visit our web site at Copyright 2015 CoStar Group, Inc. All Rights Reserved. Although CoStar makes efforts to ensure the accuracy and reliability of the information contained herein, CoStar makes no guarantee, representation or warranty regarding the quality, accuracy, timeliness or completeness of the information. The publication is provided as is and CoStar expressly disclaims any guarantees, representations or warranties of any kind, including those of MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE. CoStar Group, Inc L ST NW Washington, DC (800) NASDAQ: CSGP B The CoStar Office Report 2015 CoStar Group, Inc.

4 Third Quarter 2015 National Terms & Definitions Availability Rate: The ratio of available space to total rentable space, calculated by dividing the total available square feet by the total rentable square feet. Available Space: The total amount of space that is currently being marketed as available for lease in a given time period. It includes any space that is available, regardless of whether the space is vacant, occupied, available for sublease, or available at a future date. Build-to-Suit: A term describing a particular property, developed specifically for a certain tenant to occupy, with structural features, systems, or improvement work designed specifically for the needs of that tenant. A build-to-suit can be leased or owned by the tenant. In a leased build-to-suit, a tenant will usually have a long term lease on the space. Buyer: The individual, group, company, or entity that has purchased a commercial real estate asset. Cap Rate: Short for capitalization rate. The Cap Rate is a calculation that reflects the relationship between one year s net operating income and the current market value of a particular property. The Cap Rate is calculated by dividing the annual net operating income by the sales price (or asking sales price). CBD: Abbreviation for Central Business District. (See also: Central Business District) Central Business District: The designations of Central Business District (CBD) and Suburban refer to a particular geographic area within a metropolitan statistical area (MSA) describing the level of real estate development found there. The CBD is characterized by a high density, well organized core within the largest city of a given MSA. Class A: A classification used to describe buildings that generally qualify as extremely desirable investment-grade properties and command the highest rents or sale prices compared to other buildings in the same market. Such buildings are well located and provide efficient tenant layouts as well as high quality, and in some buildings, one-ofa-kind floor plans. They can be an architectural or historical landmark designed by prominent architects. These buildings contain a modern mechanical system, and have above-average maintenance and management as well as the best quality materials and workmanship in their trim and interior fittings. They are generally the most attractive and eagerly sought by investors willing to pay a premium for quality. Class B: A classification used to describe buildings that generally qualify as a more speculative investment, and as such, command lower rents or sale prices compared to Class A properties. Such buildings offer utilitarian space without special attractions, and have ordinary design, if new or fairly new; good to excellent design if an older non-landmark building. These buildings typically have average to good maintenance, management and tenants. They are less appealing to tenants than Class A properties, and may be deficient in a number of respects including floor plans, condition and facilities. They lack prestige and must depend chiefly on a lower price to attract tenants and investors. Class C: A classification used to describe buildings that generally qualify as no-frills, older buildings that offer basic space and command lower rents or sale prices compared to other buildings in the same market. Such buildings typically have below-average maintenance and management, and could have mixed or low tenant prestige, inferior elevators, and/or mechanical/electrical systems. These buildings lack prestige and must depend chiefly on a lower price to attract tenants and investors. Construction Starts: Buildings that began construction during a specific period of time. (See also: Deliveries) Contiguous Blocks of Space: Space within a building that is, or is able to be joined together into a single contiguous space. Deliveries: Buildings that complete construction during a specified period of time. In order for space to be considered delivered, a certificate of occupancy must have been issued for the property. Delivery Date: The date a building completes construction and receives a certificate of occupancy. Developer: The company, entity or individual that transforms raw land to improved property by use of labor, capital and entrepreneurial efforts. Direct Space: Space that is being offered for lease directly from the landlord or owner of a building, as opposed to space being offered in a building by another tenant (or broker of a tenant) trying to sublet a space that has already been leased. Existing Inventory: The square footage of buildings that have received a certificate of occupancy and are able to be occupied by tenants. It does not include space in buildings that are either planned, under construction or under renovation. Flex Building: A type of building designed to be versatile, which may be used in combination with office (corporate headquarters), research and development, quasi-retail sales, and including but not limited to industrial, warehouse, and distribution uses. A typical flex building will be one or two stories with at least half of the rentable area being used as office space, have ceiling heights of 16 feet or less, and have some type of drive-in door, even though the door may be glassed in or sealed off. Full Service Rental Rate: Rental rates that include all operating expenses such as utilities, electricity, janitorial services, taxes and insurance. Gross Absorption: The total change in occupied space over a given period of time, counting space that is occupied but not space that is vacated by tenants. Gross absorption differs from leasing Activity, which is the sum of all space leased over a certain period of time. Unless otherwise noted Gross Absorption includes direct and sublease space. Growth in Inventory: The change in size of the existing square footage in a given area over a given period of time, generally due to the construction of new buildings. Industrial Building: A type of building adapted for such uses as the assemblage, processing, and/or manufacturing of products from raw materials or fabricated parts. Additional uses include warehousing, distribution, and maintenance facilities. The primary purpose of the space is for storing, producing, assembling, or distributing product. Landlord Rep: (Landlord Representative) In a typical lease transaction between an owner/landlord and tenant, the broker that represents the interests of the owner/landlord is referred to as the Landlord Rep. Leased Space: All the space that has a financial lease obligation. It includes all leased space, regardless of whether the space is currently occupied by a tenant. Leased space also includes space being offered for sublease. Leasing Activity: The volume of square footage that is committed to and signed under a lease obligation for a specific building or market in a given period of time. It includes direct leases, subleases and renewals of existing leases. It also includes any pre-leasing activity in planned, under construction, or under renovation buildings. Market: Geographic boundaries that serve to delineate core areas that are competitive with each other and constitute a generally accepted primary competitive set of areas. Markets are building-type specific, and are non-overlapping contiguous geographic designations having a cumulative sum that matches the boundaries of the entire Region (See also: Region). Markets can be further subdivided into Submarkets. (See also: Submarkets) Multi-Tenant: Buildings that house more than one tenant at a given time. Usually, multi-tenant buildings were designed and built to accommodate many different floor plans and designs for different 2015 CoStar Group, Inc. The CoStar Office Report C

5 National Third Quarter 2015 tenant needs. (See also: Tenancy). Net Absorption: The net change in occupied space over a given period of time. Unless otherwise noted Net Absorption includes direct and sublease space. Net Rental Rate: A rental rate that excludes certain expenses that a tenant could incur in occupying office space. Such expenses are expected to be paid directly by the tenant and may include janitorial costs, electricity, utilities, taxes, insurance and other related costs. New Space: Sometimes called first generation space, refers to space that has never been occupied and/or leased by a tenant. Occupied Space: Space that is physically occupied by a tenant. It does not include leased space that is not currently occupied by a tenant. Office Building: A type of commercial building used exclusively or primarily for office use (business), as opposed to manufacturing, warehousing, or other uses. Office buildings may sometimes have other associated uses within part of the building, i.e., retail sales, financial, or restaurant, usually on the ground floor. Owner: The company, entity, or individual that holds title on a given building or property. Planned/Proposed: The status of a building that has been announced for future development but not yet started construction. Preleased Space: The amount of space in a building that has been leased prior to its construction completion date, or certificate of occupancy date. Price/SF: Calculated by dividing the price of a building (either sales price or asking sales price) by the Rentable Building Area (RBA). Property Manager: The company and/or person responsible for the day-to-day operations of a building, such as cleaning, trash removal, etc. The property manager also makes sure that the various systems within the building, such as the elevators, HVAC, and electrical systems, are functioning properly. Quoted Rental Rate: The asking rate per square foot for a particular building or unit of space by a broker or property owner. Quoted rental rates may differ from the actual rates paid by tenants following the negotiation of all terms and conditions in a specific lease. RBA: Abbreviation for Rentable Building Area. (See also: Rentable Building Area) Region: Core areas containing a large population nucleus, that together with adjacent communities have a high degree of economic and social integration. Regions are further divided into market areas, called Markets. (See also: Markets) Relet Space: Sometimes called second generation or direct space, refers to existing space that has previously been occupied by another tenant. Rentable Building Area: (RBA) The total square footage of a building that can be occupied by, or assigned to a tenant for the purpose of determining a tenant s rental obligation. Generally RBA includes a percentage of common areas including all hallways, main lobbies, bathrooms, and telephone closets. Rental Rates: The annual costs of occupancy for a particular space quoted on a per square foot basis. Sales Price: The total dollar amount paid for a particular property at a particular point in time. Sales Volume: The sum of sales prices for a given group of buildings in a given time period. Seller: The individual, group, company, or entity that sells a particular commercial real estate asset. SF: Abbreviation for Square Feet. Single-Tenant: Buildings that are occupied, or intended to be occupied by a single tenant. (See also: Build-to-suit and Tenancy) Sublease Space: Space that has been leased by a tenant and is being offered for lease back to the market by the tenant with the lease obligation. Sublease space is sometimes referred to as sublet space. Submarkets: Specific geographic boundaries that serve to delineate a core group of buildings that are competitive with each other and constitute a generally accepted primary competitive set, or peer group. Submarkets are building type specific (office, industrial, retail, etc.), with distinct boundaries dependent on different factors relevant to each building type. Submarkets are non-overlapping, contiguous geographic designations having a cumulative sum that matches the boundaries of the Market they are located within (See also: Market). Suburban: The Suburban and Central Business District (CBD) designations refer to a particular geographic area within a metropolitan statistical area (MSA). Suburban is defined as including all office inventory not located in the CBD. (See also: CBD) Tenancy: A term used to indicate whether or not a building is occupied by multiple tenants (See also: Multi-tenant) or a single tenant. (See also: Single-tenant) Tenant Rep: Tenant Rep stands for Tenant Representative. In a typical lease transaction between an owner/landlord and tenant, the broker that represents the interests of the tenant is referred to as a Tenant Rep. Time On Market: A measure of how long a currently available space has been marketed for lease, regardless of whether it is vacant or occupied. Under Construction: Buildings in a state of construction, up until they receive their certificate of occupancy. In order for CoStar to consider a building under construction, the site must have a concrete foundation in place. Abbreviated UC. Vacancy Rate: A measurement expressed as a percentage of the total amount of physically vacant space divided by the total amount of existing inventory. Under construction space generally is not included in vacancy calculations. Vacant Space: Space that is not currently occupied by a tenant, regardless of any lease obligation that may be on the space. Vacant space could be space that is either available or not available. For example, sublease space that is currently being paid for by a tenant but not occupied by that tenant, would be considered vacant space. Likewise, space that has been leased but not yet occupied because of finish work being done, would also be considered vacant space. Weighted Average Rental Rate: Rental rates that are calculated by factoring in, or weighting, the square footage associated with each particular rental rate. This has the effect of causing rental rates on larger spaces to affect the average more than that of smaller spaces. The weighted average rental rate is calculated by taking the ratio of the square footage associated with the rental rate on each individual available space to the square footage associated with rental rates on all available spaces, multiplying the rental rate by that ratio, and then adding together all the resulting numbers. Unless specifically specified otherwise, rental rate averages include both Direct and Sublet available spaces. Year Built: The year in which a building completed construction and was issued a certificate of occupancy. YTD: Abbreviation for Year-to-Date. Describes statistics that are cumulative from the beginning of a calendar year through whatever time period is being studied. D The CoStar Office Report 2015 CoStar Group, Inc.

6 Overview Third Quarter 2015 National U.S. s Vacancy Decreases to 10.6% Net Absorption Positive 35,657,836 SF in the Quarter The U.S. Office market ended the third quarter 2015 with a vacancy rate of 10.6%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 35,657,836 square feet in the third quarter. Vacant sublease space increased in the quarter, ending the quarter at 42,235,351 square feet. Rental rates ended the third quarter at $23.09, an increase over the previous quarter. A total of 321 buildings delivered to the market in the quarter totaling 18,815,443 square feet, with 139,688,292 square feet still under construction at the end of the quarter. Absorption Net absorption for the overall U.S. office market was positive 35,657,836 square feet in the third quarter That compares to positive 30,862,420 square feet in the second quarter 2015, positive 15,149,339 square feet in the first quarter 2015, and positive 35,206,220 square feet in the fourth quarter Tenants moving out of large blocks of space in 2015 include: Bridgestone Americas, Inc. moving out of 238,489 square feet at Highland Ridge Tower in the Nashville market; JP Morgan moving out of 946,674 square feet at 28 Liberty in the New York City market; and ILFC Holdings, Inc. moving out of 128,712 square feet at Constellation Blvd in the Los Angeles market. Tenants moving into large blocks of space in 2015 include: Prudential Insurance Company of America moving into 750,000 square feet at 699 Broad St in the Northern New Jersey market; and Fannie Mae moving into 186,133 square feet at One Reston Crescent in the Washington, D.C. market. The Class-A office market recorded net absorption of positive 18,150,363 square feet in the third quarter 2015, compared to positive 17,886,562 square feet in the second quarter 2015, positive 10,475,441 in the first quarter 2015, and positive 20,279,906 in the fourth quarter The Class-B office market recorded net absorption of positive 13,161,197 square feet in the third quarter 2015, compared to positive 10,745,229 square feet in the second quarter 2015, positive 3,620,059 in the first quarter 2015, and positive 11,040,804 in the fourth quarter The Class-C office market recorded net absorption of positive 4,346,276 square feet in the third quarter 2015 compared to positive 2,230,629 square feet in the second quarter 2015, positive 1,053,839 in the first quarter 2015, and positive 3,885,510 in the fourth quarter Net absorption for U.S. s central business district was positive 3,501,294 square feet in the third quarter That compares to positive 4,181,623 square feet in the second quarter 2015, positive 1,928,723 in the first quarter 2015, and positive 7,671,467 in the fourth quarter Net absorption for the suburban markets was positive 32,156,542 square feet in the third quarter That compares to positive 26,680,797 square feet in second quarter 2015, positive 13,220,616 in the first quarter 2015, and positive 27,534,753 in the fourth quarter Vacancy The office vacancy rate in the U.S. market area decreased to 10.6% at the end of the third quarter The vacancy rate was 10.8% at the end of the second quarter 2015, 10.9% at the Vacancy Rates by Class* % Class A Class B Class C Total Market 16% 15% 14% Vacancy Rate 13% 12% 11% 10% 9% 8% 7% q q q q q q q q q q q q q q q * Select markets included in this historical chart - see Methodology page CoStar Group, Inc. The CoStar Office Report 1

7 National Third Quarter 2015 Overview end of the first quarter 2015, and 11.0% at the end of the fourth quarter Class-A projects reported a vacancy rate of 12.0% at the end of the third quarter 2015, 12.1% at the end of the second quarter 2015, 12.3% at the end of the first quarter 2015, and 12.3% at the end of the fourth quarter Class-B projects reported a vacancy rate of 11.1% at the end of the third quarter 2015, 11.3% at the end of the second quarter 2015, 11.5% at the end of the first quarter 2015, and 11.5% at the end of the fourth quarter Class-C projects reported a vacancy rate of 7.5% at the end of the third quarter 2015, 7.7% at the end of second quarter 2015, 7.9% at the end of the first quarter 2015, and 7.9% at the end of the fourth quarter The overall vacancy rate in U.S. s central business district at the end of the third quarter 2015 decreased to 9.9%. The vacancy rate was 10.1% at the end of the second quarter 2015, 10.2% at the end of the first quarter 2015, and 10.3% at the end of the fourth quarter The vacancy rate in the suburban markets decreased to 10.8% in the third quarter The vacancy rate was 11.0% at the end of the second quarter 2015, 11.2% at the end of the first quarter 2015, and 11.2% at the end of the fourth quarter Largest Lease Signings The largest lease signings occurring in 2015 included: the 400,000-square-foot lease signed by JP Morgan Chase & Co at 545 Washington Blvd in the Northern New Jersey market; the 246,444-square-foot deal signed by Nationwide Insurance at 1000 Yard St in the Columbus market; and 233,100-squarefoot lease signed by Splunk at 500 Santana Row in the South Bay/San Jose market. Sublease Vacancy The amount of vacant sublease space in the U.S. market increased to 42,235,351 square feet by the end of the third quarter 2015, from 41,211,871 square feet at the end of the second quarter There was 40,926,630 square feet vacant at the end of the first quarter 2015 and 40,660,079 square feet at the end of the fourth quarter U.S. s Class-A projects reported vacant sublease space of 24,764,628 square feet at the end of third quarter 2015, up from the 24,526,565 square feet reported at the end of the second quarter There were 24,681,491 square feet of sublease space vacant at the end of the first quarter 2015, and 24,657,314 square feet at the end of the fourth quarter Class-B projects reported vacant sublease space of 15,210,839 square feet at the end of the third quarter 2015, up from the 14,479,157 square feet reported at the end of the second quarter At the end of the first quarter 2015 there were 14,210,075 square feet, and at the end of the fourth quarter 2014 there were 14,056,448 square feet vacant. Class-C projects reported increased vacant sublease space from the second quarter 2015 to the third quarter Sublease vacancy went from 2,206,149 square feet to 2,259,884 square feet during that time. There was 2,035,064 square feet at the end of the first quarter 2015, and 1,946,317 square feet at the end of the fourth quarter Sublease vacancy in U.S. s central business district stood at 11,482,585 square feet at the end of the third quarter It was 11,069,675 square feet at the end of the second quarter 2015, 10,871,278 square feet at the end of the first quarter 2015, and 11,080,111 square feet at the end of the fourth quarter Sublease vacancy in the suburban markets ended the third quarter 2015 at 30,752,766 square feet. At the end of the second quarter 2015 sublease vacancy was 30,142,196 square feet, was 30,055,352 square feet at the end of the first quarter 2015, and was 29,579,968 square feet at the end of the fourth quarter Rental Rates The average quoted asking rental rate for available office space, all classes, was $23.09 per square foot per year at the end of the third quarter 2015 in the U.S. market area. This represented a 0.8% increase in quoted rental rates from the end of the second quarter 2015, when rents were reported at $22.90 per square foot. The average quoted rate within the Class-A sector was $29.26 at the end of the third quarter 2015, while Class-B rates stood at $20.58, and Class-C rates at $ At the end of the second quarter 2015, Class-A rates were $29.02 per square foot, Class-B rates were $20.42, and Class-C rates were $ The average quoted asking rental rate in U.S. s CBD was $29.61 at the end of the third quarter 2015, and $21.67 in the suburban markets. In the second quarter 2015, quoted rates were $29.40 in the CBD and $21.49 in the suburbs. Deliveries and Construction During the third quarter 2015, 321 buildings totaling 18,815,443 square feet were completed in the U.S. market area. This compares to 297 buildings totaling 18,422,701 square feet that were completed in the second quarter 2015, 299 buildings totaling 17,651,576 square feet completed in the first quarter 2015, and 19,921,097 square feet in 287 buildings completed in the fourth quarter There were 139,688,292 square feet of office space under construction at the end of the third quarter Some of the notable 2015 deliveries include: 601 Massachusetts Ave NW, a 478,882-square-foot facility that delivered in third quarter 2015 and is now 86% occupied, and Prudential Tower, a 750,000-square-foot building in the Northern New Jersey market that delivered in third quarter 2015 and is now 100% occupied. 2 The CoStar Office Report 2015 CoStar Group, Inc.

8 Overview Third Quarter 2015 National The largest projects underway at the end of third quarter 2015 were 3 World Trade Center, a 2,861,402-square-foot building in the New York City market with 31% of its space preleased, and 150 N Riverside Dr, a 1,229,064-square-foot facility in the Chicago market that is 62% pre-leased. Inventory Total office inventory in the U.S. market area amounted to 10,581,356,542 square feet in 511,524 buildings as of the end of the third quarter The Class-A office sector consisted of 3,322,866,918 square feet in 17,465 projects. There were 195,419 Class-B buildings totaling 4,909,584,776 square feet, and the Class-C sector consisted of 2,348,904,848 square feet in 298,640 buildings. Within the Office market there were 22,593 owner-occupied buildings accounting for 957,232,962 square feet of office space. Sales Activity Tallying office building sales of 15,000 square feet or larger, U.S. office sales figures rose during the second quarter 2015 in terms of dollar volume compared to the first quarter of In the second quarter, 871 office transactions closed with a total volume of $25,968,387,734. The 871 buildings totaled 96,426,439 square feet and the average price per square foot equated to $ per square foot. That compares to 771 transactions totaling $22,213,035,973 in the first quarter The total square footage in the first quarter was 77,655,751 square feet for an average price per square foot of $ Total office building sales activity in 2015 was up compared to In the first six months of 2015, the market saw 1,642 office sales transactions with a total volume of $48,181,423,707. The price per square foot averaged $ In the same first six months of 2014, the market posted 1,472 transactions with a total volume of $38,762,660,252. The price per square foot averaged $ Cap rates have been lower in 2015, averaging 6.93% compared to the same period in 2014 when they averaged 7.06%. One of the largest transactions that has occurred within the last 4 quarters in the U.S. market is the sale of Monarch Centre in the Atlanta market. This 896,449 square foot office building sold for $303,000,000, or $338 per square foot. The property sold on 9/30/2015, at a 4.29% cap rate. Albany/Schenectady/Troy and positive 228,283 square feet of net absorption, Albany/ Schenectady/Troy s vacancy rate went from 7.0% to 6.6% in the quarter. Rental rates went from $15.12 to $15.02 during that time. At the end of the quarter, there was 446,000 square feet underway for future delivery. Albuquerque The Albuquerque office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of negative (114,454) square feet caused the vacancy rate to increase from 10.0% to 10.3% in the quarter. Rental rates stood at $ Anchorage The Anchorage office market ended the quarter with a vacancy rate of 6.1%. The vacancy rate was up over the previous quarter, with net absorption totaling positive 38,025 square feet. Vacant sublease space increased to 21,576 square feet. Rental rates ended the third quarter at $29.04, a decrease over the previous quarter. A total of one building with 110,000 square feet of space delivered to the market, with 30,500 square feet still under construction at the end of the quarter. Asheville and positive 11,444 square feet of net absorption, Asheville s vacancy rate went from 6.4% to 6.3% in the quarter. Rental rates went from $15.53 to $15.82 during that time. At the end of the quarter, there was 189,000 square feet underway for future delivery. Atlanta The Atlanta office market ended the quarter with a vacancy rate of 12.7%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 1,209,182 square feet. Vacant sublease space increased to 1,456,317 square feet. Rental rates ended the third quarter at $20.36, an increase over the previous quarter. A total of three buildings with 130,175 square feet of space delivered to the market, with 1,944,556 square feet still under construction at the end of the quarter. Augusta/Richmond County With no space currently under construction, Augusta/ Richmond County absorbed 69,222 square feet of space and delivered 63,324 square feet of space, resulting in a vacancy rate that went from 9.9% to 9.8% over the course of the quarter. Rental rates went from $13.69 to $12.57 per square foot. Austin The Austin office market ended the quarter with a vacancy rate of 8.7%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 1,500,549 square feet. Vacant sublease space decreased to 601,223 square feet. Rental rates ended the third quarter at $29.97, an increase over the previous quarter. A total of 11 buildings with 1,180,311 square feet of space delivered to the market, with 2,182,168 square feet still under construction at the end of the quarter. Bakersfield The Bakersfield office market ended the quarter with a vacancy rate of 7.1%. The vacancy rate was up over the previous quarter, with net absorption totaling positive 33,260 square 2015 CoStar Group, Inc. The CoStar Office Report 3

9 National Third Quarter 2015 Overview feet. Vacant sublease space increased to 4,752 square feet. Rental rates ended the third quarter at $18.22, an increase over the previous quarter. A total of one building with 55,586 square feet of space delivered to the market, with 61,600 square feet still under construction at the end of the quarter. Baltimore The Baltimore office market ended the quarter with a vacancy rate of 10.8%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 432,704 square feet. Vacant sublease space increased to 282,285 square feet. Rental rates ended the third quarter at $21.56, an increase over the previous quarter. A total of two buildings with 164,880 square feet of space delivered to the market, with 1,714,746 square feet still under construction at the end of the quarter. Baton Rouge and positive 66,901 square feet of net absorption, Baton Rouge s vacancy rate went from 10.9% to 10.6% in the quarter. Rental rates went from $16.12 to $16.35 during that time. At the end of the quarter, there was 268,308 square feet underway for future delivery. Beaumont/Port Arthur The Beaumont/Port Arthur office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of negative (3,301) square feet caused the vacancy rate to remain unchanged at 4.7% in the quarter. Rental rates stood at $ Birmingham and positive 73,344 square feet of net absorption, Birmingham s vacancy rate went from 9.8% to 9.6% in the quarter. Rental rates went from $16.37 to $16.40 during that time. At the end of the quarter, there was 133,595 square feet underway for future delivery. Boise City/Nampa The Boise City/Nampa office market ended the quarter with a vacancy rate of 8.8%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 169,700 square feet. Vacant sublease space decreased to 63,408 square feet. Rental rates ended the third quarter at $15.44, a decrease over the previous quarter. A total of one building with 4,233 square feet of space delivered to the market, with 641,314 square feet still under construction at the end of the quarter. Boston The Boston office market ended the quarter with a vacancy rate of 9.1%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 1,152,407 square feet. Vacant sublease space increased to 1,970,006 square feet. Rental rates ended the third quarter at $21.20, an increase over the previous quarter. A total of 13 buildings with 843,479 square feet of space delivered to the market, with 6,084,018 square feet still under construction at the end of the quarter. Bremerton/Silverdale The Bremerton/Silverdale office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of positive 3,936 square feet caused the vacancy rate to remain unchanged at 8.9% in the quarter. Rental rates stood at $ Broward County and positive 108,087 square feet of net absorption, Broward County s vacancy rate went from 11.7% to 11.5% in the quarter. Rental rates went from $24.44 to $24.72 during that time. At the end of the quarter, there was 978,336 square feet underway for future delivery. Brownsville/Harlingen The Brownsville/Harlingen office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of positive 29,516 square feet caused the vacancy rate to decrease from 8.9% to 8.1% in the quarter. Rental rates stood at $ Buffalo/Niagara Falls The Buffalo/Niagara Falls office market saw vacancies rise and rental rates increase from the second quarter 2015 to the third quarter The overall vacancy rate currently sits at 9.9%, from 9.8% in the previous quarter. Rental rates ended the quarter at $15.52 per square foot, from $15.00 in the previous quarter. There was a total of 277,000 square feet that delivered in the quarter, with 269,650 square feet still under construction at the end of the quarter. Charleston WV The Charleston WV office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of positive 31,745 square feet caused the vacancy rate to decrease from 8.4% to 8.1% in the quarter. Rental rates stood at $ The CoStar Office Report 2015 CoStar Group, Inc.

10 Overview Third Quarter 2015 National Charleston/N Charleston The Charleston/N Charleston office market ended the quarter with a vacancy rate of 7.5%. The vacancy rate was up over the previous quarter, with net absorption totaling negative (226,377) square feet. Vacant sublease space increased to 40,786 square feet. Rental rates ended the third quarter at $20.69, an increase over the previous quarter. A total of four buildings with 72,284 square feet of space delivered to the market, with 402,334 square feet still under construction at the end of the quarter. Charlotte The Charlotte office market ended the quarter with a vacancy rate of 9.0%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 662,016 square feet. Vacant sublease space decreased to 261,047 square feet. Rental rates ended the third quarter at $21.99, an increase over the previous quarter. A total of four buildings with 314,963 square feet of space delivered to the market, with 2,346,214 square feet still under construction at the end of the quarter. Chattanooga The Chattanooga office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of negative (232,828) square feet caused the vacancy rate to increase from 9.3% to 10.3% in the quarter. Rental rates stood at $ Chicago The Chicago office market ended the quarter with a vacancy rate of 13.5%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 1,422,809 square feet. Vacant sublease space decreased to 2,989,402 square feet. Rental rates ended the third quarter at $23.02, an increase over the previous quarter. A total of eight buildings with 183,778 square feet of space delivered to the market, with 6,134,785 square feet still under construction at the end of the quarter. Cincinnati The Cincinnati office market ended the quarter with a vacancy rate of 12.2%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 135,726 square feet. Vacant sublease space increased to 390,837 square feet. Rental rates ended the third quarter at $15.40, an increase over the previous quarter. A total of one building with 111,148 square feet of space delivered to the market, with 1,405,300 square feet still under construction at the end of the quarter. Cleveland The Cleveland office market ended the quarter with a vacancy rate of 11.9%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 145,273 square feet. Vacant sublease space increased to 174,913 square feet. Rental rates ended the third quarter at $16.54, a decrease over the previous quarter. A total of one building with 5,163 square feet of space delivered to the market, with 825,862 square feet still under construction at the end of the quarter. Colorado Springs and negative (20,999) square feet of net absorption, Colorado Springs s vacancy rate remained at 11.5% in the quarter. Rental rates went from $16.42 to $16.82 during that time. At the end of the quarter, there was 32,925 square feet underway for future delivery. Columbia The Columbia office market saw vacancies fall and rental rates increase from the second quarter 2015 to the third quarter The overall vacancy rate currently sits at 7.7%, from 7.9% in the previous quarter. Rental rates ended the quarter at $14.88 per square foot, from $14.54 in the previous quarter. There was a total of 5,000 square feet that delivered in the quarter, with 215,254 square feet still under construction at the end of the quarter. Columbus The Columbus office market ended the quarter with a vacancy rate of 7.7%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 200,360 square feet. Vacant sublease space increased to 148,590 square feet. Rental rates ended the third quarter at $16.66, an increase over the previous quarter. A total of two buildings with 77,500 square feet of space delivered to the market, with 1,459,611 square feet still under construction at the end of the quarter. Columbus GA The Columbus GA office market saw vacancies fall and rental rates increase from the second quarter 2015 to the third quarter The overall vacancy rate currently sits at 5.8%, from 6.4% in the previous quarter. Rental rates ended the quarter at $11.54 per square foot, from $11.35 in the previous quarter. There was a total of 235,000 square feet that delivered in the quarter, with 38,776 square feet still under construction at the end of the quarter. Corpus Christi The Corpus Christi office market reported no new deliveries and no space under construction at the end of the third 2015 CoStar Group, Inc. The CoStar Office Report 5

11 National Third Quarter 2015 Overview quarter With this limited construction activity, net absorption of positive 12,587 square feet caused the vacancy rate to decrease from 10.0% to 9.8% in the quarter. Rental rates stood at $ Dallas/Ft Worth The Dallas/Ft Worth office market ended the quarter with a vacancy rate of 14.1%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 1,719,660 square feet. Vacant sublease space decreased to 2,023,617 square feet. Rental rates ended the third quarter at $22.79, an increase over the previous quarter. A total of 29 buildings with 1,875,290 square feet of space delivered to the market, with 6,951,187 square feet still under construction at the end of the quarter. Davenport/Moline/Rock Island The Davenport/Moline/Rock Island office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of negative (8,899) square feet caused the vacancy rate to increase from 12.5% to 12.6% in the quarter. Rental rates stood at $ Dayton With no space currently under construction, Dayton absorbed 151,275 square feet of space and delivered 191,600 square feet of space, resulting in a vacancy rate that went from 14.4% to 14.4% over the course of the quarter. Rental rates went from $14.53 to $14.56 per square foot. Deltona/Daytona Beach and positive 27,520 square feet of net absorption, Deltona/ Daytona Beach s vacancy rate went from 8.4% to 8.2% in the quarter. Rental rates went from $12.86 to $12.31 during that time. At the end of the quarter, there was 3,213 square feet underway for future delivery. Denver The Denver office market ended the quarter with a vacancy rate of 9.8%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 1,091,048 square feet. Vacant sublease space increased to 1,102,978 square feet. Rental rates ended the third quarter at $24.14, an increase over the previous quarter. A total of eight buildings with 903,233 square feet of space delivered to the market, with 2,673,960 square feet still under construction at the end of the quarter. Des Moines The Des Moines office market saw vacancies rise and rental rates decrease from the second quarter 2015 to the third quarter The overall vacancy rate currently sits at 6.2%, from 5.9% in the previous quarter. Rental rates ended the quarter at $13.31 per square foot, from $13.52 in the previous quarter. There was a total of 73,716 square feet that delivered in the quarter, with 132,000 square feet still under construction at the end of the quarter. Detroit The Detroit office market ended the quarter with a vacancy rate of 14.3%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 747,281 square feet. Vacant sublease space increased to 392,579 square feet. Rental rates ended the third quarter at $18.29, an increase over the previous quarter. A total of one building with 1,000 square feet of space delivered to the market, with 945,332 square feet still under construction at the end of the quarter. Duluth and negative (9,639) square feet of net absorption, Duluth s vacancy rate went from 4.5% to 4.6% in the quarter. Rental rates went from $14.28 to $14.39 during that time. At the end of the quarter, there was 225,000 square feet underway for future delivery. East Bay/Oakland The East Bay/Oakland office market ended the quarter with a vacancy rate of 9.1%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 856,948 square feet. Vacant sublease space increased to 320,942 square feet. Rental rates ended the third quarter at $26.28, an increase over the previous quarter. A total of one building with 110,000 square feet of space delivered to the market, with 142,000 square feet still under construction at the end of the quarter. El Paso The El Paso office market ended the quarter with a vacancy rate of 7.2%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 48,186 square feet. Vacant sublease space decreased to 76,648 square feet. Rental rates ended the third quarter at $16.21, an increase over the previous quarter. A total of one building with 6,000 square feet of space delivered to the market, with 6,500 square feet still under construction at the end of the quarter. Erie The Erie office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of negative (4,613) square feet caused the vacancy rate to increase from 4.2% to 4.3% in the quarter. Rental rates stood at $ Evansville The Evansville office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption 6 The CoStar Office Report 2015 CoStar Group, Inc.

12 Overview Third Quarter 2015 National of negative (28,545) square feet caused the vacancy rate to increase from 8.2% to 8.4% in the quarter. Rental rates stood at $ Fayetteville and negative (8,624) square feet of net absorption, Fayetteville s vacancy rate went from 10.5% to 10.7% in the quarter. Rental rates went from $15.67 to $14.87 during that time. At the end of the quarter, there was 77,187 square feet underway for future delivery. Fayetteville/Springdale/Rogers The Fayetteville/Springdale/Rogers office market ended the quarter with a vacancy rate of 9.1%. The vacancy rate was up over the previous quarter, with net absorption totaling negative (13,918) square feet. Vacant sublease space increased to 27,206 square feet. Rental rates ended the third quarter at $16.18, a decrease over the previous quarter. A total of two buildings with 46,281 square feet of space delivered to the market, with 270,709 square feet still under construction at the end of the quarter. Fort Smith The Fort Smith office market reported no new deliveries and no space under construction at the end of the third quarter With this limited construction activity, net absorption of positive 776 square feet caused the vacancy rate to remain at 4.9% in the quarter. Rental rates stood at $ Fort Wayne and positive 56,727 square feet of net absorption, Fort Wayne s vacancy rate went from 9.9% to 9.5% in the quarter. Rental rates went from $12.78 to $12.93 during that time. At the end of the quarter, there was 116,600 square feet underway for future delivery. Fresno and positive 5,883 square feet of net absorption, Fresno s vacancy rate remained at 10.5% in the quarter. Rental rates went from $16.92 to $16.98 during that time. At the end of the quarter, there was 15,845 square feet underway for future delivery. Green Bay and negative (40,854) square feet of net absorption, Green Bay s vacancy rate went from 11.1% to 11.4% in the quarter. Rental rates went from $11.64 to $12.02 during that time. At the end of the quarter, there was 13,950 square feet underway for future delivery. Greensboro/Winston-Salem The Greensboro/Winston-Salem office market ended the quarter with a vacancy rate of 11.1%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 202,160 square feet. Vacant sublease space decreased to 221,778 square feet. Rental rates ended the third quarter at $14.59, an increase over the previous quarter. A total of one building with 24,000 square feet of space delivered to the market, with 122,528 square feet still under construction at the end of the quarter. Greenville/Spartanburg The Greenville/Spartanburg office market ended the quarter with a vacancy rate of 8.1%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 51,438 square feet. Vacant sublease space stayed the same at 22,283 square feet. Rental rates ended the third quarter at $14.99, an increase over the previous quarter. A total of three buildings with 13,650 square feet of space delivered to the market, with 435,861 square feet still under construction at the end of the quarter. Hampton Roads The Hampton Roads office market ended the quarter with a vacancy rate of 11.2%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 259,363 square feet. Vacant sublease space increased to 108,813 square feet. Rental rates ended the third quarter at $16.66, an increase over the previous quarter. A total of two buildings with 41,000 square feet of space delivered to the market, with 153,718 square feet still under construction at the end of the quarter. Hartford The Hartford office market saw vacancies fall and rental rates increase from the second quarter 2015 to the third quarter The overall vacancy rate currently sits at 8.8%, from 9.0% in the previous quarter. Rental rates ended the quarter at $18.57 per square foot, from $18.27 in the previous quarter. There was a total of 34,000 square feet that delivered in the quarter, with 236,976 square feet still under construction at the end of the quarter. Hawaii The Hawaii office market ended the quarter with a vacancy rate of 5.2%. The vacancy rate was down over the previous quarter, with net absorption totaling positive 37,174 square feet. Vacant sublease space increased to 72,211 square feet. Rental rates ended the third quarter at $30.75, an increase over the previous quarter. A total of one building with 10,000 square feet of space delivered to the market, with 11,137 square feet still under construction at the end of the quarter CoStar Group, Inc. The CoStar Office Report 7