US Office Leasing Marketview

U.S. Office
MarketView
Q2 2012 CBRE Global Research and Consulting

VACANCY RATE LEASE RATE NET ABSORPTION CONSTRUCTION COMPLETIONS
15.7% $25.63 12.7 MSF 2.0 MSF

RECOVERY BROADENING ACROSS WESTERN MARKETS

Executive Summary

• Office market fundamentals
improved modestly during the
second quarter, driven primarily by
the high-tech and energy sectors.

• As core office pricing becomes
increasingly frothy, investors have
begun to consider secondary
markets in search of higher yields.

• Office construction remains
muted for now but speculative
construction is being considered Economic Trends Signal a Slowdown
in the top gateway markets where
there are limited options for users in Second Half of 2012
of Class A space.
The U.S. office market continues to metro markets throughout the U.S. in Q2
improve modestly but with wide variations 2012, compared to 35 markets in Q1
• East Coast markets have come in fundamentals between markets. 2012, with 78% of suburban markets
under pressure given financial Demand-side fundamentals supported experiencing positive absorption versus
service sector risk, greater ties to greater leasing activity with space demand 66% of downtown markets.
Europe, public sector cutbacks and changing course in the second quarter of
recent BRAC (Base Realignment 2012, recording 12.7 million sq. ft. of During the second quarter, office market
and Closure) moves. positive absorption following negative demand was driven primarily by
absorption in Q1 2012. Vacancy rates employment gains in the technology and
dropped 30 basis points (bps) to 15.7% in energy sectors. Markets like San Francisco,
• Projected employment gains in Q2 2012. U.S. suburban markets led the Boston, Seattle and Austin have seen
office-using services over the next way with a 30-bps vacancy rate drop technology-concentrated submarkets
two to five years will benefit U.S. versus 20 bps for downtown markets. Key tighten significantly. Markets like Houston,
office market fundamentals in the bright spots include the nation’s high-tech/ Denver and Dallas have been bolstered by
medium- to long-term. media centers as well energy markets in activity from large energy tenants.
Texas. The metropolitan markets making Financial and professional services firms,
the most significant contributions to while still active in the market, are
positive absorption were Boston (1.8 responsible for a resurgence of renewal
million sq. ft.), Seattle (1.1 million sq. ft.) activity. Recovery in the New York and
and Houston (1.0 million sq. ft.). Washington, DC, markets remain muted
Absorption was positive in 44 out of 55 in 2012, as large financial services and

Q2 2012

professional services firms respond to has been a real positive for Boston and efficiencies. This is great news for budget
current economic conditions and public the Midtown South market in Manhattan, deficits at the federal, state, and local
sector woes. east coast markets in particular have level but hard on office landlords. The
been negatively impacted by financial downsizing across the legal sector
Recovery in the western and southern services sector risk, ties to the eurozone continues to provide another major
U.S. Office | MarketView

U.S. office markets outpaced the east, as and government cutbacks. Markets with headwind to office markets located in
markets like Seattle, Austin, Miami and high exposure to the federal and state the major coastal gateway markets.
Orlando experienced the largest governments are under pressure. The Major law firms continue to consolidate
decreases in vacancy during Q2 2012. contraction in the public sector is office space as they try to lower real
While activity from the technology sector leading to greater office space estate and other expenses.

OFFICE LEASING MOMENTUM TO MODERATE
IN THE SHORT RUN
The recent deceleration of U.S. and global economic activity may spell trouble for the U.S. office market over the near term.
Despite modest improvement in office demand during the past quarter, the latest sign of economic weakness may lead to a loss
in leasing momentum over the next couple of quarters. Recent economic data suggests a deceleration in the labor markets,
consumer spending, and business investment. Given the global headwinds, including the eurozone crisis and the slowdown in
Chinese growth, the U.S. economy seems unable to shift into higher gear. The retrenchment at state and local governments has
also prevented a faster U.S. economic rebound. On top of these restraints, the looming “fiscal cliff” in the U.S. in 2013 is
adding another layer of uncertainty. As such, economic growth has been downwardly revised in both 2012 and 2013, as
reflected in Figure 1.

Figure 1: U.S. Economy Downshifts

Annual Percent Change (%)
4.0
Forecast
3.5

3.0

2.5

2.0

1.5

1.0

0.5

0.0
2010Q1

2010Q2

2010Q3

2010Q4

2011Q1

2011Q2

2011Q3

2011Q4

2012Q1

2012Q2

2012Q3

2012Q4

2013Q1

2010Q2

2010Q3

2013Q4

2
Consumer Spending Real GDP

Source: IHS Global Insight, Interim Forecast, July 2012

Q2 2012
If these risks, Europe and fiscal cliff, are repairing the excesses of the credit and link between the U.S. economy and
averted, the U.S. economy should be housing bubbles of past years. Home demand for office space. Job gains have
able to weather the current soft patch prices are in better alignment with disappointed recently, averaging a paltry
and gain traction later this year and in underlying household income 75,000 a month for the second quarter.
2013. There are a number of reasons fundamentals. Households have also Expectations are for job gains to remain
that render us more optimistic about the lowered their debt levels while benefiting muted through year-end 2012 given
longer-term trajectory of U.S. economic from a recovery in equity values. election-year uncertainty, but to improve
growth. Financial conditions are easing in 2013. The office-using employment
given low interest rates and the Non-financial corporate balance sheets sectors will outperform the overall labor
increased willingness of banks to lend. are pristine, with firms sitting on record market. The secular shift in the U.S.
Lower energy prices should also be a amounts of cash. As the economy gains economy to professional services should
windfall for U.S. consumers. But the most traction, hiring among businesses should continue to benefit office-occupations
important factor driving our belief that pick up, provided that the U.S. does not over the next two and five years
the U.S. economy will improve is the go off the fiscal cliff and Europe does (Figure 3).
progress that has been made in not implode. The labor market is the key

Figure 2: U.S. Labor Market Performance: Net Gains Figure 3: Office Employment On Recovery Path

Jobs (Thousands, Seasonally Adjusted) Annual Percent Change (%)
1,500 4%
Forecast
1,000
3%
500
2%
0
500 1%
1,000 0%
1,500
-1%
2,000
2,500 -2%
2-Year History 2-Year Forecast 5-Year History 5-Year Forecast
2007Q1
2007Q3
2008Q1
2008Q3
2009Q1
2009Q3
2010Q1
2010Q3
2011Q1
2011Q3
2012Q1
2012Q3
2013Q1
2013Q3
2014Q1
2014Q3
2015Q1
2015Q3

Total Employment Office-Using FIRE Office-Using Services

Source: Moody’s Analytics Source: CBRE Econometric Advisors 3

OFFICE CONSTRUCTION BEING CONTEMPLATED
IN A HANDFUL OF MARKETS
Q2 2012

Among office users, there is a notable flight to quality across major markets. Class A vacancy rates have been tightening at a
fast clip, as office tenants relocate from Class B properties. The lack of new supply is leading to shortages of larger contiguous
office space. Office landlords have begun to pull back on concessions, signaling the first stage of market tightening. As effective
office rents rebound, there is some anecdotal evidence of speculative construction being contemplated in several markets, but
this supply trend is not yet widespread.

Figure 4: U.S. Downtown Supply and Demand

Completions and Absorption (MSF) Vacancy Rate (%)
10 14%
8
13%
6
4 12%
2 11%
0
-2 10%

-4 9%
-6
8%
-8
-10 7%
2007Q2
2007Q3
2007Q4
2008Q1
2008Q2
2008Q3
2008Q4
2009Q1
2009Q2
2009Q3
2009Q4
2010Q1
2010Q2
2010Q3
2010Q4
2011Q1
2011Q2
2011Q3
2011Q4
2012Q1
2012Q2
Completions (L) Absorption (L) Vacancy Rate (R)

Source: CBRE Econometric Advisors

Figure 5: U.S. Suburban Supply and Demand

Completions and Absorption (MSF) Vacancy Rate (%)
25 19%
18%
20
17%
15 16%
15%
10
14%
5 13%
12%
0
11%
-5 10%
9%
-10
8%
4
-15 7%
2007Q2
2007Q3
2007Q4
2008Q1
2008Q2
2008Q3
2008Q4
2009Q1
2009Q2
2009Q3
2009Q4
2010Q1
2010Q2
2010Q3
2010Q4
2011Q1
2011Q2
2011Q3
2011Q4
2012Q1
2012Q2

Completions (L) Absorption (L) Vacancy Rate (R)

Source: CBRE Econometric Advisors

Q2 2012
Office construction activity in the U.S. is contributing the majority during Q2 strong rental rate growth and occupancy
expected to remain at relatively low 2012. As Class A vacancy rates continue have reinvigorated the construction
levels through 2014, with 2012 to decline across several U.S. markets pipeline, a 279,000-sq.-ft. speculative
deliveries consistent with 2011. The and large blocks become harder to find new development project broke ground
metro Washington, DC, office market in desirable submarkets, construction during Q2 2012. Additionally, in the

contributed the largest amount of new activity is poised to increase. Chicago CBD, a new speculative
construction during Q2 2012, with 1 development project, River North, was
million sq. ft. delivered, 68% of it In Houston, for example, there is only announced during the past quarter.
preleased. Speculative construction was one available Class A block of space
more prevalent in western markets, with over 150,000 sq. ft. in the desirable
San Jose, Seattle and Inland Empire Energy Corridor. In San Francisco, where

OFFICE CAPITAL MARKETS: BID-ASK SPREADS WIDENING
In light of overall global market volatility core-plus offerings. While trophy assets Pricing remains strong but bid depth is
in the broader equity and fixed income and high quality value-add offerings are not as deep as it had been earlier in the
markets and resurgence of risk-aversion, receiving robust bidding from a deep year. By comparison, trophy assets were
office investment volumes slowed in May pool of investors, good quality, stabilized receiving six to eight strong bids in Q1
to $4.1 billion, a 31% decline from a assets cannot seem to find a reception. 2012, compared to four to six bids in
year ago. The decline is arguably due to This remains the best risk-return Q2 2012. Despite the reduction, this
several large, unique transactions in opportunity in the market. Another factor scenario is far better than 2010 and
2011 rather than problems in 2012. impacting the market was a momentary 2011. Average office cap rates continue
Year-to-date, office transaction volume pullback in debt pricing and availability, to decline for both downtown and
totaled a healthier $23 billion. Investor especially for less-than-trophy assets. suburban office assets. Primary markets
enthusiasm is undergoing the now- The result was a reversal of what had command premier pricing as investors
familiar summer antipathy, but trophy been month-over-month increases in focus on the best assets. In the primary
and value-add assets in primary markets achieved sale prices. Sellers have coastal markets, core pricing is a bit
continue to garner the most interest from demonstrated a discipline of holding frothy as cap rates are back to pre-
both domestic and cross-border onto their assets if they cannot achieve recession levels, in part fueled by the
institutional investors. The biggest factor desired pricing, another factor behind historically low cost of capital. Investors
facing the market is the complete slower office transaction volumes. have begun expanding their search for
indifference capital is showing towards value-add office assets in both primary
and secondary markets, in search of
Figure 6: Office Market Transaction Volume and Pricing higher yields. Underwriting remains fairly
disciplined for value-add assets in the
weaker markets, however.
Office Transaction Volume ($ Billions) Cap Rates (%)
$12 7.7% Office return performance has recently
7.6% come under pressure. Based on the
$10 7.5% NCREIF Property Index (NPI), office
$8 7.4% returns fell for a third consecutive
7.3% quarter in Q1 2012 to 2.34% for the
$6 7.2% quarter, and 13.41% on an annual
7.1% basis. Office returns now trail that of
$4 7.0% both multi-housing and industrial
6.9% performance. A deceleration in office
$2 value gains is the primary factor
6.8% 5
lowering office NPI returns. Going
$0 6.7%
forward, office return performance will
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Jan
Feb
Mar
Apr
May

on average be more a function of
2011 2012 underlying net operating income growth
(NOI) than cap rate compression.
Office Transactions (L) Average Cap Rates (R)

Source: Real Capital Analytics

THE REGIONAL
Q2 2012

Q2 2012
Figure 7: 25 Largest Office Markets - Q2 2012

OFFICE MARKETS
IN PERSPECTIVE

Regional office market dynamics vary
considerably, driven by the relative SEATTLE
performance of industry sectors. The 97,227 SF
high-tech and energy markets continue 15.9%
to drive greater office space demand. By $28.37 DETROIT
contrast, consolidation in financial 74,631 SF BOSTON
services, government sector cuts, and 26.7% 181,755 SF
BRAC moves weigh on a number of CHICAGO $17.48 14.2%
regional office markets. MINNEAPOLIS/ $26.60
ST. PAUL 239,216 SF
66,999 SF 18.3% PITTSBURGH
Other trends that warrant observation $26.48 MANHATTAN
18.8% 80,038 SF
are heightened demand for Class B SAN 10.5% 389,070 SF
space driven by technology tenants and FRANCISCO SACRAMENTO $22.36
$18.82 7.7%
an accelerated pace of recovery in 115,154 SF 52,925 SF $59.48
KANSAS
suburban and secondary markets 10.4% 23.5% CITY NEW JERSEY
throughout the U.S. The cautious posture $44.82 $20.52 52,753 SF 157,580 SF
of traditional professional services firms DENVER 17.9% 16.6%
SAN JOSE WASHINGTON, DC*
has resulted in increased renewal activity 107,654 SF $16.71 $24.74
53,679 SF 383,924 SF
with an eye toward space utilization in 14.8% PHILADELPHIA
13.7% 13.5%
many primary markets. Back office $20.00 103,255 SF
$30.20 ST. LOUIS $34.80
cost-saving and on-shoring strategies 18.6%
49,024 SF
will benefit secondary markets. Increased LOS $25.06
ANGELES 17.4%
demand from less traditional or start-up $17.95 BALTIMORE
196,543 SF
technology and media firms has had an ORANGE 64,418 SF
16.8% PHOENIX MARKET
impact on Class B vacancy and average COUNTY 16.5%
$30.37 80,615 SF ATLANTA
asking rates. The suburban office 99,854 SF $21.59 NRA (SF x 1000)
SAN DIEGO 25.1% DALLAS/ 133,316 SF
markets of Austin, San Jose, Cambridge, 14.2%
$20.41 FT. WORTH VACANCY RATE
66,112 SF 23.0%
Salt Lake City and Orlando top the list $23.04 226,204 SF GROSS ASKING RENT
16.2% $19.85
for year-over-year decreases in suburban 19.7%
market vacancy. Austin’s suburban $25.32
$17.92
vacancy rate has decreased by more
than 6%—the largest year-over-year HOUSTON
decrease in the U.S. 190,675 SF 45,000,000 SF
TAMPA
13.9%
45,684 SF
$23.31 400,000,000 SF
19.5%
NATIONAL QUICK STATS $19.64

Q2 2012 Current QoQ YoY
Vacancy Rate 15.7% i i

Lease Rate $25.63 h h

Net Absorption* 12.7 MSF h h Source: CBRE Research
6 Information contained herein, including projections, has been obtained from sources believed to be reliable. While we do not doubt its accuracy, we 7
have not verified it and make no guarantee, warranty or representation about it. It is your responsibility to confirm independently its accuracy and
Construction Completions 2.0 MSF h h
completeness. This information is presented exclusively for use by CBRE clients and professionals and all rights to the material are reserved and cannot be
reproduced without prior written permission of the CBRE Global Chief Economist.

*The arrows indicate a trend and do not represent a positive or negative value for the underlying statistic
(e.g., net absorption could be negative, but still represent a positive trend over the time period).

NEW YORK
Q2 2012

Recovery in the Manhattan market Manhattan’s two largest transactions all but one month. Year-over-year
overall slowed in Q2 2012. Both were a historic 1.6 million-sq.-ft. average asking rents have increased by

Midtown and Downtown experienced renewal by Viacom, followed by a 6.3% in Midtown versus 17.7% in
negative absorption of 419,000 sq. ft. 491,000-sq.-ft. renewal by Citigroup. Midtown South.
and 407,000 sq. ft., respectively. Meanwhile, technology firms dominated
Midtown South, on the other hand, new leasing in the Midtown South There is currently over 10 million sq. ft.
increased its pace of recovery, with a market, characterized by several smaller either under construction or planned in
70-bps decrease in vacancy and asking transactions in Class B buildings. Manhattan. Roughly 5.3 million sq. ft. is
rents nearing historic highs at $51.73 scheduled to come on-line Downtown at
per sq. ft. The comparison of activity in the the World Trade Center in 2013, with
Midtown and Midtown South markets 2.6 million sq. ft. pre-leased. Both
Manhattan’s financial services sector, exemplifies the performance of markets vacancy rates and average asking rents
more closely tied to global and eurozone reliant on technology versus traditional will rise in Downtown as a result of this
economic uncertainty, retrenched to a financial and professional services firms. new Class A stock. Midtown has 1.3
cautious posture in Q2 2012. Renewals Leasing activity (excluding renewals) in million sq. ft. coming to market in 2013
dominated financial services activity in the Midtown market has come in below and another roughly 3.9 million sq. ft.
Midtown and Downtown. Eight of its five-year average for all but one through 2015, with 7 Bryant Park and
Manhattan’s top 25 transactions were month in 2012, whereas Midtown South, development projects on the far west
completed by financial services firms and a market dominated by technology firm side at the Hudson Rail Yards.
only two of them were new leases. activity, has beat its five-year average for

WASHINGTON, DC
Washington, DC, continues to struggle taking a similarly cautious posture. Six result in Department of Defense tenants
with government cutbacks and political large law firms are active users in the vacating more than 6 million sq. ft. of
deadlock as the upcoming elections market right now. Much of this activity leased space in Northern Virginia over
approach. Any increases in professional could also result in a net decrease in the course of the next 12 to 18 months.
services employment has been muted by occupied space as these firms seek more To date, roughly 3.0 million sq. ft. has
decreases in the number of government efficient floor plans and a reduction in been vacated.
workers. While the Downtown square footage per employee.
Washington, DC, vacancy rate is down
10 bps over last quarter, metropolitan Washington, DC, has experienced a
Washington, DC’s vacancy rate has recent spike in construction activity, most
increased by 90 bps since last year. of it speculative. Developers are betting
on the long-term viability of the market
The GSA is one of the most active users and seek to fulfill demand for high
in the Washington, DC, market. The net quality space. 2.8 million sq. ft. is slated
effect of upcoming activity from this to come on-line over the course of the
sector, however, will likely be dominated next two years with more than half of
by renewals and result in a net decrease that amount available for tenant
of occupied space as agencies adhere occupancy in 2013.
to new space usage efficiency standards.
8 As business confidence stagnates and Metropolitan Washington,DC—
economic uncertainty remains, many specifically Northern Virginia—is starting
other professional services firms are to feel the effects of BRAC, which will

SAN FRANCISCO

Q2 2012
San Francisco office market increase over Q1 2012. The technology Francisco. Class A asking rents have
fundamentals continue to improve, and sector accounted for all of the market’s increased almost 25% since Q2 2011

have been driven by the technology top 10 transactions and two-thirds of and Class B asking rents rose roughly
sector. In Q2 2012, the San Francisco total market activity. 40%. There is 1.7 million sq. ft. of new
Metropolitan area moved from the construction or full building renovation
fifth-lowest vacancy rate in Q1 2011 to Similar to other U.S. markets, activity projects currently underway.
the third-lowest nationally. Only the generated by the non-tech users is
three downtown Manhattan markets dominated by renewals with
boast vacancy rates lower than improvements in space usage efficiency
downtown San Francisco, which dropped often resulting in a net contraction of
30 bps over the previous quarter to space. Technology firm activity, however,
9.7% in Q2 2012. While tightening of is characterized by new leases and
the downtown San Francisco market expansions, as firms which already
continues, the pace of recovery cooled embed space usage efficiency in their
somewhat in Q2 2012, with positive culture grow, and new companies are
absorption of 224,000 sq. ft. compared formed.
to 867,000 sq. ft. in Q1 2012. The
sharp upward trend of average asking Increases in rental rates and occupancy
rents flattened a bit in Q2 2012, have renewed interest in construction
reaching $44.02 per sq. ft., a 2.3% and renovation activity in downtown San

HOUSTON
Energy is another industry sector driving expanding energy companies to Hou- Class A vacancy rate of 2.8%, average
improvements in U.S. commercial real ston. Roughly 26% of Houston’s transac- asking rents in the Energy Corridor have
estate fundamentals. The Houston MSA, tion activity since January 2011 can be risen by $4.79 per sq. ft. over the course
energy capital of the U.S., has seen attributed to the Eagle Ford Shale. of 2012 to $33.31 per sq. ft.
healthy gains in employment. While still
well below the highs of 2007, roughly The Houston metropolitan area has Developers are responding to the rapidly
88,000 jobs have been added in 2012. undergone a 190-bps year-over-year tightening suburban Houston market
Mining and logging, manufacturing and decrease in office vacancy–the strongest with 2.7 million sq. ft. of construc-
employment sectors tied to population performance of all of the energy-focused tion currently underway, the majority
growth have seen the sharpest increases. markets. Suburban Houston in particular of it in West Houston. In the north, the
Forty-eight percent of Houston’s top 25 has undergone a 220-bps decrease in Woodlands, with a Class A vacancy
leases were oil and gas companies. Of vacancy with much of Q2 2012 activity rate of 1.6%, has 984,000 sq. ft. under
those 12 oil and gas transactions, all taking place in West Houston. Energy- construction. With total inventory of 6.0
but two were new leases or renewals dominated suburban submarkets—En- million sq. ft., this small submarket will
and expansions. Fifteen of Houston’s 25 ergy Corridor, Katy Freeway and the increase inventory by almost 17%. Three
largest tenants in the market are oil and Woodlands—boast single-digit vacancy of the ten buildings currently under con-
gas companies. The Eagle Ford Shale rates of 7.9%, 7.0% and 6.2%, respec- struction in Houston are speculative and
formation, spanning roughly 3,000 tively. With energy companies favoring that trend is on the rise.
square miles, will continue to bring jobs Class A space, this sector is particularly
and significant population increases to tight and average asking rates are finally 9
South Texas as well as several new or catching up to the demand. With a

Q2 2012

Figure 8: Office Market Snapshot

Lowest Vacancy Rates (%)
METROPOLITAN DOWNTOWN SUBURBAN

CAMBRIDGE 7.6 MANHATTAN, MIDTOWN SOUTH 5.3 CAMBRIDGE 7.6
MANHATTAN 7.7 MANHATTAN, DOWNTOWN 7.9 NASHVILLE 9.3
SAN FRANCISCO 10.4 MANHATTAN, MIDTOWN 8.3 PITTSBURGH 10.0
PITTSBURGH 10.5 SAN FRANCISCO 9.7 SAN FRANCISCO 11.7
NASHVILLE 12.0 WASHINGTON, DC 10.1 SAN JOSE 12.0

Highest Vacancy Rates (%)
DETROIT & PALM BEACH COUNTY 26.7 TUCSON 35.7 DETROIT 27.2
LAS VEGAS 25.3 DALLAS/FT. WORTH 27.6 PALM BEACH COUNTY 26.7
PHOENIX 25.1 ST. LOUIS 25.5 LAS VEGAS 25.9
SACRAMENTO 23.5 DETROIT 25.1 SACRAMENTO & PHOENIX 25.5
INLAND EMPIRE 23.3 HARTFORD 25.0 CINCINNATI 23.5

Source: CBRE Research

Figure 9: Largest Quarterly Decreases and Increases*

Decreases in Vacancy
SEATTLE -1.3 SEATTLE -1.8 CHARLOTTE -1.6
CHARLOTTE -1.2 MIAMI -1.6 ALBUQUERQUE -1.5
BOSTON, ORLANDO & WILMINGTON -1.1 SAN ANTONIO -1.4 BOSTON -1.4
ALBUQUERQUE & PHOENIX -1.0 CINCINNATI -1.3 PHOENIX -1.3
MINNEAPOLIS/ST. PAUL -0.9 AUSTIN & WILMINGTON -1.2 MINNEAPOLIS/ST. PAUL, ORLANDO, TUCSON -1.2

Increases in Vacancy
FT. LAUDERDALE 0.9 TUCSON 5.2 FT. LAUDERDALE 1.1
INLAND EMPIRE 0.6 LAS VEGAS 3.5 MIAMI & SAN FRANCISCO 0.7
10 LAS VEGAS & SAN JOSE 0.5 PHOENIX 0.8 INLAND EMPIRE & SAN JOSE 0.6
OAKLAND 0.4 SALT LAKE CITY 0.7 LAS VEGAS 0.5
NEW JERSEY & KANSAS CITY 0.3 ALBUQUERQUE 0.5 JACKSONVILLE 0.4

*Percentage point change
Source: CBRE Research

Figure 10: Office Vacancy - Q2 2012
Downtown Suburban Metropolitan
Market Area Size Rank Q2 12 Q1 12 Q2 11 Q2 12 Q1 12 Q2 11 Q2 12 Q1 12 Q2 11
BALTIMORE 20 18.1 19.0 20.1 15.8 15.7 14.7 16.5 16.8 16.5

Q2 2012
BOSTON 7 10.8 11.5 11.8 16.5 17.9 16.7 14.2 15.3 14.8
CAMBRIDGE 50 N/A N/A N/A 7.6 8.2 10.4 7.6 8.2 10.4
HARTFORD 46 25.0 24.9 26.1 19.5 20.3 19.7 21.7 22.2 22.2
LONG ISLAND 31 N/A N/A N/A 14.4 14.8 15.6 14.4 14.8 15.6
MANHATTAN, DOWNTOWN 1 7.9 7.4 8.2 N/A N/A N/A 7.7 7.6 7.8

MANHATTAN, MIDTOWN * 8.3 8.1 7.8 N/A N/A N/A N/A N/A N/A
MANHATTAN, MIDTOWN SOUTH * 5.3 6.0 7.3 N/A N/A N/A N/A N/A N/A
MARYLAND SUBURBAN ** N/A N/A N/A 15.0 15.0 15.0 N/A N/A N/A
NEW JERSEY 8 N/A N/A N/A 16.6 16.3 16.5 16.6 16.3 16.5
PHILADELPHIA 12 14.1 14.1 14.0 22.0 21.7 21.8 18.6 18.4 18.5
PITTSBURGH 16 11.0 10.9 12.4 10.0 10.1 10.5 10.5 10.5 11.5
STAMFORD 29 N/A N/A N/A 20.1 20.1 19.4 20.1 20.1 19.4
VIRGINIA NORTHERN ** N/A N/A N/A 15.2 15.0 13.3 N/A N/A N/A
WASHINGTON, DC *** 2 10.1 10.2 10.0 N/A N/A N/A 13.5 13.4 12.6
WESTCHESTER COUNTY 42 N/A N/A N/A 17.7 17.5 17.4 17.7 17.5 17.4
WILMINGTON 52 21.4 22.6 21.9 22.0 22.9 22.8 21.7 22.8 22.4
East 9.7 9.8 10.1 16.2 16.3 15.8 13.2 13.3 13.2
CHICAGO 3 14.8 14.9 15.9 22.5 22.6 23.1 18.3 18.4 19.2
CINCINNATI 34 22.1 23.4 20.8 23.5 23.6 24.3 22.9 23.5 22.9
CLEVELAND 36 18.9 19.2 22.9 21.7 22.8 23.9 20.4 21.1 23.5
COLUMBUS 39 17.0 16.9 17.0 19.7 19.7 20.9 18.8 18.7 19.7
DETROIT 17 25.1 25.6 28.1 27.2 27.5 28.5 26.7 27.1 28.4
INDIANAPOLIS 37 17.9 17.7 20.1 20.5 20.2 22.7 19.6 19.4 21.8
KANSAS CITY 23 17.3 17.0 16.4 18.1 17.9 16.6 17.9 17.6 16.5
MILWAUKEE 27 17.6 18.1 24.2 15.7 15.9 17.6 16.4 16.7 19.6
MINNEAPOLIS/ST. PAUL 18 19.1 19.6 19.0 18.6 19.8 19.1 18.8 19.7 19.1
ST. LOUIS 24 25.5 25.9 25.4 14.0 14.0 14.3 17.4 17.6 17.6
Midwest 17.6 17.8 18.8 20.9 21.1 21.7 19.6 19.8 20.5
ATLANTA 9 22.8 23.5 25.0 23.0 23.1 22.8 23.0 23.3 23.6
AUSTIN 32 13.1 14.3 16.4 16.3 17.0 22.4 15.6 16.4 21.1
CHARLOTTE 33 13.4 14.0 13.7 22.7 24.3 24.1 18.9 20.1 19.9
DALLAS/FT. WORTH 4 27.6 28.0 27.4 18.5 18.7 19.7 19.7 19.9 20.7
FT. LAUDERDALE 44 21.6 21.8 20.3 19.4 18.3 18.4 19.9 19.0 18.8
HOUSTON 6 10.8 10.7 11.6 14.8 15.5 17.0 13.9 14.4 15.8
JACKSONVILLE 48 24.9 25.7 24.5 20.8 20.4 20.0 22.1 22.0 21.4
MIAMI 28 20.2 21.8 19.7 18.7 18.0 17.6 19.2 19.3 18.3
NASHVILLE 40 20.9 21.3 24.2 9.3 9.3 11.0 12.0 12.1 14.0
ORLANDO 35 15.2 15.7 18.2 18.7 19.9 21.0 17.9 19.0 20.4
PALM BEACH COUNTY 49 N/A N/A N/A 26.7 27.3 26.0 26.7 27.3 26.0
SAN ANTONIO 45 22.3 23.7 25.6 15.7 16.1 16.4 16.9 17.5 18.1
TAMPA 25 16.5 16.7 16.8 20.0 21.0 21.9 19.5 20.3 21.1
South 19.0 19.6 20.1 18.4 18.7 19.6 18.5 18.9 19.7
ALBUQUERQUE 53 22.5 22.0 20.1 16.8 18.3 17.5 18.0 19.0 18.0
DENVER 11 11.9 13.0 14.4 15.7 16.0 16.6 14.8 15.3 16.1
HONOLULU 54 15.7 15.6 16.3 14.9 14.7 14.2 15.3 15.1 15.1
INLAND EMPIRE 47 N/A N/A N/A 23.3 22.7 23.5 23.3 22.7 23.5
LAS VEGAS 38 15.4 11.9 16.9 25.9 25.4 25.2 25.3 24.8 24.7
LOS ANGELES 5 18.3 18.3 18.1 16.5 16.9 17.5 16.8 17.2 17.6
OAKLAND 43 12.3 12.2 14.3 14.8 14.2 16.0 13.8 13.4 15.3
ORANGE COUNTY 13 N/A N/A N/A 14.2 15.0 15.8 14.2 15.0 15.8
PHOENIX 15 23.9 23.1 21.2 25.5 26.8 27.3 25.1 26.1 26.0
PORTLAND 26 10.2 9.7 9.7 19.8 20.3 20.5 15.2 15.2 15.3
SACRAMENTO 22 16.2 16.4 16.2 25.5 25.6 24.9 23.5 23.7 23.1
SALT LAKE CITY 41 18.1 17.4 16.2 13.9 14.5 16.6 15.4 15.5 16.4
SAN DIEGO 19 18.4 18.6 19.1 15.8 16.2 16.9 16.2 16.6 17.2
SAN FRANCISCO 10 9.7 10.0 13.5 11.7 11.0 11.8 10.4 10.3 12.9
SAN JOSE 21 23.7 23.5 25.1 12.0 11.4 15.6 13.7 13.2 17.0
SEATTLE 14 14.5 16.3 18.9 17.0 17.9 18.8 15.9 17.2 18.8
TUCSON 55 35.7 30.5 25.0 15.5 16.7 17.0 17.7 18.3 17.0
VENTURA COUNTY 51 N/A N/A N/A 23.2 24.0 23.0 23.2 24.0 23.0 11
WALNUT CREEK 30 N/A N/A N/A 16.3 16.9 18.3 16.3 16.9 18.3
West 14.3 14.6 16.1 17.5 17.8 18.6 16.7 17.0 17.9
UNITED STATES 12.6 12.8 13.0 17.5 17.8 18.1 15.7 16.0 16.3

* Included in Manhattan, Downtown ** Included in Washington, DC metro
*** Washington, DC metro figures include Maryland Suburban, Virginia Northern and Washington, DC Downtown
U.S. national figures provided by CBRE Econometric Advisors (CBRE EA), all other figures compiled by CBRE Research

contacts
For more information about this U.S. Office MarketView, please contact:
Q2 2012

Edward J. Schreyer, SIOR Asieh Mansour, Ph.D. James Costello
Executive Managing Director Head of Research, Americas and Managing Director, Head of Americas

Brokerage Services, Americas Senior Managing Director Investment, Consulting and Strategy,
CBRE CBRE Global Research and Consulting CBRE Global Research and Consulting
t: +1 214 863 3042 t: +1 415 772 0258 t: +1 617 912 5326
e: ed.schreyer@cbre.com e: asieh.mansour@cbre.com e: jim.costello@cbre.com
Follow Asieh on Twitter: @AsiehMansourCRE

Raymond Wong Heather Edmonds Pamela Murphy
Managing Director, COO and Director, Western U.S. Research Division, Senior Vice President, Eastern
Industrial Specialist, Americas Research, CBRE Global Research and Consulting and Central U.S. Research Divisions,
CBRE Global Research and Consulting CBRE Global Research and Consulting
t: +1 416 815 2353 t: +1 909 418 2090 t: +1 212 984 8004
e: raymond.wong@cbre.com e: heather.edmonds@cbre.com e: pamela.murphy@cbre.com

Andrea Walker
Director
Head of Americas Research Publications
and Data, CBRE Global Research and
Consulting
t: +1 919 376 8608
e: andrea.walker@cbre.com

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This report was prepared by the CBRE U.S. Research Team which forms part of CBRE Global Research and Consulting – a
network of preeminent researchers and consultants who collaborate to provide real estate market research, econometric
forecasting and consulting solutions to real estate investors and occupiers around the globe.

Disclaimer
12 Information contained herein, including projections, has been obtained from sources believed to be reliable. While we do not doubt its accuracy, we
have not verified it and make no guarantee, warranty or representation about it. It is your responsibility to confirm independently its accuracy and
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