Downtown Austin Office Space
Downtown is the most competitive office market in Austin and the most expensive one. It is also the market where the gap between the asking rate and the deal you can actually negotiate is widest — concessions downtown move in ways the published rate never shows.
Free to tenants — landlords pay our fee.
Our current downtown listings
We don’t have a downtown assignment on the board this month. That changes nothing about what we can find you — our listing book is deliberately small, and tenant work is the larger half of what we do. Downtown is a market you want represented, not searched alone.
What Downtown Austin is actually like
- The CBD proper — roughly Lady Bird Lake north to the Capitol, I-35 west to Lamar — is towers, structured parking, and full-floor tenants.
- Rent here is quoted triple-net and the real number is the package: free months, improvement dollars, and parking, which downtown landlords move on far more readily than the rate.
- Parking is the constraint nobody prices in until late. Garage ratios downtown are the tightest in the city and reserved spaces are negotiated separately, per space, per month.
Who it suits: Firms that need the address, the walkability, or the recruiting story — law, finance, venture, and anyone whose clients expect to be met in a tower.
What it costs
Class A base rent in the CBD and Domain runs $38–$46/SF NNN, with trophy product around ~$53/SF — against $24–$33/SF NNN for suburban Class A. The spread between downtown and the suburbs is as wide as it has been in years.
Austin-wide, vacancy is 15.7% and falling — its first year-over-year decline since 2022 — with net absorption of ~2.6M SF over the trailing year. Average asking rent is ~$42/SF full-service (~$51 Class A, ~$37 Class B).
Source: CoStar Austin Office Market Report, Q1 2026. More detail on the Austin office market page.
Why search downtown with us
As of June 30, 2026, 45% of Austin’s available spaces — and 53% of office spaces — weren’t listed on LoopNet. Search on your own and you are seeing part of the market. We work from CoStar and from the downtown landlords and brokers we deal with every week, so the list you get is the whole list — not the portal’s version of it.
We have been doing this in Austin since 1999, we represent tenants and a deliberately small book of local owners, and our advice to tenants stays unbiased because of it. No big-firm bureaucracy. No junior agents.
Other Austin submarkets
Central Austin · North Austin & The Domain · Northwest Austin · South Austin · Southwest Austin · East Austin · Cedar Park & Round Rock
