Midwest Market Reports Archives - REBusinessOnline

Return of the Spec: Metro Detroit’s Next Industrial Chapter

Kristin Harlow — Thu, 26 Feb 2026 13:00:00 +0000

By Ryan Brittain, Colliers Speculative construction has always carried a certain boldness in industrial real estate. Building without a tenant can either signal visionary thinking or a bold bet on future demand. In metro Detroit, that confidence was on full display during the post-COVID boom. To meet the surge in tenant demand, highly respected industrial developers raced to deliver modern distribution space across the region. At the height, preleasing was not always necessary but often occurred. Developers pushed forward on new Class A warehouses, confident that tenant requirements would catch up and, for a time, they did. Yet here we are in 2026, and speculative development is not an idea of the past. It is returning, this time with more discipline. This is not another Resurgit cineribus Detroit comeback story, but rather a thoughtful recalibration. The “Return of the Spec” reflects a market that has matured and learned, not one that has overheated. To understand it today, it helps to revisit how we arrived. As a wave of newly completed speculative projects delivered (at one point, the market saw 12 million square feet under construction), availability expanded. Shortly thereafter, the automotive industry hit an uncertain patch in late 2023. Vacancy…

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Prime Office Space in St. Louis: Scarcity and Strategy

Kristin Harlow — Thu, 19 Feb 2026 13:53:00 +0000

By Joshua Allen and David Kelpe, JLL One year ago, CBRE Research forecasted a shortage of prime office space in Heartland Real Estate Business. That prediction has proven accurate. Since the beginning of 2025, demand for top-tier office space has continued to drive leasing activity across the region. This persistent appetite for quality has pushed prime Class A availability to record lows, creating a competitive environment for tenants and landlords alike. The St. Louis office market encompasses approximately 53 million square feet of competitive space. Yet, a closer look reveals a critical challenge: 73 percent of this inventory was constructed before the 1990s. This aging supply base means that only 2.6 million square feet qualifies as truly “prime” — the newest, most desirable assets located in walkable urban areas with abundant amenities. These buildings represent the gold standard for tenants seeking modern design, energy efficiency and proximity to vibrant neighborhoods. Currently, prime Class A availability sits at a mere 5.5 percent, a stark contrast to the 25.2 percent average for non-prime Class A assets. This gap reflects a clear and ongoing preference among tenants for buildings that combine high-quality construction with strategic location. In short, companies are willing to pay…

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Why Data Centers Are Emerging as a Defining Opportunity for the St. Louis Region

Kristin Harlow — Thu, 12 Feb 2026 13:51:00 +0000

By David Steinbach, JLL As artificial intelligence (AI) acceleration, cloud expansion and high-performance computing reshape the digital economy, cities across the U.S. are reevaluating whether they can meaningfully compete for data center investment. St. Louis is increasingly part of that national conversation — and the reasons are structural, not speculative. With competitive power pricing, repurposable industrial infrastructure, developable land and a strengthening policy framework, the region is positioned to capture the next wave of large-scale digital infrastructure. This moment represents more than a real estate opportunity. It’s an inflection point that could redefine the region’s industrial future if public and private stakeholders act in alignment. Cost, infrastructure profile Data center site selection begins with power and connectivity, and St. Louis offers meaningful advantages on both. Missouri’s industrial electricity rates continue to trend below the national average, with the state at 7.69 cents per kilowatt-hour compared with the U.S. industrial average of 8.65 cents per kilowatt-hour, according to the latest EIA data. This is a significant differentiator for large-scale campuses with substantial, long-duration energy needs. The region’s legacy industrial and former generation sites also come with high capacity transmission infrastructure that can be repurposed, reducing both development timelines and the cost…

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Multifamily Is Needed for All Income Levels in Kansas City

Kristin Harlow — Thu, 05 Feb 2026 13:33:00 +0000

By Doug Stockman, Helix Architecture + Design Straddling two states, Kansas City is one of the country’s most distinctive real estate markets. Since 1992, our firm has designed workplace, cultural, higher education and multifamily projects of all types in the city, with specialized expertise in adaptive reuse. We see multifamily as the most active segment in 2026. Compared with other states, Missouri’s support for new housing projects is about average. Kansas is near the bottom, because the state lacks the revenue to incentivize housing. Inventory on the Kansas side is also less, with most multifamily housing located outside the city. Looking ahead, low-income housing tax credit (LIHTC) incentives will ideally accelerate Kansas City’s biggest market demand — affordable housing. The Kansas City Affordable Housing Set-Aside Ordinance presents some obstacles. To receive city subsidies, multifamily developments must have 12 or more units, 20 percent of which need to be affordable for households earning 60 percent or less of the area median income (AMI). Alternately, developers can pay $100,000 into the city’s Affordable Housing Trust Fund. Further, developers must navigate a complex process of zoning approvals and community engagement meetings that culminates with a city council hearing. If approved, developers on the Missouri…

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Kansas City Leads By Example: How to Balance Growth and Heritage in Legacy Neighborhoods

Kristin Harlow — Thu, 29 Jan 2026 13:30:00 +0000

By Graham Smith, Multistudio A national shift is underway, and it starts with how cities listen. Across the country, communities and development teams are rethinking how reinvestment happens in legacy neighborhoods shaped by deep cultural identity but burdened by decades of underinvestment. These districts often hold irreplaceable history, yet for years they were sidelined by capital markets that prioritized scale, speed and uniformity over context and continuity. Historically, redevelopment in these areas followed a familiar pattern: projects designed first and explained later. Too often, that sequence displaced cultural institutions, local businesses and social networks that gave neighborhoods their meaning. Today, rising expectations around equitable development and renewed interest in urban cores are forcing a different calculus. Community engagement is no longer a step at the end of a project. It is a strategic input that shapes outcomes, reduces risk and strengthens long-term value. Intentional reinvestment Kansas City offers a timely example of how intentional process can align with market opportunity. After years of downtown population growth, expanded transit infrastructure and rising global visibility ahead of the 2026 FIFA World Cup, long deferred reinvestment became feasible. Local leaders recognized that this momentum created an opportunity to reinvest in the historic 18th…

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Modern Facilities Boost Growth of Indianapolis Industrial Market

Kristin Harlow — Thu, 18 Dec 2025 13:30:00 +0000

By Jeremy Woods and Gwen Rodenberger, CBRE Indianapolis industrial leasing activity in January may have started as cold as the winter temperatures, but activity has only gotten hotter, even as fall wanes into winter. Indiana at one point called itself the Crossroads of America, and the moniker holds true today. Indianapolis is strategically located in the center of the state, with four major interstates running through it. The city’s businesses also benefit because of the second-largest FedEx hub at its airport. As a result, businesses can easily ship to most of the continental U.S. within three days, minimizing outbound shipping costs. In January, occupiers requiring 1 million square feet of distribution space in Indianapolis would have six first-generation shells (equivalent of 104 football fields) to choose from. If you could live with a bit less space, roughly 900,000 to 975,000 square feet, another three options could be added to the tour (adding an additional 47 football fields). Fast forward just three quarters to today, and five of the nine “mega-bulk” warehouses, as they are aptly named, are 100 percent occupied. Even the most seasoned experts would not have predicted the speed at which these spaces would be absorbed. In these…

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Milwaukee Industrial Market: Steady Demand, New Opportunities

Kristin Harlow — Thu, 11 Dec 2025 13:30:00 +0000

By David Hodge and Tom Nickols, NAI Pfefferle While the national headlines often focus on trends such as rising vacancies and cooling rent growth, Milwaukee and its surrounding metros are telling a different story. Here resilience defines the market, and in some cases, opportunities are emerging due to our strategic location, balanced development and supportive business climate. Rate cuts change landscape The Federal Reserve’s recent rate cuts have altered the investment landscape. For the first time in years, capital markets are starting to unlock. Lower borrowing costs are already sparking new conversations with investors who had been sitting and waiting on the sidelines. This adjustment matters. Refinancing options are improving for property owners, development projects are resurfacing after being shelved for high financing costs and capital is beginning to flow again. For occupiers, rate cuts also open doors. Lower borrowing costs for developers encourage new construction and tailored build-to-suit options. This ultimately expands the range of available facilities and results in a healthier environment where tenants can negotiate from a position of choice rather than constraint. While many national markets remain hampered by an oversupply of speculative space, Milwaukee’s pipeline positions it for long-term strength compared to its peers. Local…

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Milwaukee Office Market Proves That Resilience Sparks Reinvention

Kristin Harlow — Thu, 04 Dec 2025 13:30:00 +0000

By Matt Hunter, Hunter Real Estate Milwaukee’s office market, like many others across the country, is in flux. Rising costs, shifting tenant demands and looming debt maturities are all testing the market’s strength. But out of that pressure comes reinvention, and Milwaukee is proving it’s up for the challenge. High-quality, well-located, amenity-rich office buildings are more important than ever. They’re essential to attracting and retaining top talent. Office buildings don’t just serve the tenants that occupy them, they grow the tax base, support local businesses, drive housing demand and help build a more vibrant and economically resilient city. One of the most defining features of Milwaukee’s current office market is what’s not happening: there’s virtually no new construction. With high interest rates, continually increasing construction costs and economic uncertainty, ground-up office development has largely stalled. This has created a limited supply of modern, Class A office space, just as tenants are placing greater emphasis on quality. That supply-demand imbalance is driving increased competition for top-tier buildings and putting upward pressure on rents in this high-end segment. Tenants want less space but better-quality space, and they’re willing to pay a premium for it. This is a significant opportunity for landlords of…

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Chicago Retail Shines in Neighborhoods, Suburbs

Abby Cox — Tue, 02 Dec 2025 13:00:00 +0000

While the health of the retail market along the Magnificent Mile continues to recover incrementally with a rebound in foot traffic following a prolonged downturn, Chicago’s neighborhoods and suburbs are bustling with leasing activity. In fact, limited retail supply in the suburbs and throughout most of the city’s neighborhoods is one of the biggest challenges facing the market, according to Michael Flinchbaugh, an associate director with Chicago-based Bradford Allen. He says the dynamic has pushed up rents, leading to more national retailers entering corridors that have historically been occupied by local stores. “Groups that are not as well capitalized are struggling to find affordable space for lease,” says Flinchbaugh. The Loop, on the other hand, is sitting at a vacancy rate around 30 percent, according to Flinchbaugh. He says the hope is that the number of office-to-residential conversions slated to occur in the next two to three years will bring retailers back to the submarket as it becomes more of a live-work community. The Loop is located south of the Chicago River, while the Magnificent Mile is situated on the city’s Near North Side. Long known for its high-end shops, hotels and restaurants, the one-mile section of Michigan Avenue referred…

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Midwest Office Markets Face Mounting Pressure

Kristin Harlow — Thu, 20 Nov 2025 13:30:00 +0000

By David Goldfisher, The Henley Group Secondary and tertiary office markets across the Midwest, including Chicago, Minneapolis, Madison, Milwaukee, Cleveland, Cincinnati, Columbus and St. Louis, are facing mounting pressure. While each city has its own challenges, a common theme is clear — vacancies remain high and liquidity is thin. Tenant shuffling One of the defining dynamics today is tenant reshuffling rather than net growth. As leases expire, employers frequently move from one building to another, seeking modernized space and stronger amenities. Renovating in place is disruptive and costly, while relocating allows businesses to upgrade with minimal operational downtime. This “musical chairs” effect highlights a deeper structural issue. There are only so many large anchor tenants in Midwest cities and few new entrants are seeking major blocks of space. There is more repositioning for existing tenants than attracting new ones. Flight to quality Landlords and developers are competing to deliver amenities that encourage office attendance and support talent retention. Modernized lobbies, tenant lounges and flexible collaboration areas have become standard expectations. Hines’ upgrades at Chicago’s 333 West Wacker Drive and 601W Cos.’ reinvestment in the Old Post Office demonstrate the scale of investment required. But not all landlords can compete. With…

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Omaha Population Growth Fuels Retail Market Interest

Kristin Harlow — Thu, 13 Nov 2025 13:30:00 +0000

By Sam Rolfe, The Lerner Company It seems Omaha’s retail market shows no signs of slowing down from a position of strength, which received a tangible boost when the metro-area population hit the magic 1 million mark. It’s funny that this population hurdle opens the eyes of retailers so much more than 970,000 would, but there’s no doubt that it does, and the market has reacted accordingly, with year-over-year asking rents up 5.4 percent. The seemingly rapid growth and development have not vastly affected the city’s historically strong fundamentals and high occupancy rates however, with the vacancy rate in the metro at 4.4 percent. This low vacancy is partially a byproduct of the historically low supply that has plagued the market in recent years. Over the last decade, we have seen vast westward growth and somewhat stagnant activity in the urban core and central region. Although the westward march continues, it is now coupled with large amounts of urban development, making the city’s retail market strong within eastern submarkets. The old adage “retail follows rooftops” has held true throughout this growth cycle, as retail developments follow the suburban growth of both homes and apartments. One example of this is at…

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Fiscal Challenges Weigh on Near-Term Outlook of Chicago Industrial Market

Kristin Harlow — Thu, 06 Nov 2025 13:30:00 +0000

By Marc Hale, DarwinPW Realty/CORFAC International The Chicagoland industrial market continues to stand out as one of the most important in the country. Its location at the center of the U.S. transportation network gives companies the ability to reach nearly one-third of the nation’s population within a single day’s drive. Six Class I railroads, an abundance of intermodal facilities and seven major interstate highways all converge here, making it one of the most efficient distribution platforms in North America. Chicago O’Hare International Airport also ranks among the top cargo airports in the world, adding critical global connectivity. These advantages are reinforced by a large and diverse labor pool, which has long supported the region’s position as a major hub for manufacturers, distributors and logistics providers. The area’s role as a manufacturing hub is further reinforced by its proximity to major steel mills and primary metal production facilities, the depth of its skilled workforce and plentiful access to water from Lake Michigan, which has long supported heavy industry and advanced manufacturing across the region. The market’s vacancy rate has been trending higher, moving from 5.2 percent in the third quarter of 2024 to 5.9 percent in the third quarter of 2025.…

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Chicago Market Adapts as Return-to-Office Momentum Builds

Kristin Harlow — Thu, 30 Oct 2025 12:30:00 +0000

By Nicole McAleese, Urban Innovations As autumn arrives, Chicago’s commercial real estate market continues to evolve in response to changing workplace strategies and a growing return-to-office (RTO) movement. With major employers tightening in-office attendance policies, both landlords and tenants are adapting to new demands around space, flexibility and location. Shift in tenant behavior Over the past year, Chicago has seen a noticeable shift in how companies are approaching their office needs. Where many tenants once sought short-term lease extensions or downsized footprints during the height of hybrid experimentation, 2025 has brought renewed interest in long-term planning and, in some cases, expansion. Several high-profile lease transactions underscore this trend. Stripe recently doubled its Chicago office space to 89,000 square feet, while law firm Arnold & Porter relocated from the Loop to a new 40,000-square-foot lease, according to Crain’s Chicago Business. While some firms continue to downsize or consolidate, there’s a clear cohort of companies reinvesting in physical office environments that support collaboration, talent attraction and cultural cohesion. These trends mirror national patterns. According to CRE Daily, a growing number of U.S. employers are enforcing stricter in-office attendance, accelerating the shift away from a purely remote or hybrid-first mindset. The Archie RTO…

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Redevelopment Projects to Reshape St. Louis Retail Corridors

Kristin Harlow — Thu, 23 Oct 2025 12:30:00 +0000

By Emily Ackley, NAI DESCO The St. Louis retail market could be perceived as a contrasting story — national headlines continue to spotlight store closures and shifting consumer habits, and yet on the ground, St. Louis is working to write a quite different narrative. Vacancy rates remain tight, redevelopment projects are reshaping corridors and both suburban and urban districts are evolving to meet the demands of today’s consumers. It is not a market without its challenges, but St. Louis retail is far from stagnant. Market conditions As of the second quarter of 2025, the St. Louis retail market experienced a dynamic shift as a result of low vacancy rates, evolving consumer behavior and significant redevelopment projects across the St. Louis MSA. The overall retail vacancy rate stands at 4.7 percent, reflecting a 40-basis-point decrease quarter over quarter and an 80-basis-point decrease year over year, indicating a tightening market. Leasing activity remains robust, particularly in suburban areas of St. Louis, such as West County and St. Charles County, where vacancy rates have decreased by up to 140 basis points in the past year. This is being supported by a combination of steady population growth in the suburbs, shifting migration patterns and…

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Mixed-Use Projects, Big Box Vacancies Provide Opportunities in Kansas City Retail

Kristin Harlow — Thu, 16 Oct 2025 12:30:00 +0000

By Lindy Beyer and Matt Rau, CBRE Kansas City is a special place. We have long been known for our renowned barbecue, jazz and most recently, as the city where Taylor Swift’s fiancé works. Retail is at the core of our city, attracting visitors from all over the world to experience our city’s welcoming and rich culture. As the metro area has grown, so has the retail market. We are currently experiencing a period of robust growth, fueled by a combination of strong suburban demand, exciting new mixed-use developments and the appeal of big box vacancies. Sports have been an additional driver as the city continues to invest in its athletic and entertainment offerings. These venues attract large crowds — generating foot traffic and boosting sales for nearby retailers. Retail occupancy rates in Kansas City have increased from 93 percent to 95.1 percent in the last five years, showing the strong overall demand in the market. This is especially notable as there have been over 2.6 million square feet of new retail space delivered over that same time frame, with a large portion contained in mixed-use developments. Overall growth in the Kansas City submarkets has triggered a higher demand for…

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From Stability to Selective Growth: Kansas City’s Office Market in Focus

Kristin Harlow — Fri, 10 Oct 2025 12:30:00 +0000

By Anné Erickson, JLL Kansas City’s appeal is catching the attention of companies looking for more than just square footage. From corporate relocations like Fiserv and expansions by Propio Language Services, to a deep talent pool, business-friendly environment and central location, the metro is emerging as a strategic choice for growth. These factors are fueling activity in a market already defined by stable fundamentals, headline lease transactions and a strong flight-to-quality trend. While the overall vacancy rate remained at 20.2 percent according to JLL’s Q2 2025 Kansas City Office Market Dynamics report, the quarter delivered 192,000 square feet of positive net absorption, reversing early-year declines. Average asking rents held steady at $22.98 per square foot, signaling stability despite the competitive environment. For tenants seeking to secure best-in-class space, and investors targeting properties with long-term upside, Kansas City is increasingly worth a closer look. Flight to quality One of the clearest shifts in recent quarters has been the move toward high-quality, well-located buildings that can support hybrid work, collaboration and tenant amenities. After several years of shorter lease terms and cautious decision-making, companies are now committing to space that reflects their long-term workplace strategies. This was evident in several major second-quarter…

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Twin Cities Apartment Market Enters Period of Recalibration

Kristin Harlow — Thu, 02 Oct 2025 12:30:00 +0000

By Chris Collins, Marcus & Millichap The Minneapolis–St. Paul apartment market is currently experiencing a transformation, shaped by shifting economic conditions, changing demographics and evolving public policy. Having strong fundamentals in past multifamily housing development, the Twin Cities have entered a period of recalibration. After years of record-breaking development numbers, the construction pipeline has slowed dramatically, while demand remains across the metro. Like many markets, the Twin Cities face affordability challenges, aging populations and regulatory uncertainty. A major factor of the current market is the sharp decrease in new apartment construction. Following a peak in multifamily housing permits of more than 15,000 in 2022, the Twin Cities saw a sharp decline to just 7,400 from April 2024 to March 2025. This steep reduction is largely driven by public policy such as rent control, operating costs and rising construction costs, which now average in the low to mid-$300,000 per unit, while the market value of newly built apartments hovers near $250,000. As a result, many developers find it financially unfeasible to break ground on new projects without substantial public subsidies. The construction pipeline has declined by more than 50 percent from its peak, and the number of units under construction will…

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Minneapolis-St. Paul Industrial Market Is Proving its Staying Power

Kristin Harlow — Fri, 26 Sep 2025 12:30:00 +0000

By Joe Mahoney, Opus In today’s industrial landscape, where some U.S. metros are grappling with double-digit vacancies and an oversupply of speculative product, the Minneapolis-St. Paul metropolitan area continues to stand apart. With consistently strong fundamentals, measured development, disciplined absorption and diverse demand, the Twin Cities have historically avoided the peaks and valleys of fluctuating supply and demand that plague other cities. Looking at current data, during the first two quarters of 2025, industrial vacancies here hovered around 4 percent while the national average was 9.3 percent, according to CBRE. In fact, the Twin Cities have the fifth lowest industrial vacancy rate in the country. Steadfast economics This stability is no accident. The Twin Cities of Minneapolis and St. Paul rank as the 13th largest industrial market in the country due to a number of factors. Among the most impactful, they have a robust corporate base that includes 17 Fortune 500 companies in industries ranging from manufacturing, technology, agriculture and healthcare to medtech, energy, retail and financial services. This diversity helps drive consistent demand. In addition, above-average wages that outpace inflation, below-average unemployment rates and above-average job growth, household resiliency and demographic stability together help make Minnesota a good place…

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How to Design for Multifamily Growth in the Midwest

Kristin Harlow — Thu, 18 Sep 2025 12:30:00 +0000

By Yanitza Brongers-Marrero, Moody Nolan Rent growth in cities across the Midwest is booming, encouraging developers and municipalities alike to ramp up investment in the region. As interest shifts away from coastal markets that became overbuilt during the pandemic, the Midwest’s stability and growth potential are coming into sharper focus. Columbus, Ohio, is leading the charge with adding 30,348 new residents in the past year, a 1.4 percent growth rate that outpaces both the national (1 percent) and Midwest (0.6 percent) averages, according to the latest U.S. Census estimates. Projections suggest the region could gain another million residents by 2050, underscoring its long-term demand for housing. Chicago, meanwhile, remains the Midwest’s economic engine. The metro area ranks third in the U.S. by GDP at $860 billion and saw a 4.6 percent year-over-year rent growth in June, according to CoStar. The city also added 22,164 residents from mid-2023 to mid-2024, marking the seventh-largest population gain in the U.S. Together, these cities, along with Minneapolis, are shaping the next chapter of multifamily investment and housing innovation in the Midwest. What are the major influences you’re seeing fuel the growth in demand for multifamily projects in the Midwest? Being five years out from…

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Cedar Rapids Continues Unprecedented Growth

Kristin Harlow — Thu, 11 Sep 2025 12:30:00 +0000

By Scott Olson, Skogman Commercial Each year when I update exciting growth in Iowa’s second largest city, it is hard to imagine the pace can continue despite what we hear nationally about high interest rates, tariffs and inflation. Plus, this great city adapts after natural disasters to quickly recover and create a better place to work and call home. Our latest national rankings reflect this effort, skill and dedication: • No. 1 city for affordable housing in America (WalletHub, 2025) • No. 3 best place to live in the Midwest (Spacewise, 2025) • No. 12 best city for economic opportunity (U.S. News & World Report, 2025) • No. 4 city with most affordable rent (WalletHub, 2025) • No. 17 best city to buy a house in America (Niche.com, 2025) • A top 100 best city for jobs in America (WalletHub, 2025) • A top 100 best place to retire in America (Niche.com, 2025) • No. 7 safest city in America (WalletHub, 2025) • No. 33 best run city in America (WalletHub 2024, top 40 ranking since 2017) In fall 2024, the City of Cedar Rapids was selected to participate in the Bloomberg Harvard Innovation Track as a continuation of the…

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