➤ Key Highlights
CBRE: 6.9M SF net absorption; overall vacancy 18.6% (−10 bps); prime vacancy 12.7% (−80 bps) — an eighth straight quarter of positive demand.
CBRE expects 2026 leasing activity to surpass 2019 levels, with investment volume up roughly 20%.
JLL: a third consecutive quarter of positive absorption, led by San Francisco and New York.
Boston: 230 Congress St (151K SF) sold for $23.7M — 69% below the $77M its seller paid in 2015.
➤ The Signal
The top of the market is tightening; prime vacancy is falling nearly 8x faster than overall vacancy.
The bottom is still resetting basis at steep discounts to last-cycle pricing.
The single number that matters is the gap between prime vacancy (12.7%) and overall vacancy (18.6%). Nearly six points separate the buildings tenants want from the buildings they don’t. That spread is the market, not the blended average.
Recovery and distress are not sequential phases — they are happening in the same quarter, in different buildings. Prime space leases and reprices upward; commodity space trades hands at a basis that only works after a deep write-down.
The Boston trade shows the mechanism. A new owner buys at 31 cents on the 2015 dollar, then funds a leasing and capital program from that basis. The building isn’t dead; it was mispriced for the prior cost of capital.
➤ Implications
Underwrite office by tier, not by market average. Prime assets are a rent-growth story; commodity assets are a basis-reset story that only pencils for buyers who acquire below replacement cost and control capital for repositioning. The blended vacancy headline hides both.
➤ Key Takeaway
There is no “office market” to underwrite — there are two, and the spread between them is still widening.
Source: CBRE Q1 2026 U.S. Office Figures · JLL · Bisnow — June–July 2026
