Submarket · Apr 28, 2026 · 6 min read
Buckhead's office recovery is real, but it's bifurcated
Top-of-market towers are 92%+ leased. Mid-tier product is still 65–70%. Tenants in the middle are getting the best deals of the decade — if they move now.
Rae Bellinger
Vice President · Office Leasing
Buckhead's office market is doing two completely different things at once. The headline numbers are middle-of-the-pack. The reality on the ground is much weirder.
Top of the market is full
The four post-2018 trophy towers — you know which ones — are sitting at 92%+ leased. We're getting outbid on suites under 10,000 SF in those buildings. Landlords are pushing face rents, holding tight on concessions, and turning down anything that requires meaningful TI.
Middle is empty
Mid-tier product — 1990s/early-2000s vintage that hasn't been recently renovated — is still 65–70% leased. Some buildings under 50%. Landlords there are doing whatever it takes to fill space: 12–18 months free, $80+/SF TI, short-term flexibility, signage rights, naming rights at the building level.
“If you're a growing company that values capital efficiency over prestige address, the deals are sitting in mid-tier Buckhead right now — and they won't be next year.”
- Mid-tier Buckhead is leasing at 30–40% below trophy face rents.
- Concession packages average $90/SF total value (free rent + TI).
- Several buildings will offer 18+ months free on a 7-year deal for credible 20,000+ SF tenants.
- The same landlords are quietly trying to sell — so the deal you negotiate may convey to a new owner.
What we'd do
If you're considering a Buckhead office move in 2026, the window for the best deals is roughly 6 months. The middle-tier vacancy is mostly leasable space — once 3–4 large tenants take down the inventory, the mid-tier landlords will reset asking. We're tracking three specific buildings that are close to that tipping point right now.