Technology
Office
Outlook
United States
2015
JLL TECHNOLOGY OFFICE OUTLOOK
tech’s
firmly planted roots
as well as opportunities
for branching out. In examining
markets across
the country for their
attractiveness to the
technology industry,
we hope to showcase…
< 2 0 1 5 >
WHAT WE LEARNED < 2 0 1 5 >
Proximity to a hub is not
necessarily enough: Local
markets with an existing tech
cluster that are also more
affordable than the Bay Area
will likely experience
accelerated industry growth
as firms explore new markets
for expansion.
1. Secondary markets are
quickly catching up:
In 2015, roughly 60% of
unicorn companies were
located in San Francisco
and Silicon Valley, down
from almost 76% in 2014.
2. Startup momentum will
cost you:
Markets with the greatest
startup momentum,
characterized by access to
capital, innovation and top
talent (such as New York,
San Francisco and Silicon
Valley), are also the most
expensive.
3.
EXAMINING 4 QUESTIONS < 2 0 1 5 >
1. Where are companies leasing space and expanding?
3. Where are venture capitalists placing their bets?
4. What markets will become the next hotspots?
2. Where is the real estate cost highest and where can you find both value and talent to
grow your company?
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
TECH is the elusive linchpin that
separates the growing
companies from those that
are shrinking
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
73% of technology
leases
represented
occupancy
growth
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
Secondary and
tertiary markets are
looking much more
attractive to both young
and mature companies as
industry saturation in the most
mature tech hubs has created
both competitive and costly
leasing environments.
TOTAL TECH LEASING (S .F. ) (Q414 -Q315) < 2 0 1 5 >
*Data reflects leasing activity from Q4 2014-Q3 2015 for leases 20,000 square feet and larger
Source: JLL Research
- - 11,141 45,621 75,100 98,946 101,539 115,251 117,115 124,734 146,616 169,132 192,921 199,409
249,906 251,437
303,047 322,664 343,224
426,409 451,879 462,960 465,095 493,469
546,965 899,413 923,339 938,378
1,063,110 1,654,912
1,807,057 2,175,629
2,400,759 5,386,142
0 1,000,000 2,000,000 3,000,000 4,000,000 5,000,000 6,000,000
MiamiSalt Lake City
RichmondCharlotteOrlandoHouston
IndianapolisMinneapolis
Suburban MarylandNorthern Virginia
DetroitOrange County
BaltimorePhoenix
New JerseyDallas
San DiegoLos Angeles
DenverRaleigh-Durham
PhiladelphiaPortland
PittsburghSan Francisco Peninsula
AtlantaChicago
Washington, DCOakland-East Bay
BostonSeattle-Bellevue
AustinNew York
San FranciscoSilicon Valley
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
Demand toward creative space
is intensifying not only among technology
companies but throughout the office-using
workforce and will
begin to push rents
at a faster rate.
TECH AS % OF LOCAL LEASING < 2 0 1 5 >
*Data reflects share of local market leasing activity from Q4 2014-Q3 2015 for leases 20,000 square feet and larger
Source: JLL Research
0.0% 0.0%
1.6% 2.9% 3.0% 3.3% 3.8%
4.7% 5.8%
8.4% 8.5% 8.8% 9.3% 9.8%
10.6% 11.5% 11.6% 11.7%
12.5% 13.3%
14.6% 15.1%
16.1% 17.5%
18.4% 23.5%
32.3% 34.0%
38.6% 40.2%
48.2% 66.2%
70.7% 81.3%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90%
MiamiSalt Lake City
RichmondNorthern Virginia
HoustonCharlotte
New JerseyMinneapolis
DallasOrange County
DenverPhiladelphiaLos AngelesIndianapolis
PhoenixDetroit
Suburban MarylandOrlandoChicago
Washington, DCAtlanta
BaltimoreNew York
PittsburghPortland
BostonSan Diego
San Francisco PeninsulaRaleigh-Durham
Oakland-East BaySeattle-Bellevue
AustinSan FranciscoSilicon Valley
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
Within the primary tech hubs the technology industry’s
saturation and fast
growth has created
highly competitive
leasing conditions.
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
With an average vacancy rate of 7.6% in the 15 most expensive tech submarkets,
tech companies in need
of those locations must be
willing to pay.
MOST EXPENSIVE IN -DEMAND SUBMARKETS < 2 0 1 5 >
Market Submarket Average asking rent
(Q3 2015) 1. Silicon Valley Downtown Palo Alto $98.68 2. Silicon Valley Downtown Mountain View $87.53 3. San Francisco Mission Bay/China Basin $81.50
4. New York Hudson Square $81.50
5. New York SoHo $79.80 6. New York Gramercy Park $76.58 7. San Francisco Peninsula Menlo Park* $73.44 8. San Francisco South Financial District $68.61 9. San Francisco North Financial District $68.53
10. Boston East Cambridge $67.21 11. San Francisco South of Market $66.07 12. Silicon Valley Cupertino $65.52 13. San Francisco Peninsula Redwood City $63.06 14. New York Greenwich Village $61.49 15. Los Angeles Santa Monica $59.75
TOP 15
*Excludes Sand Hill Road
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
Does concentration of brand-name
headquarter location present potential risk to
the market or does it
simply affirm its place
as the epicenter of the
technology industry?
NASDAQ COMPOSITE BY MARKET CAP < 2 0 1 5 >
Mega $200b + Large $10-$200b Mid $2-$10bSmall $300m-$2b Micro $50-$300m Nano <$50m
69 companies
4 companies
154 companies
247 companies
Source: NASDAQ
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
83% of the NASDAQ composite
lies with just
73 tech
companies
# OF MEGA AND LARGE CAP TECH HQs < 2 0 1 5 >
# of mega and large cap technology HQs Total market cap
Silicon Valley 25 $2,151,240,300,303.46
San Francisco Mid-Peninsula 4 $397,150,931,958.84
Chicago 4 $79,506,967,555.90
Boston 3 $89,782,814,898.36
Northern New Jersey 3 $81,165,126,709.76
San Francisco 3 $68,789,917,234.46
New York 3 $42,055,691,881.64
Stamford 2 $208,420,969,436.20
San Diego 2 $144,263,755,709.21
East Bay 2 $26,495,513,492.10
Seattle 1 $366,762,291,334.80
Dallas 1 $51,657,748,144.84
Orange County 1 $23,412,831,364.80
Kansas City 1 $19,105,214,519.04
Milwaukee 1 $15,646,535,660.62
Raleigh-Durham 1 $10,661,251,367.30
International 16 $641,044,818,435.93
All others 643 $895,466,673,458.15
Grand Total 716 $5,312,629,353,465.43 Source: NASDAQ
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
34 technology
companies
opened new
locations across
19 markets,
expanding into a
combined total of
more than
2.1 m.s.f. in markets like
Atlanta, Detroit,
Orlando and
Phoenix.
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
The number of
unicorns in
the industry has
nearly tripled.
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
The trend of tech growth
in secondary
markets is beginning to
dispel the traditional mentality
that startups need to locate to the
Bay Area in order to have access
to private capital.
VENTURE CAPITAL FUNDING ($ IN MILL IONS) < 2 0 1 5 >
$5.00 $20.95 $24.65 $26.00
$34.85 $69.01 $101.57 $108.78 $128.29 $140.85 $147.79 $158.97 $173.87 $201.29 $203.29 $209.35
$279.19 $348.32 $377.34 $379.32 $412.17 $434.60 $459.40
$500.97 $686.03
$872.77 $946.20
$2,084.54 $2,159.88 $2,561.03
$5,313.10 $5,438.80
$12,621.65
OrlandoIndianapolis
Las VegasPhoenix
MiamiBaltimore
DallasMinneapolis
Suburban MDRaleigh-Durham
PortlandPittsburgh, PA
New JerseyBoulder
PhiladelphiaWashington, DC
San DiegoDenver
Suburban VAEast BayChicagoAtlantaAustin
Orange CountyFlorida (entire state)
UtahSeattle
San Francisco PeninsulaBoston
Los AngelesNew York (region)
Silicon ValleySan Francisco
$3.90
$17.80
$19.50
$38.50
$39.10
$51.90
$59.20
$77.50
$92.10
$104.10
$109.80
$117.90
$121.20
$141.70
$176.30
$264.40
$321.00
$340.80
$359.10
$372.50
$429.90
$437.50
$457.10
$592.60
$738.10
$862.10
$1,258.30
$1,411.60
$2,699.30
$5,528.50
$7,460.70
Miami
Orlando
Las Vegas
Raleigh-Durham
Indianapolis
Boulder
New Jersey
Baltimore
Suburban MD
Phoenix
Minneapolis
Portland
Pittsburgh, PA
Philadelphia
Dallas
Denver
San Diego
Florida (entire state)
East Bay
Suburban VA
Orange County
Austin
Utah
Washington, DC
Chicago
Atlanta
Seattle
Los Angeles
San Francisco Peninsula
Boston
New York (region)
Silicon Valley
San Francisco
Source: PriceWaterhouseCoopers
Q3 2014 – Q2 2015 Q3 2013 – Q2 2014
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
The Locator Matrix is a tool for
growing startups and established
tech firms to determine the
best location for
continued company
expansion.
THE JLL LOCATOR MATRIX < 2 0 1 5 >
We looked at several factors to quantify
the best prospects for tech firms when
considering their next office location:
STARTUP OPPORTUNITY:
▼LOW TO HIGH ▲
FACTORS include:
• Tech economic opportunity, as measured
by employment and wage growth
• Depth of talent, measured by share of
Millennial workforce and education levels
• Innovation, measured by patent activity
• Startup agglomeration, or thickness of the
startup community, and presence of an
existing tech cluster or major tech anchor
• Access to venture capital
COST FACTORS:
▼LOW TO HIGH ▲
FACTORS include:
• Average cost of office real estate
• Average cost of housing
• Average tech wage to measure cost
of talent
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
The results of our model divide the
markets into four different quadrants,
making it clear which markets present the best
opportunity for growth based on the cost and
startup momentum.
THE JLL LOCATOR MATRIX < 2 0 1 5 >
Atlanta
Austin
Baltimore
Boston
Boulder
Charlotte
Chicago
Dallas
Denver
Detroit
Indianapolis Las Vegas
Los Angeles
Miami
Minneapolis-St.Paul
Nashville
New Jersey
New York City -Brooklyn
Northern Virginia
Oakland- East Bay
Orange County
Orlando
Philadelphia
Phoenix Pittsburgh
Portland
Raleigh Durham
Richmond Virginia Salt Lake City
San Diego
San Francisco
Seattle-Bellevue
San Francisco Peninsula
Silicon Valley
Suburban Maryland
Washington, DC
Houston
Low startup opportunity
Low cost
High cost
High startup opportunity
▼Low startup opportunity, high cost ▼
▲High startup opportunity, low cost ▲
▲High startup opportunity, high cost ▲
▼Low startup opportunity, low cost ▼
Explore the
interactive version:
us.jll.com/top-tech-cities
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
The Market Score is a tool for real estate
investors to determine momentum and
potential investment opportunity in a
particular market with tech in mind.
T
THE MARKET SCORE
L
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
Our ranking model revealed that
San Francisco provides
real estate investors the best mix
of favorable attributes for those
already invested in a tech market
or targeting tech markets for
acquisition opportunities.
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
As the traditional tech markets like
San Francisco and New York become
increasingly unaffordable
for younger firms, markets
like Denver, Boulder,
Nashville and Salt Lake City
are poised to capture the
next wave of tech demand.
JLL TECHNOLOGY OFFICE OUTLOOK < 2 0 1 5 >
As for the bottom five
markets in this year’s ranking, the
biggest surprise may be the
San Francisco Peninsula’s
position toward the bottom.
THE JLL MARKET SCORE < 2 0 1 5 >
San Francisco 93.4
Washington, DC 89.4
New York City 81.9
Denver 79.8
Chicago 79.2
Boulder 79.0
Nashville 78.8
Seattle-Bellevue 78.3
Salt Lake City 77.3
Northern Virginia 75.7
Oakland-East Bay 75.1
Austin 75.0
Atlanta 74.6
Las Vegas 73.9
Raleigh-Durham 73.4
Boston 73.1
Portland 72.1
San Diego 71.9
Silicon Valley 71.8
Los Angeles 71.8
Orlando 71.3
Dallas 71.2
Minneapolis 70.5
Suburban Maryland 70.3
Orange County 68.9
Richmond 68.4
Pittsburgh 68.2
Houston 67.2
Philadelphia 66.8
Miami 66.5
New Jersey 66.0
Indianapolis 65.4
Phoenix 64.6
Charlotte 63.6
San Francisco Peninsula 60.6
Detroit 60.2
Baltimore 60.0
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Technology
Office
Outlook
United States
2015 © Copyright 2015 Jones Lang LaSalle
CONTACTS:
1. Amber Schiada
Vice President, Director of Research
Northern California & Rocky Mountain Region
+1 415 395 4924
2. Julia Georgules
Vice President, Director of U.S. Office Research
Americas Research
+1 415 354 6908
FOR MORE INFO ON THE:
<TECHNOLOGY OFFICE OUTOOK>
REACH OUT TO:
OR VISIT: us.jll.com/tech-outlook
