801.617.1700
Office employment growth in Salt Lake City has averaged 2.3% annually in the past five years and has driven tenant demand. However, supply pressure, work-from-home trends, and tenant turnover have kept the vacancy rate elevated. Salt Lake City's office market did have -690,000 of positive absorption in the past 12 months, but vacancies are still hovering around 10.9% and above the 10-year average of 7.8%. Office leasing volume has remained relatively consistent in recent quarters; however, 79,000 square feet has delivered in the past 12 months, and 2.6 million square feet has completed in the past three years. About 400,000 SF of office space is underway and, once completed, would expand the existing inventory by 0.5%. Rents have been impacted by tempered demand and higher vacancies but continue to rise modestly. Office rent growth is positive at 2.1% annually. Investment activity remains muted, and the state's non-disclosure status can cloud the investment picture. Like broader capital markets, the sharp rise in borrowing costs has impacted both prices and cap rates.
The Salt Lake City retail market vacancy rate remained near all-time lows in the past year and is currently at 2.7%, below the national average of 4.1%. Annual net absorption is -13,000 square feet, while -150,000 square feet delivered in the past 12 months. Robust job and population growth in the region has fueled retail demand from tenants and consumers in the past decade. Market conditions are likely to remain tight for the foreseeable future as supply pressure remains a minimal factor on the vacancy rate. At 2.6%, mall vacancies are among the lowest across property subtypes in the metropolitan area. Relative to other assets, neighborhood Centers have some of the highest average vacancy rates at 5.4%. The average rent per SF is $26.00 and is in line with the national benchmark. Landlords have wielded strong pricing power in a favorable environment with limited retail space availability. In the past 12 months, rents have increased by 9.3%. Observable sales volume has slowed significantly due to higher interest rates and tightening credit conditions. As a result, many institutional-sized deals have also become more difficult to underwrite.
The Salt Lake City vacancy rate has gradually risen from an all-time low of 2.5% in 2022 to 6.1% today. Roughly 7.1 million square feet delivered in the past12 months, compared to the five-year average of 6.9 million. The pace of new construction has outpaced demand, as measured by the 5.0 million square feet of net absorption in the past 12 months, underperforming the five-year average of 5.4 million. The glut of supply coupled with weaker demand has made upward pressure a consistent theme in recent quarters. This theme will likely continue with 2.8 million square feet under construction. Construction activity remains elevated and is heavily concentrated in the logistics segment. Rent growth is decelerating in industrial assets as vacancies climb. The average rent in the metropolitan area has increased by 3.1% year-over-year compared to 10.9% at the same time last year. Investors have been more active in the industrial market than in other commercial real estate sectors in Salt Lake City. However, higher borrowing costs have slowed investment volume compared to previous years.