Find Your Next Office Space in the Midtown Atlanta Office Submarket

Midtown Atlanta Office Space for Lease

Market Overview & Key Market Indicators

Midtown is the most expensive and most active office submarket in metro Atlanta. Spanning approximately 27.4 million square feet of office inventory along the Peachtree Street corridor from North Avenue to Peachtree Road, Midtown has established itself as the destination of choice for technology firms, law practices, Fortune 500 headquarters, and professional services companies drawn to its walkability, transit access, cultural amenities, and connection to the Atlanta Beltline. Midtown's combination of new Class A product, MARTA rail access, and a vibrant live-work-play environment has made it the primary beneficiary of Atlanta's flight-to-quality trend, consistently commanding the highest rents and strongest leasing activity in the metro area.

Supply of Office Space

Midtown's 27.4 million-square-foot office inventory includes some of the newest and highest-quality office product in the Southeast. The submarket received approximately 1.3 million square feet of new Class A deliveries during 2024, including Midtown Union and the 14th & Spring tower. Only 224,000 square feet remains under construction at 1072 West Peachtree, the lowest construction mark since 2015, and the pipeline is expected to empty out in early 2026.

The submarket features a dense concentration of high-rise office towers along Peachtree Street and West Peachtree Street, with notable properties including Midtown Union, One and Two Alliance Center, 1180 Peachtree (Symphony Tower), Three Alliance Center, Atlantic Station, Colony Square, 999 Peachtree, and the recently delivered 14th & Spring. Fourth Ward Towers on the Beltline and other properties near the Atlanta Beltline trail system have attracted tenants seeking direct access to the city's most transformative infrastructure project.

Office buildings built since 2016 in Midtown are leasing at approximately 92% occupancy, dramatically outperforming the broader market. This stark divide between newer trophy product and older vintage buildings defines the Midtown market.

Cost to Lease Office Space

Midtown commands the highest office rents in metro Atlanta, averaging approximately $42-43 per square foot full service gross (FSG). Class A space averages above this figure, with trophy buildings commanding premium rates. Rents have been trending upward, with Midtown posting gains quarter over quarter through 2025.

All major office leases in Midtown are structured as Full Service Gross (FSG). Trophy buildings have seen annual rent increases of approximately 4%, while the broader submarket has posted more modest gains. Tenant improvement allowances and concessions remain available, particularly in older buildings competing against newer deliveries.

Midtown's rent premium over other Atlanta submarkets is significant: approximately $4-5 per square foot above Buckhead ($39/SF), $10-12 above Central Perimeter ($31/SF), and $15-20 above suburban markets like Cumberland/Galleria and Alpharetta. However, for companies where walkability, transit access, and access to a young professional workforce are strategic priorities, the premium is frequently justified by recruitment and retention advantages.

Vacancy Rate

Midtown's vacancy rate peaked at approximately 26.6% at the end of 2024, driven largely by the delivery of 1.3 million square feet of new product during the year. However, the vacancy rate has begun to stabilize as occupancy gains accumulate. Net absorption turned positive for the first time since Q3 2022 in late 2024, and Midtown recorded the strongest quarterly absorption total in three years during Q2 2025 after OneTrust moved into its new 76,000-square-foot headquarters and Bose occupied a 22,000-square-foot sublease in Fourth Ward Towers.

The critical context is the split between new and older product. Buildings delivered since 2016 are functionally full at 92% occupancy, while older buildings carry significantly higher vacancy. As the construction pipeline empties—only 224,000 square feet remains under development—existing buildings will have more time to absorb vacant space without competing against new, higher-end deliveries.

Sublease availability across the metro has declined over 25% from its 2023 peak, and Midtown has participated in this trend. Quality sublease space in Midtown has become increasingly difficult to find, which supports direct leasing demand and pricing power for landlords.

Notable Office Trends

Midtown continues to lead Atlanta in leasing and investment activity. The submarket attracts technology firms, law practices, and Fortune 500 headquarters, with its walkability, cultural amenities, and deep talent pool serving as primary differentiators. Notable recent occupancies include OneTrust (76,000 SF headquarters), Bose (22,000 SF on the Beltline), and HNTB as the first tenant in the newly delivered 14th & Spring tower.

The Atlanta Beltline's influence on Midtown's office market continues to grow. Properties with direct Beltline access or proximity are seeing enhanced leasing activity and rental premiums, as tenants recognize the trail system as both an employee amenity and a recruitment tool. The Beltline's connectivity to restaurants, retail, and residential neighborhoods reinforces Midtown's position as the most walkable office market in metro Atlanta.

The near-total depletion of the construction pipeline is the most consequential trend for Midtown's near-term outlook. With only 224,000 square feet under construction—a fraction of the 1.5+ million square feet that was underway as recently as 2023—the submarket is entering a period of supply constraint that should accelerate vacancy improvement and support rent growth, particularly for Class A and trophy product.

Atlanta's overall office market saw 7.1 million square feet of leasing activity during 2025, with 73.5% of new leasing activity occurring in Trophy or Class A properties, underscoring the flight-to-quality trend that disproportionately benefits Midtown.

Notable Office Landlords

• Cousins Properties

• Hines

• Selig Enterprises

• Jamestown (Ponce City Market)

• MetLife Investment Management

• PGIM Real Estate

• Invesco (tenant and investor)

• Highwoods Properties

• Spear Street Captial

• Piedmont Realty Trust

• Dewberry Captial

Why Choose Midtown?

Midtown is Atlanta's most dynamic and walkable office submarket, offering an urban environment that rivals the best business districts in the country. The Peachtree Street corridor delivers density of talent, transit, culture, and amenities within a compact, walkable footprint. MARTA rail stations at Midtown, North Avenue, and Arts Center provide direct connectivity to Buckhead, Downtown, and Hartsfield-Jackson International Airport. The Atlanta Beltline trail system runs through the eastern edge of Midtown, connecting the district to the city's fastest-growing residential and retail corridors.

Midtown's cultural assets—including the High Museum of Art, Woodruff Arts Center, Piedmont Park, and the Fox Theatre—create a distinctive quality-of-life advantage that supports talent recruitment, particularly among younger professionals and creative-class workers. The concentration of Georgia Tech's campus at Midtown's southern edge provides a continuous pipeline of engineering, technology, and business talent.

The submarket's restaurant, hotel, and retail density means employees and visitors have walkable access to hundreds of dining options, multiple hotel brands, and a growing roster of ground-floor retail. For companies where the office environment is a competitive advantage in recruiting, Midtown delivers the strongest total package in metro Atlanta.

Nearby Office Markets

Buckhead — Immediately north along Peachtree Road, Buckhead offers Atlanta's financial district with Class A rents averaging $39/SF—a $3-4 discount to Midtown. Best suited for financial services, consulting, and wealth management firms that value Buckhead's retail and luxury amenity base.

Central Perimeter — North along GA-400 in Dunwoody and Sandy Springs, Central Perimeter provides the largest suburban Class A inventory in Atlanta with MARTA access at $31/SF—a $10-12 per square foot discount to Midtown. A strong value alternative for companies that need institutional-quality space without intown pricing.

Smyrna — West along I-285, Smyrna and the Cumberland/Galleria corridor offer suburban Class A space near The Battery at $28-32/SF, representing the most affordable major submarket with proximity to the Northwest Atlanta business community.

Looking for office space in Midtown? Contact Cumberland & Worthy for current availability and a complimentary market analysis. We provide tenant representation across Atlanta's core and suburban submarkets and can help you evaluate Midtown against competing options to secure the right space at the right terms.