Key takeaways
- Published asking rents differ widely across South Florida. One report puts Brickell at $95.30 per square foot and the West Palm Beach downtown district at $65.20.
- Those are market averages, not Class A quotes. The report gives no aggregate Class A figure.
- Ask whether a quote is full service or triple net, what common area charges include and how much tenant improvement allowance the landlord will give.
- For a small team, a flex or executive suite avoids a long lease. Published ranges come from vendors, so ask for written quotes.
An office address says something about a business. For a small team of owners and executives, the question is usually how much space to take, in which building, and how long to commit.
This guide covers boutique office space in Brickell and West Palm Beach: what published rents show, the lease terms to understand, the flexible alternatives and the questions to ask. It uses a Miami Realtors market report built on Yardi Matrix data, a vendor guide and a listing-terms article, and it notes where those sources disagree.
What do offices cost in Brickell and West Palm Beach?
The August 2026 South Florida Office Insights report from Miami Realtors cites Yardi Matrix data as of June 2026. It gives these average asking rents and vacancy rates.
| Area | Average asking rent | Vacancy |
|---|---|---|
| Brickell | $95.30 per sq ft | 6.8% |
| Miami downtown (CBD) | $86.30 per sq ft | 9.8% |
| Miami market area overall | $61.00 per sq ft (up 7.1% on the year) | 13.2% |
| West Palm Beach downtown (CBD) | $65.20 per sq ft | 22.3% |
| West Palm Beach-Boca Raton market area | $49.90 per sq ft (up 21.2% on the year) | 12.9% |
| Jupiter | $37.60 per sq ft | 7.6% |
The same report notes an 18,200 square foot lease at 830 Brickell at $250 per square foot, described as the highest asking rate in South Florida. That is a record for one lease, not a typical price.
Two cautions. First, these are averages across all building types. The report gives no combined Class A rent or vacancy figure, so do not treat $95.30 as a Class A price. Second, asking rent is what landlords request, not what tenants end up paying after concessions.
Do other sources agree?
Not fully. A June 2026 guide from Upflex, a flexible workspace vendor, lists Class A direct leases in Brickell at $55 to $75 per square foot per year and Class B at $35 to $50. Its own introduction gives $48 to $65 for Class A in Brickell and downtown.
These figures sit well below the Yardi average for Brickell. The sources use different methods and building mixes, and we cannot say which is closer to a deal you would sign. Ask a commercial broker for current comparable leases in the specific building, and treat vendor ranges as rough guides.
Which lease terms matter for a small office?
A listing's headline rent does not tell you what you will pay. LoopNet's guide to lease terms highlights a few items to understand before you sign:
- Triple net (NNN) leases pass common area maintenance (CAM) charges directly to tenants. Make sure the lease is explicit about which CAM charges apply, and pay only for services delivered.
- Base year: in a full service lease, the base year is the first full year of tenancy. Landlords can pass through increases in actual operating costs above that year, on top of base rent increases.
- Tenant improvement allowance (TIA): the money a landlord provides toward build-out. Ask what it covers, such as ceiling grid, lighting and base heating and cooling.
The same article does not cover personal guarantees, security deposits or renewal options, so raise those with a lawyer and a tenant-side broker. Our guide to hiring a general contractor explains the licensing and lien rules if the space needs a build-out, and the interior designer guide covers the fit-out.
When is flexible space better than a lease?
Upflex lists these ranges for Miami. Because it sells workspace, treat them as vendor estimates.
| Option | Listed cost | Listed term |
|---|---|---|
| Class A direct lease (Brickell) | $55 to $75 per sq ft per year | 5 to 10 years |
| Class B direct lease | $35 to $50 per sq ft per year | 3 to 7 years |
| Managed or flex private office | $800 to $2,500 per desk per month | Month-to-month or 1 year |
| Executive suite | $1,000 to $3,500 per month | Month-to-month or 6 months |
| Coworking hot desk | $200 to $500 per month | Month-to-month |
A direct lease usually means a long commitment but more control over branding, layout and privacy. A flex or executive suite trades control for flexibility, which suits a new Florida office or a team that may grow or move. If you are still deciding where your business should be based, see our checklist for business owners moving to Florida.
Can you rent a private boardroom by the hour instead?
For occasional client meetings, a booked room can replace a lease. These listings show what is published for Brickell and West Palm Beach. All three are "from" prices on marketplace or operator pages, and listings can be incomplete, so confirm details before you book.
| Room | Capacity | Listed price | Notes from the listing |
|---|---|---|---|
| Conference Room, Quest Workspaces, 1395 Brickell Bay Drive | Up to 4 | From $60 per hour, 2-hour minimum, or from $300 per day | Weekday business hours. No projector or conference call facilities listed. No in-house catering, and cancellations within 24 hours of the start are non-refundable. |
| Boardroom, ZEN Offices, West Palm Beach | Up to 16 seated | From $40 per hour, or from $240 per day | Weekdays, 9 to 5. The listing shows no projector, whiteboard or conference call facilities, and gives a Miami address while describing a West Palm Beach location, so verify the details. |
| Meeting rooms, Spaces, West Palm Beach | From 2 to 5 people up to 20 or more | From $35 per hour, with 20% off morning or afternoon blocks and 30% off a full day | Business-grade video conferencing is standard. Special room setups should be requested at least 24 hours ahead. |
The Tagvenue listings say prices include sales tax. Because these are marketplace listings, we have not confirmed availability.
Published pages do not describe privacy in any detail, and we did not find a source for claims such as encrypted networks. Ask each operator these questions in writing:
- Who else can enter the floor or the room during your booking?
- Is the Wi-Fi shared with other tenants, or can you use a separate network or your own hotspot?
- What are the video conferencing and screen-sharing options, and who cleans the whiteboard and screens afterward?
- What are the catering rules, the cancellation terms and the cost of overrunning your slot?
For a larger or longer gathering, see our guide to corporate retreats in South Florida.
What should you ask before signing?
- Is the quoted rent full service or triple net, and what is the total monthly cost per square foot?
- How much of the stated area is usable by your team, and how is the building measured?
- What are the parking arrangements and costs for you and your visitors?
- How much tenant improvement allowance is offered, and what does it cover?
- What hours and services are included, and what is charged extra?
- Can you renew, expand or sublease, and on what terms?
Frequently asked questions
How much is office space in Brickell? One June 2026 data set puts the average asking rent at $95.30 per square foot, while a vendor guide lists $55 to $75 for Class A. The sources use different methods, so get comparable leases from a broker.
How much is office space in West Palm Beach? The same report lists $65.20 per square foot downtown and $49.90 across the West Palm Beach-Boca Raton market, both asking averages.
Is the Brickell average a Class A price? No. The report gives no aggregate Class A rent.
What is the vacancy rate in downtown West Palm Beach? The report lists 22.3 percent, against 6.8 percent in Brickell.
What is the difference between full service and triple net? In a triple net lease, tenants pay common area maintenance charges directly. In a full service lease, increases in operating costs above the first full year may be passed through.
What is a tenant improvement allowance? A landlord's contribution toward build-out. Ask what it covers.
Can I rent a boardroom by the hour in Brickell or West Palm Beach? Yes. Listings show a 4-person Brickell room from $60 per hour and a 16-seat West Palm Beach boardroom from $40 per hour, with another operator from $35. Confirm availability, privacy and cancellation terms first.
Should a small team lease or use flex space? A lease offers control and a long commitment, while flex space offers flexibility at a higher cost per square foot. The right choice depends on your team size and growth plans.
Sources checked
Miami Realtors, South Florida Office Insights (August 2026, Yardi Matrix data as of June 2026); Upflex, Miami Office Space: A Complete 2026 Guide (June 30, 2026, vendor); LoopNet, Lease Terms You Need to Know; Tagvenue, Quest Workspaces 1395 Brickell conference room; Tagvenue, ZEN Offices West Palm Beach boardroom; Spaces, West Palm Beach meeting rooms. We did not find a published Class A average for either market, and we did not verify parking or amenity details for any building.