by Audrey Berne, VP of Operations/Principal/Senior Broker at The Colorado Group, Inc. 

There’s a pretty clear divide in the Boulder office market right now.  Some spaces are getting tours and leasing. Others are sitting. 

And it’s not always because one building is dramatically better than another. Often, it comes down to a handful of practical things: location, parking, physical condition, and whether the space actually works for the tenant. Landlord willingness to provide a Tenant Improvement Allowance 

That sounds simple, but those details matter more than ever when companies have many options. 

Location Still Matters — Just in Different Ways 

In Boulder, a good location can mean a lot of things. 

For some tenants, downtown is the priority because they want walkability, restaurants, and access to Pearl Street. For others, being along the bike path system, near open space, or close to major roads matters more. 

And then there’s parking. 

Parking can make or break a space, especially if employees or clients have to fight for a spot every day. Downtown Boulder has a lot going for it, but higher NNN expenses, property taxes, and parking challenges can change the equation pretty quickly. 

A property does not have to check every box, but you need to know which boxes it does check — and market those well. 

The Lease Rate Has to Make Sense 

Tenants are looking closely at the numbers. It’s not just the asking rate. They’re looking at operating expenses, taxes, Hazard Insurance, CAM costs, and what they are really paying per month.  That is why controlling operating expenses matters. If two buildings are similar but one has significantly higher expenses, that can be enough to push a tenant toward the other option, such as passing through capital expenditures. 

There are creative ways to address affordability 

A landlord can offer a lower rate at the start of the lease, free rent, or another short-term concession that can bring the effective rate down without impacting the building’s long-term value.  That can be especially effective with companies that are very bottom-line-focused. 

Help People See How the Space Could Work 

This is one area that gets overlooked. 

A tenant may walk into a space and immediately think the layout does not work for them, even when a few changes could make it a great fit.  That is why test fits and optional layouts can be so useful. This is KEY to marketing; show prospects ways the space can be laid out.  Show them what happens if you add offices, move a conference room, open up a section of the floor plan, or divide the space differently. 

People have a much easier time getting excited about a property when they can actually picture their team working there.

Condition Matters 

A building doesn’t need to be brand new, but it needs to look clean and in great condition.  If the common areas feel tired, the landscaping is neglected, or the space looks like it has been sitting untouched, tenants notice. This does not always mean a major renovation. Sometimes smaller improvements, excellent maintenance, and a clean, show-ready space can go a long way. 

Know What Market You’re In 

You also have to understand what kind of user you are trying to attract. If it is industrial, lead with the things industrial users actually care about: clear height, power, grade-level doors, dock-high doors, and access to these loading doors.  If it is an office, talk about parking, layout, amenities, walkability, bike access, and overall occupancy costs. 

Do not bury the most important information halfway through a brochure. 

Good Marketing Still Matters 

Putting a property online is only part of the job. You want brokers throughout the Boulder market to easily understand what is available and understand why they should include it on the tour. 

Direct Broker outreach is a plus 

Make it easy for the cooperating brokers to understand what is available and what concessions the landlord is offering. Reputation Matters Too 

This part does not always get talked about, but it absolutely matters.  Some buildings and ownership groups have a reputation for being straightforward to work with. Others have a reputation for being difficult.

Brokers remember this. 

Good communication, reasonable expectations, and an ownership group that can make decisions without creating unnecessary friction can absolutely help get a deal done. 

At the end of the day, Boulder tenants have choices. 

That is where an experienced broker can make a real difference — not just by putting a space on the market, but by helping an owner understand what tenants are responding to, what the competition is offering, and what may need to change. 

Simply having space available isn’t enough. You must give tenants a reason to include it on the short list.