Tag Archive for: t3 fat village

Broward Office Rents Continue To Climb As Palm Beach Market Holds Steady

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The office market in South Florida is showing varied momentum across its regional hubs. In Broward County, rents are moving upward, while in Palm Beach County performance is more modest but steady.

Broward County

Office asking rents in Broward rose about 2.8 % year-over-year, reaching an average of approximately $41.96 per square foot at the end of Q2 2025.

Vacancy in the county’s office market stood at roughly 16.0 %, up slightly from the prior year.

Leasing activity has softened—with the year-to-date net absorption showing a loss of about 138,355 square feet—yet investor interest remains strong, particularly in high-quality or downtown assets.

Sub-markets like the downtown Fort Lauderdale CBD saw average asking rents climb to nearly $54.96 per square foot, underscoring the premium for better-located, newer office product.

On the development side, the pipeline is limited—there is currently one notable office project under construction – T3 Fat Village East – (±174,790 square feet) which is scheduled for delivery in 2026.

Palm Beach County

In Palm Beach, the office market is more stable. Vacancy is notably lower—hovering around 9 %—and growth is being driven by demand for newer, amenity-rich Class A buildings in well-located sub-markets.

Asking rents for Class A office space in Palm Beach are reported around $40-43 per square foot gross, reflecting moderate but consistent expansion.

Given the limited new supply, the outlook is cautiously optimistic: demand is expected to support moderate rent growth while occupancies hold steady.

Hines’ T3 FAT Village Goes Vertical

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Blanca Commercial Real Estate, in collaboration with Hines, the global real estate investment manager, and Urban Street Development, announced that construction is underway on T3 FAT Village, an innovative office component within the larger 5.5-acre FAT Village development currently under construction at 501 Andrews Avenue in Downtown Fort Lauderdale.

With an anticipated delivery in November 2026, T3 FAT Village is the only new office project of its kind currently rising in the Fort Lauderdale market. The office portion of the master plan marks a significant milestone as the first mass timber office building in the region and sets new standards for sustainability and innovation in South Florida’s commercial real estate landscape.

“With its cutting-edge timber design and unparalleled sustainability, T3 FAT Village is set to become the heartbeat of Fort Lauderdale’s office scene, attracting visionary companies eager to redefine their workspaces,” said Tere Blanca, Founder, Chairman and CEO of Blanca Commercial Real Estate. “It is an honor to play a role in delivering such an innovative project to our community.”

As the only new office building in Fort Lauderdale, T3 FAT Village stands out with its innovative mass timber construction, offering tenants a unique blend of sustainability and modern design that is unmatched in the market. The project is the latest addition to Hines’ acclaimed T3 (Timber, Transit, Technology) portfolio, delivering unparalleled access to transit, cutting-edge design, and a focus on sustainability. Catering to modern businesses seeking collaborative and efficient workspaces, T3 FAT Village underscores Fort Lauderdale’s commitment to progressive development and increased involvement in reshaping the office market in South Florida.

The broader FAT Village development, which broke ground in March 2024, spans 5.6 acres across the vibrant Flagler Village neighborhood. This integrated, mixed-use creative office, retail, and residential urban development celebrates the history and artistic spirit of the area. This dynamic new district will add to Fort Lauderdale’s live-work-play urban environment, introducing curated food and beverage options, entertainment, and art galleries alongside the workplace component.

Conveniently located within walking distance of Fort Lauderdale’s Brightline station, FAT Village provides seamless connections to Miami, Aventura, Boca Raton, West Palm Beach, and Orlando. Its proximity to cultural attractions, the Las Olas corridor, major highways,  Fort Lauderdale-Hollywood International Airport, and Port Everglades add to its appeal as a hub for urban connectivity.

“As the first mass timber office building in the region, T3 FAT Village is not just changing the skyline, it is redefining how we think about workspace design, sustainability, and urban living in Fort Lauderdale,” said Christina Jolley, Senior Vice President & Broward Market Leader at Blanca Commercial Real Estate. “FAT Village combines sustainability, wellness, and accessibility, and is set to become the new center of gravity for Fort Lauderdale,” she added. 

The first phase of the development will feature 180,000 square feet of creative office space in the East Building, along with 600 multifamily residential units spanning over 400,000 square feet. Additionally, experiential retail spaces will anchor the base of every building, encompassing approximately 80,000 square feet, with the total project size reaching over 800,000 square feet.

“T3 FAT Village is more than a building, it is a bold statement about where Fort Lauderdale’s future is headed,” said Alan Kennedy, Managing Director at Hines. “By combining cutting-edge sustainability with innovative design, we are creating a workspace that will set a new standard for the area. As Fort Lauderdale continues to grow dynamically, T3 FAT Village will stand as a benchmark for the next generation of businesses seeking to thrive in a modern, connected, and environmentally conscious landscape,” he added. 

The office component of T3 features a heavy timber design that avoids over a thousand metric tons of carbon dioxide emissions – the equivalent to taking 996 cars off the road – while also supporting sustainable forestry practices by using young trees instead of old-growth timber. Other features include touchless technologies for enhanced hygiene, LEED Gold Certification, and WiredScore Certification, ensuring a best-in-class technology experience.  From panoramic views and private outdoor balconies to a state-of-the-art fitness center and social workspaces, T3 FAT Village delivers the ultimate modern office experience designed for both productivity and wellness. Set to deliver in November 2026, T3 FAT Village is poised to become the epicenter of innovation and sustainability in Fort Lauderdale’s growing office scene.

 

Development Boom Continues In Flagler Village, Including More Than 280,000 SF Of Office Space

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Over the span of 15 years, Flagler Village has been transformed into one of the most walkable neighborhoods of Fort Lauderdale.

According to a recent report from the DDA, 3,500 residential units have been built in Flagler Village in the past decade. Its population increased by 107% since 2010 and has nearly 7,000 residents. In addition, the median household income is about $140,000 a year.

More development is coming, including three more projects that include office space:

  • 901 North is a massive mixed-use project with about 800 apartments, more than 104,000 square feet of office, a hotel, and at least 98,000 square feet of retail.
  • T3 FAT Village is a 5.6 acre mixed-use project that will include hundreds of apartments, at least 70,000 square feet for retail, and about 180,000 square feet for Class A office.
  • Flagler Sixth is a mixed-use project being developed in phases by Barron Commercial Development and Hudson Capital Group. The first phase, consisting of a four-story retail and office building.

 

Source:  SFBJ