Office Space in Boise: Options, Costs and Where to Look
We own 2210 W Main St, a standalone office building just west of downtown Boise, and we are leasing it. This page starts with what we have learned about Boise office space in general - the options, how pricing works and where to look. Then it shows our building, and a few other listings nearby for comparison.
Your options
Most office searches in Boise end up in one of four places. The right one depends on team size, how long you want to commit, and how much control you want over the space.
| Option | Best for | Typical term | How it is priced |
|---|---|---|---|
| Lease a whole building | Teams of 8 - 30 that want their own entrance, signage and parking | Usually 1 - 5+ years | Rate per SF per year, often NNN |
| Office suite in a shared building | Firms that need a few offices plus reception | Usually 1 - 5 years | Rate per SF per year, NNN or Full Service |
| Private office (month to month) | Teams of 1 - 4, or a team still finding its size | Monthly | Flat monthly price, utilities and internet included |
| Coworking membership | Individuals and remote workers | Daily or monthly | Flat price per person |
How office pricing works
Commercial office space is usually quoted as a rate per square foot per year. A 4,000 SF space at $18.00 /SF/YR is $72,000 a year, or $6,000 a month in base rent. What that rate includes depends on the lease type:
- NNN (triple net): base rent plus your share of the building's operating costs - property taxes, building insurance, landscaping and snow removal, water, sewer and trash, HVAC and fire system maintenance, and pest control.
- Full Service: one rent that includes those operating costs, and can also include items like cleaning and electricity.
- Modified Gross: somewhere in between - the lease spells out who pays what.
NNN vs Full Service, explained walks through a full example.
Where to look
Downtown Boise is the obvious starting point, but the blocks just west of downtown along Main St, Fairview and Grove offer more standalone buildings and easier parking while staying minutes from the core.
- West Downtown Boise - small office buildings on the Main St corridor, close to downtown and the Boise River Greenbelt.
- Parking in Boise - what downtown meters and garages cost, and where parking is free.
Checklist before you sign
- Total monthly cost, not just the rate - add NNN charges, utilities, internet and janitorial.
- Parking: dedicated stalls, guest parking and EV charging.
- Accessibility: ADA entrances and restrooms.
- Internet: which providers serve the building and what is already installed.
- Build-out: can you move in as is, or does the space need work first?
- Signage and after-hours access for your team.
- Term and options: renewal options, early termination and subleasing.
2210 W Main St - Standalone Office Building For Lease
2,000 - 4,000 SF in west downtown Boise. Private offices A - H, two conference rooms, open lobby and kitchen, 13 private parking spaces. Available now, furnished or unfurnished.
$18.00 /SF/YR NNN or Full Service. Estimated NNN charges $3.50 - $4.50 /SF/YR, about $1,167 - $1,500 a month.
See the listingEstimate based on 2025 operating costs. Actual NNN charges are passed through at cost and reconciled annually under the lease, and can change depending on how a tenant prefers to handle items like grounds maintenance and utility services.
Other office listings nearby
A few examples of other office spaces that have been advertised on public listing sites near W Main St, for comparison. We are not affiliated with these listings, and they likely change - confirm details with the listing site or broker. Have an office listing nearby and want it included here? Let us know.
| Address | Size | As advertised | Listed on |
|---|---|---|---|
| 2210 W Main St (ours) | 2,000 - 4,000 SF | Standalone building, 13 parking spaces, $18.00 /SF/YR NNN or Full Service | This site |
| 1519 W Main St | 1,000 SF | Second-floor office suite, $1,475 / month | CommercialSearch |
| 1106 W State St | 1,340 SF | Rear suite, $18.00 /SF/YR NNN | CommercialSearch |
| 1015 W Main St (Smith Block) | 3,572 SF | 12 private offices and a conference room | LoopNet |
| 1101 W Grove St | 9,607 SF building | Class A building, $23.50 /SF/YR | CommercialSearch |
| 3101 W Main St (River Front Plaza) | - | Office space on W Main St | LoopNet |
Frequently asked questions
- How much office space do I need?
- A common planning range is 150 - 250 square feet per person, including a share of meeting space, kitchen and restrooms. Private-office layouts sit at the higher end, open layouts at the lower end.
- What does NNN mean on an office listing?
- NNN (triple net) means the tenant pays base rent plus a share of property taxes, building insurance and maintenance. Full Service means those costs are folded into one rent. See the NNN vs Full Service page for a side-by-side comparison.
- How long are commercial office leases in Boise?
- Traditional office leases commonly run 3 - 5 years, and smaller spaces are often negotiable down to 1 - 2 years. Month-to-month private offices and coworking fill the gap for shorter needs.
- Is parking hard to find for downtown Boise offices?
- In the downtown core most parking is metered or in public garages. Just west of downtown, many buildings have their own lots and street parking is easier. See the Parking in Boise page.
- Can I see a building before I commit?
- Yes. For 2210 W Main St you can pick a tour time online, Monday - Friday.
Smaller than a whole building?
If you need one to four desks rather than a building, month-to-month private offices and coworking are usually a better fit. Compare coworking spaces and private offices in Boise.