Last updated: March 26, 2026 | 8 min read
ZIPs 12065 and 12019 — rates, lease structures, submarkets, and available suites
Clifton Park is the largest commercial office submarket in Saratoga County, NY. This guide covers what tenants need to know before leasing in ZIPs 12065 and 12019: current rental rates, lease structures, location tradeoffs, and where to find available space today.
- Office space in Clifton Park runs roughly $10–$25/SF/YR as of Q1 2026; rates vary by class, age, and location — verify current listings before budgeting
- ZIP 12065 (Exit 9 / Route 146 corridor) holds the largest concentration of professional-grade office inventory in Saratoga County
- ZIP 12019 (Ballston Lake) offers lower-density options at generally lower rates, with some medical-adjacent availability
- Atrium Properties operates two active locations in 12065 — call 518-383-0135 to confirm current suite availability
The Clifton Park Office Market at a Glance
The Clifton Park office market totaled approximately 820,000 square feet of inventory as of 2025, one of the larger suburban office markets in Saratoga County.1 Class B assets represent the majority of that inventory — roughly 82% — while Class A space accounts for about 14%, with the remaining inventory classified as Class C.1 That composition matters for tenants: a wide range of move-in-ready suites exist, but true Class A trophy product is limited.
The market sits at the intersection of I-87 (the Northway), Route 9, and Route 146, which gives it a geographic draw from Albany, Saratoga Springs, and Troy without the overhead of downtown locations. For businesses that need clients and employees to visit easily, that access is a primary driver of demand.
Leasing activity in the Clifton Park submarket has consolidated around buildings offering flexible layouts, gross or modified-gross lease structures, and adequate parking — a structural advantage over Albany CBD product where parking is often a separate cost. For a deeper look at how Clifton Park compares to other Capital Region submarkets, and how to evaluate space before you tour, see the Clifton Park office planning guide.
Office Rental Rates in ZIP 12065 and 12019
Office rental rates in Clifton Park ranged from $10 to $25 per square foot annually as of Q1 2026, based on active listings on CommercialCafe and LoopNet.2 Rates change as inventory turns; verify current asking rates against live listings before finalizing your budget. Understanding what drives that range helps you evaluate whether a quoted rate is competitive. For example: a 1,000 SF suite at $20/SF/YR works out to roughly $1,667/month on a gross lease.
| Space Type | Typical Rate ($/SF/YR) | Where Found | Best For |
|---|---|---|---|
| Class B suburban suite | $17–$22 | ZIP 12065 (Route 146, Clifton Country Rd corridor) | Professional services, 1–20 person teams |
| Newer / Class A-adjacent | $20–$25 | ZIP 12065 (post-2016 product, Halfmoon border) | Companies requiring modern finishes, higher image |
| Older Class C / converted | $10–$15 | ZIP 12065 and 12019 periphery | Cost-first tenants, storage-heavy operations |
| ZIP 12019 (Ballston Lake area) | $10–$20 | Ushers Rd, Ballston Lake village | Medical-adjacent, solo practitioners, small offices |
| Flex space (office/warehouse hybrid) | $7.50–$11 | ZIP 12065 industrial-adjacent corridors | Light industrial, inventory-holding businesses |
These are gross asking rates. Your total occupancy cost — what you actually pay to operate — depends on the lease structure. A gross lease (one flat monthly payment, landlord covers taxes, insurance, maintenance) is common in Clifton Park multi-tenant buildings and simplifies budgeting. A modified gross lease passes some operating expenses to the tenant. Triple net (NNN) leases, where tenants pay base rent plus all operating costs, are more common in single-tenant or retail situations.
To understand what you should budget beyond base rent, see our breakdown of hidden costs that affect Clifton Park office space budgets.
ZIP 12065: The Core Clifton Park Office Corridor
ZIP 12065 is the primary office ZIP in Clifton Park. It runs along Route 146, Route 9, and Clifton Country Road and includes the Exit 9 off I-87 — the most trafficked commercial node in the town. The majority of professional service tenants in Saratoga County choose 12065 for its amenity density, commute access, and parking availability.
Key Locations Within ZIP 12065
- Clifton Country Road corridor: Mixed-use commercial strip with Class B multi-tenant office buildings, retail, and restaurants. High visibility. Walking distance to banking, dining, and services. Atrium Properties’ main office and its 58 Clifton Country Road location sit here.
- Route 146 / Town Center area: Higher-density commercial node near Clifton Park Center Mall. Draws from both the Exit 9 and Exit 8A access points. Strong for businesses that need client walk-in volume.
- One Barney Road area (Exit 9 immediate vicinity): Lower-density, professional-focused. Atrium Properties’ One Barney Road building is here — suburban campus feel with ample parking and easy highway access.
- Halfmoon border (northeast 12065): Newer product concentrated here. Some Class A-adjacent space in the $20–$24 range. More limited availability but higher-finish interiors.
ZIP 12019: Ballston Lake and the Western Edge
ZIP 12019 covers Ballston Lake, a portion of western Clifton Park, and the Charlton border area. Office density here is lower than in 12065, but the submarket offers some advantages: lower asking rates, smaller suite sizes, and proximity to Route 50 and the Ballston Spa corridor. The LoopNet listing at 315 Ushers Road, Clifton Park 12019 is an example of a gross-lease suite available in this ZIP as of Q1 2026.2
Medical-adjacent and solo-practitioner use cases are well-served in 12019. The lower-traffic street presence and quieter commercial zones suit counseling practices, small CPA offices, and single-attorney firms that do not rely on walk-in volume.
If your business serves clients who commute from Galway, Ballston Spa, or the Charlton area, a ZIP 12019 location can reduce commute time for staff and clients without the premium associated with the 12065 core. Route 50 provides a direct north-south connector to Saratoga Springs.
Lease Structures and Terms in Clifton Park
Lease terms in the Clifton Park market have shifted since 2020. Pre-pandemic, the median lease commitment in the Capital Region ran over eight years for multi-tenant suburban space. By 2025, average lease terms had dropped to the four- to five-year range, with two-year renewal options becoming standard.3 This shift benefits growing businesses that need flexibility.
Lease Type Quick Reference
- Gross lease: Tenant pays one flat monthly rate. Landlord covers property taxes, insurance, and maintenance. Most common in Clifton Park’s Class B multi-tenant buildings. Simplifies budgeting.
- Modified gross lease: Base rent plus some operating expenses (often utilities) passed to tenant. Common in older product where building-wide costs are harder to fully absorb.
- Net lease (single, double, triple): Tenant pays base rent plus some or all operating costs. Less common in professional office settings in this submarket; more typical in retail and single-tenant industrial.
Escalation clauses are standard. Most leases include annual rent increases tied to a fixed percentage (typically 2–3%) or to the Consumer Price Index. Negotiate your base year and escalation cap before signing — the base year affects when your first increase kicks in.
Subleasing rights are not guaranteed. If your business could outgrow a space mid-term, confirm subleasing language before signing. In a tightening suburban market, subleasing at or above your rate is possible, but requires explicit landlord permission in your lease.
For a step-by-step walkthrough of how to evaluate and lease office space in this market, see how to find and lease office space in five steps.
What Clifton Park Tenants Are Prioritizing in 2026
Tenant priorities in the Clifton Park market have shifted alongside post-pandemic workplace patterns. Based on leasing activity across the Capital Region submarket, the following criteria now drive most leasing decisions:3
- Shorter terms with renewal options: Three- to five-year leases with two-year renewal options are the new standard. Businesses want flexibility as team sizes fluctuate.
- Move-in-ready suites: Buildout delays of 90–120 days are a meaningful cost to a growing business. Turnkey suites with existing infrastructure (cabling, conference rooms, break rooms) close faster.
- Hybrid-ready layout: Demand has settled around a roughly 60/40 split — private offices for focus work, open collaboration zones for team use. Buildings that support both without major renovation are preferred.
- Predictable total cost: Gross and modified-gross leases outperform NNN structures in tenant preference because they eliminate variable operating-cost surprises.
- Commute proximity: Clifton Park’s position on I-87 draws employees from Albany (15–25 minutes), Saratoga Springs (20–25 minutes), and Troy (25–35 minutes) — a geographic advantage that suburban tenants increasingly use to attract and retain staff.3
Space size requirements have also shifted downward. Average square footage per employee in the Clifton Park portfolio has dropped from approximately 225 SF in 2019 to around 165 SF in 2025 as hybrid work reduces daily peak headcount.3 Right-sizing to your actual peak occupancy — not your total headcount — is the lever most tenants underuse when calculating how much space they need. The office size calculator guide walks through that math.
See Available Office Suites in Clifton Park
Atrium Properties has office suites available at two locations in ZIP 12065. Suites range from single-office configurations to multi-room professional suites. Move-in-ready. Flexible terms. Call to confirm current availability.
Atrium Properties: Office Space in Clifton Park, NY
Atrium Properties has operated commercial office space in Clifton Park since the 1980s. The current portfolio includes two active locations in ZIP 12065:
| Location | Address | ZIP | Suite Type |
|---|---|---|---|
| Clifton Country Road | 58 Clifton Country Road, Suite 200, Clifton Park, NY 12065 | 12065 | Multi-tenant Class B professional suites |
| One Barney Road | 1 Barney Road, Clifton Park, NY 12065 | 12065 | Professional office suites, Exit 9 proximity |
Both locations include on-site parking at no additional charge, controlled-access entry, and utilities. Lease terms are negotiable based on suite size and term length. To confirm current availability, schedule a tour, or discuss lease options, call 518-383-0135 or contact the Atrium Properties team online.
Frequently Asked Questions
How much does office space cost per square foot in Clifton Park, NY?
Office space in Clifton Park typically ranges from $10 to $25 per square foot annually depending on class, age, and lease structure. Class B suburban suites in ZIP 12065 generally run $17–$22/SF/YR. Newer product closer to Class A quality ranges from $20–$25/SF/YR. Older Class C inventory can be found closer to $10–$15/SF/YR. Flex space (office/warehouse hybrid) runs $7.50–$11/SF/YR.
What is the difference between ZIP codes 12065 and 12019 in Clifton Park?
ZIP 12065 covers the core of Clifton Park along Route 146, Clifton Country Road, and the I-87 Exit 9 corridor — the highest concentration of office and professional service space in the town. ZIP 12019 covers Ballston Lake and the western edge of Clifton Park. Office density is lower in 12019, but smaller suites and medical-adjacent spaces are available at generally lower rates.
What lease terms are typical for Clifton Park office space?
Lease terms have shortened since 2020. Three- to five-year commitments with renewal options are common. Shorter one- to two-year terms are available but carry a premium. Gross lease structures — where the tenant pays one flat monthly rate and the landlord covers operating costs — are standard in Clifton Park’s Class B multi-tenant buildings.
What types of businesses typically rent office space in Clifton Park?
The Clifton Park office tenant mix is dominated by professional services: accounting, law, financial advising, insurance, healthcare administration, and technology consulting. Its suburban location off I-87 makes it a strong fit for businesses serving clients across Albany, Saratoga Springs, and Troy without downtown overhead.
Does Atrium Properties offer flexible lease terms?
Yes. Atrium Properties offers flexible lease options at its two Clifton Park locations, including shorter-term agreements for growing businesses. Short-term leases (one to two years) typically carry a premium over standard rates. Call 518-383-0135 or visit the available suites pages to confirm current availability and discuss terms.
Is parking available with Clifton Park office rentals?
Most commercial office buildings in Clifton Park include on-site surface parking at no additional charge — a structural advantage over downtown Albany. Atrium Properties’ Clifton Country Road and One Barney Road locations both include dedicated tenant parking.
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