What are typical operating expenses in Orlando office and how do they differ by class?

Operating expenses in Orlando office vary materially by class and building vintage because of the HVAC, utilities, and building management cost differences between Class A and B/C stock. Class A buildings in Maitland and Lake Mary typically run operating expenses of $9–$12/SF annually — including property tax ($3.50–$4.50/SF on Maitland Center buildings with their higher assessed values), insurance ($0.80–$1.20/SF, higher for office than industrial due to interior finish exposure), HVAC ($2.50–$3.50/SF for variable-air systems in modern buildings), and management/admin ($1.00–$1.50/SF). Class B suburban buildings run $7–$10/SF, with lower property tax per SF and lower HVAC costs but higher maintenance and repair expense. Class C buildings often appear cheaper on OpEx — $5–$8/SF — but mask deferred maintenance costs that appear as capital replacement events rather than operating expenses. For tenants negotiating NNN leases, the critical due diligence step is requesting the trailing 24-month operating expense actuals and the capital reserve schedule — not just the landlord's budgeted OpEx figure, which may understate true run-rate costs by $1–$3/SF on older buildings.