Within your property type expertise, what design trends do you expect to be widespread this year?
Samuel Luckino, Principal, KTGY Our high rise urban typology has been constrained by ongoing financial gridlock, resulting in a limited pipeline of new product to keep pace with absorption. As a result, concessions have largely disappeared and rents are rising at an accelerated pace. The impact for tenants is an affordability crisis at a time when the issue is already a national political headline. From a design perspective, we are seeing a slowdown in the growth of average unit sizes, paired with an influx of hybrid unit typology that lives somewhere between a one bedroom and a studio. That shift is prompting us to evaluate unit layouts more critically and identify where meaningful efficiencies can be achieved. Often referred to as junior one bedrooms or convertibles, these units now represent nearly half of the unit mix in new developments seeking to balance underwriting requirements and affordability within a single pro forma.
Patrick Holleran, Senior Principal, HDA Multifamily design in 2026 will focus on efficiency, livability, sustainability and long-term operating costs. Designers are emphasizing smaller, well-planned units that maximize usable space and reduce waste, while amenity rebalancing shifts investment from oversized clubrooms and gyms to flexible community spaces, wellness zones and coworking hubs. Heavy outdoor living emphasis will include balconies, terraces, rooftop gardens and green courtyards that enhance resident well-being and social connection. Units will be optimized for work-from-home scenarios with dedicated work nooks, sound mitigation and high-speed connectivity. Sustainability will be achieved through advanced energy efficiencies, water conservation systems, passive design strategies and low-impact materials. Cost-effective, durable materials and smart building systems will lower operating expenses. Tech-enabled buildings will integrate touchless access, predictive maintenance and resident apps, while community-friendly architecture and improved facades will create visually engaging, human-scaled streetscapes that strengthen neighborhood identity.
Kenneth Baker, Co-Regional Managing Principal, Gensler’s North Central Region In the office sector, particularly law firms, design trends this year reflect a more deliberate balance between prestige, equity and performance. Firms are rethinking hierarchy by prioritizing equitable access to natural light, perimeter offices and thoughtful planning strategies. This shift supports transparency while maintaining the level of refinement clients expect. Hospitality-driven design continues to shape the workplace, with front-of-house spaces elevated to entertain, impress and care for clients. Reception areas are increasingly designed as flexible, multi-purpose environments that reinforce brand and experience. At the same time, health and wellness have become non-negotiable, influencing everything from heads-down focus spaces to amenities that support daily comfort. Together, these elements play a critical role in talent acquisition, particularly as firms navigate mergers, growth and evolving workforce expectations.
Brian Crawford, Senior Project Manager, Senior Associate, Hoefer Welker The age-old trend of “quality over quantity” is the way of the past as multifamily buildings are now designed for both. Our team at Hoefer Welker has observed an increasing demand for upscaled spaces and experiences for larger unit sizes, with a higher percentage of two- to four-bedroom units for families versus traditional studios and one-bedrooms. Before developing these spaces, we implement premium materials and furnishings into the upfront design, minimizing future maintenance and repair needs. Younger tenants prioritize wellness-conscious amenities. While spas were once a luxury offering, features like saunas and red-light therapy are now becoming standard. Clients are also swapping traditional simulators for e-sports lounges. Through third-party vendors, these properties now offer boutique amenities, giving tenants premium offerings right at home.
Cameron Trefry, Regional Vice President, Ware Malcomb & Dawn Riegel, Principal, Ware Malcomb Across various sectors, a dominant design trend this year is personalization. Buildings that aren’t tailored to their end users are quickly falling out of favor. This is evident in the rise of build-to-suit industrial projects, smaller and more targeted spec developments, and office environments designed around individual workstyles and brand identity. Landlords are also investing more intentionally in their assets, with an increased focus on experiential design that prioritizes ease of use, intuitive navigation and seamless wayfinding. Reducing friction, whether through layout, technology or operations, has become essential. Technology and artificial intelligence integration will continue to accelerate through 2026; embracing these tools is no longer optional, but an expectation that drives user satisfaction and capital investment.
Andy Moats, Healthcare Buildings Market Leader, Shive-Hattery & Sarah Segelhorst, Healthcare Buildings Quad Cities Studio Leader, Shive-Hattery The forces shaping healthcare in 2026 center on improving access and guiding patients to the most appropriate setting for their needs. Greater coordination across acuity levels, paired with rising patient awareness of care options, is changing how individuals navigate healthcare decisions. Health systems are responding by accelerating care models that shift services away from inpatient settings and into virtual, ambulatory and home-based care. At the same time, many organizations are consolidating services into fewer, more convenient locations to simplify the patient experience and improve coordination across specialties. Continued financial pressure is also driving strategic partnerships, while competition for patients is elevating expectations around hospitality, comfort and personalization across all care environments. Together, these forces are reshaping both care delivery and the physical environments that support it. As value-based care models continue to mature, with greater emphasis on prevention, coordination and long-term outcomes, facilities must become more flexible, technology-enabled and embedded within the communities they serve. The expansion of virtual care and behavioral health further reinforces the need for adaptable spaces that support coordinated, patient-centered care and align the built environment with the strategic goals driving the industry forward.
