One key indicator of the health of the broader Silicon Valley startup environment (my definition includes startups located pretty much anywhere in the greater Bay Area including San Francisco, Emeryville, San Mateo etc.) is the confidence in hiring plans evidenced by the signing of long-term leases for space. In some respects its starting to look like 1999 all over again - but with significant and encouraging differences.
Back then, in the dot.com heyday, what did we have? OK, some companies of true staying power starting to emerge - Google, Ebay and so on. But mostly wreckage in the making - Pets.com (major asset: one sock puppet), Webvan, Excite@Home ... gazillions of dollars raised from VC's and the public and a chunk of it spent in bidding wars South of Market for anything with a roof. And I mean anything - converted auto repair shops, derelict warehouses, rotting death traps with a quick coat of paint and a hundred employees stuffed in. I remember - I was there trying to find space for my first startup! Interesting aside: our original space South of Market was a wonderful old converted smokehouse, all brick and timber, that is now reincarnated as an upscale restaurant, Twenty Five Lusk, opening this coming Saturday - check it out:
Today the demand is back. Zynga just signed up for 270,000 square feet in San Francisco on a seven year lease. Twitter is leasing more space every quarter, it seems. Other startups are ramping up, getting funding, making commitments. San Francisco - specifically South of Market (the old Multimedia Gulch as it was called around South Park) is once again the center of gravity for many internet, media, social networking, gaming and other companies.
But other parts of the Valley also have their share of demand. Want space in downtown Palo Alto? Well, good luck with that. Facebook had to move to California Avenue, well away from downtown, to find enough space. If you can find it you'll pay upwards of $5 a square foot per month ($600,000 a year for a 10,000 square foot space in downtown P.A. In the second quarter of this year Cornish & Carey, a major broker, reported that Class A office space in Mountain View had just a 4.5% vacancy rate (basically fully occupied) - perhaps in part becase you'll pay soemthing like 60% of the downtown Palo Alto rate but with similar ambiance (and fewer panhandlers). Broader Palo Alto had a 14% vacancy rate - though I bet this was more like Mountain View's in the downtown area - along with similar rates in Santa Clara and Menlo Park.
Is the Valley as a whole doing well? Not yet. Class A vacancy rates in Sunnyvale? 42.6% in Q2. San Jose? 37.7% vacancy rate. Drive through San Jose's office parks, as I did recently, and it seems like For Lease signs are on every other building.
So what's really going on and is it sustainable? Well, like the parson's egg, you can see it's "good in parts". And getting better. Clearly a lot is dictated by the type and location of the space and the type of company seeking it. Many of these startups want character, proximity to transport or restaurants and general ambiance. They wouldn't be found dead in a San Jose business park. And the traditional occupiers of those business parks? Still downsizing or "rightsizing" or whatever Mark Hurd was axing to get HP profits up (good riddance to him, and good luck Oracle!). And the manufacturing is still gone.
Is it sustainable? Well, only time will tell. But I'm betting that the Zynga's and Facebooks and many others are far more sustainable long-term businesses than the Webvans and the Sock Puppets. We seem to have learned some lessons, for sure. And once again the broader Valley - certainly compared to the dreadful state of the rest of the economy - shows that there is hope!