end of 2024 and into 2025. This pause would be very helpful in allowing many overbuilt Sun Belt markets to soak up the current supply overhang and return to equilibrium quicker.
Multi-family continued to be the most sought-after asset type in 2022 despite a pullback in transaction activity. On the heels of a record-breaking 2021, sales decreased to $227 billion, representing the second-best year on record. However, this activity occurred primarily in the first half of 2022 with the second half of 2022 weakening, posting a 25% decline over the prior six months.
As of March 31, 2023, national multi-family market vacancy rates increased to 6.7%. Our market areas reflected the following apartment vacancy levels as of March 2023: Springfield, Missouri at 3.7%, St. Louis at 8.9%, Kansas City at 7.8%, Minneapolis at 7.3%, Tulsa, Oklahoma at 8.2%, Dallas-Fort Worth at 8.7 %, Chicago at 5.6%, Atlanta at 9.6%, Phoenix at 9.1%, Denver at 7.4% and Charlotte, North Carolina at 9.4%.
Demand for office market space continues its decline. Tenants gave back another 20 million square feet during the first quarter, bringing total net absorption since the end of 2019 to a staggering -140 million square feet. This propelled vacancy to a record 12.9%, eclipsing its peak from the Great Recession. There is every indication that vacancies will continue to rise, especially with 60 million square feet of new supply—the most in a calendar year since 2009—projected to come online by the end of 2023.
As of March 31, 2023, national office vacancy rates increased to 12.8% from 12.7% as of December 31, 2022, while our market areas reflected the following vacancy levels at March 31, 2023: Springfield, Missouri at 4.2%, St. Louis at 10.2%, Kansas City at 11.6%, Minneapolis at 11.0%, Tulsa, Oklahoma at 11.8%, Dallas-Fort Worth at 18.0%, Chicago at 15.4%, Atlanta at 14.1%, Denver at 14.8%, Phoenix at 15.2% and Charlotte, North Carolina at 12.6%.
U.S. retail tenants signed for over 230 million square feet (SF) of retail space in 2022, which was the second-highest total for any year since 2017. At the same time, tenants closed just 20 million SF of retail space during 2022, which was the lowest total recorded since before the Great Recession and a fraction of the prior five-year average for retail space closed of 114.6 million SF. The combination of strong leasing volumes and the significant reduction in move-outs drove net absorption to its highest level in six years in 2022, at 74 million SF.
Fundamental tightening and rising retail sales pushed retail asking rents upward at their fastest clip in over a decade in 2022 at 4.1%, with average triple net asking rents across the U.S. finishing the year at a record high of $24.00/SF. However, growth has slowed in each of the past two quarters and is forecast to decelerate further over the coming quarters, while above-average inflation is expected to continue to weigh on the real rate of rent growth, keeping it below historical norms for the foreseeable future.
During the first quarter of 2023, national retail vacancy rates remained steady at 4.2% while our market areas reflected the following vacancy levels: Springfield, Missouri at 3.4%, St. Louis at 5.0%, Kansas City at 4.2%, Minneapolis at 3.1%, Tulsa, Oklahoma at 3.0%, Dallas-Fort Worth at 4.6%, Chicago at 5.4%, Atlanta at 3.7%, Phoenix at 5.0%, Denver at 4.1%, and Charlotte, North Carolina at 3.2%.
U.S. industrial market performance is slowing down heading into mid-2023. While the national vacancy rate is expected to remain below its 20-year average of 7.3%, the next six to 12 months could still prove to be one of the more challenging periods for the market over the next five years.
Oncoming new supply is all but certain to push the national vacancy rate up during 2023. CoStar is tracking 619 million SF of projects under construction, most of which are unleased and set to be completed in 2023. The national vacancy rate has already begun to inch up in recent quarters and rent growth is slowing from the peak of 3% quarterly growth reached in mid-2022. Further deceleration in rent growth seems unavoidable in 2023, given that landlords will be contending with a record amount of speculative development, at a time when 2022’s sharp interest rate increases will likely still be weighing on the macro economy.
At March 31, 2023, national industrial vacancy rates increased to 4.5% from 4.2% as of December 31, 2022. Our market areas reflected the following vacancy levels: Springfield, Missouri at 1.2%, St. Louis at 4.4%, Kansas City at 3.8%, Minneapolis at 2.9%, Tulsa, Oklahoma at 4.0%, Dallas-Fort Worth at 6.4%, Chicago at 4.0%, Atlanta at 4.3%, Phoenix at 4.1%, Denver at 6.7% and Charlotte, North Carolina at 4.8%.
Our management will continue to monitor regional, national, and global economic indicators such as unemployment, GDP, housing starts and prices, consumer sentiment, commercial real estate price index and commercial real estate occupancy, absorption and rental rates, as these could significantly affect customers in each of our market areas.