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Regional Trends in Data Center Services and Markets in 2Q21

Northern Virginia is a market-driven by hyperscale requirements. It saw moderate growth in 2Q, and it's also spreading out to cover a wider geographical area. The sector there is so unique, datacenterHawk is developing a new analysis tool that tracks and reports specifically on hyperscaling trends. It will undoubtedly be useful in other regions as well as some of them grow towards that end of the market.

In a way, Phoenix is positioned to be the next Northern Virginia. The amount of interest from large companies and the volume of new development are both indicators of some big movement in the near future. There's a misconception that there's a lot of supply available in the Phoenix market. That might have been somewhat true up until about three months ago. But now, those sites are seeing a lot of activity, and it's just a matter of time before more capacity is needed.

Speaking of capacity, Portland has doubled in the last two years. A number of providers with major hyperscale and enterprise credibility have established themselves in the area, so hyperscale users that already have ties with these companies can offer an easy onboarding process. Being on the west coast but outside of the metropolitan areas that have development challenges is a plus. The undersea cables are well-positioned to feed expanding demands in Asia. And the mix of hyperscale and enterprise clients means that even though local companies tend to be much smaller than the likes of Dallas or Chicago, there's still a lot of opportunity for high bandwidth data center services at great prices. Which drives more companies to the area, thus snowballing the trend. Great tax incentives and business-friendly attitudes from the local government certainly help as well.

Salt Lake City is an exciting market, continuing to ramp in 2Q. There’s lots of pre-leasing from interested users while maintaining their local client base. The providers there are building big, which historically has been rewarded in the region. Proximity to Silicon Valley certainly helps. The development cycle is lagging behind what was seen in Portland by a little more than three years, so the potential for a boom is there.