By Chris Colgan — Colgan Team | Sources: Washington Business Journal & UrbanTurf
Downtown Washington, D.C. might soon be streaming something new — but not on your TV.
According to new zoning filings uncovered by Washington Business Journal and UrbanTurf, Netflix is planning to open a major new office in the historic Woodies Building on F Street NW — right in the heart of the District’s downtown revival zone.
If approved, the project would transform one of D.C.’s most recognizable buildings into a hub for technology, media, and creative innovation — just two blocks from the National Portrait Gallery and three from Capital One Arena.
A Streaming Giant Moves Into a Landmark
The proposal shows Netflix taking over the former H&M space at 1025 F Street NW, a location steeped in retail history and architectural charm.
Renderings reveal a striking street-level presence with gilded Netflix branding, a private theater, coworking areas, and a design centered on open windows and creative collaboration.
“Allowing for the proposed location of Netflix at this location introduces a key player to boost the District’s technology sector and its related industries,” filings state. “This use will have spillover effects in a variety of industries that even a retail anchor would not be able to deliver.”
The office won’t typically be open to the public, but it’s being designed with “arts and entertainment-affiliated” uses — hinting that Netflix wants to blend business, policy, and culture all under one roof.
From Retail Row to Creative Corridor
The Woodies Building’s first floor was once a who’s-who of retail: H&M, Zara, Forever 21, and Madame Tussauds all occupied storefronts along F Street before the pandemic reshaped the landscape.
Today, the story is changing. Barnes & Noble recently leased 16,000 square feet of the former Zara space, and Netflix is poised to breathe new life into the block.
“The District could not ask for a better user of this space, in this moment, than Netflix,” zoning documents read. “Holding the space vacant in hopes that an anchor retail tenant will become interested… would likely result in a deadened first floor space indefinitely — and a lost opportunity.”
Interestingly, the 200,000-square-foot Woodies Building also serves as an unofficial secondary headquarters for the FBI, though the agency is expected to vacate much of its leased space soon — making way for this next-generation tech tenant.
The D.C. Office Boom: Netflix Joins OpenAI
Netflix’s arrival pairs perfectly with another tech titan moving into the same corridor — OpenAI.
Just a block away at 901 F Street NW, OpenAI is opening its first D.C. office featuring an event space, café, and something called “The Workshop,” where policymakers can test the latest AI technology.
Together, these offices represent a new chapter for downtown: less retail, more innovation and influence.
Netflix already maintains a 6,079-square-foot lobbying office on Pennsylvania Avenue NW, but that lease expires at the end of November — making this move perfectly timed for an upgrade.
Why This Matters for Washington, D.C.
For years, the conversation around downtown D.C. has centered on recovery. Vacant storefronts, remote work, and sluggish tourism have made headlines — but Netflix’s entry could flip that narrative.
“Netflix isn’t just bringing jobs — they’re bringing energy,” one local business analyst told UrbanTurf. “You can feel that this block is about to matter again.”
The project will still need Zoning Commission and historic preservation approval, but once greenlit, it could redefine how major entertainment companies engage with government, advocacy, and creativity in the nation’s capital.
The Bottom Line
If you want a glimpse of what the next decade of D.C. looks like, head to F Street NW. Netflix, OpenAI, and others are turning a once-retail corridor into one of the most fascinating intersections of tech, media, and policy in the country.
And for those of us watching Northern Virginia’s growth across the river, this only strengthens the connection between D.C.’s creative economy and our region’s booming tech corridor in Arlington, Tysons, and Reston.
Credits:
Original reporting by Washington Business Journal (Drew Hansen) and UrbanTurf DC.
Author: Chris Colgan – eXp Realty | ColganTeam.com
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