Clovis Industrial Real Estate Guide 2026: Lease Rates, Sale Prices & Available Space
Summary: Clovis, CA — the more affluent, newer-construction neighbor to Fresno — is the tightest industrial submarket in the Fresno MSA. With lease rates ranging from $0.65–$1.00/SF NNN per month and sale prices at $75–$120/SF, Clovis offers premium small-bay industrial, flex, and warehouse space for businesses that need newer product close to Highway 168 and Fresno Yosemite International Airport. This guide covers active listings, lease rates, sale prices, and what to expect when searching for industrial space for lease — or Clovis industrial properties for sale — in this submarket.
Clovis Industrial Market at a Glance (2026)
| Metric | Clovis | Fresno (citywide) | Central Valley Avg |
|---|---|---|---|
| Lease rate (NNN) | $0.65–$1.00/SF/mo | $0.48–$0.90/SF/mo | $0.74/SF/mo |
| Sale price / SF | $75–$120 | $60–$110 | $278* |
| Typical building size | 2,000–30,000 SF | 1,000–100,000 SF | — |
| Building stock | Newer (post-2000) | Mixed vintage | — |
| Tenant profile | Flex, small-bay, owner-user | Distribution, mfg, flex | — |
| Zoning | IL (Industrial Light) | IL / IH / employment | — |
Central Valley average skewed by large Class-A distribution deals. Clovis sale prices reflect the small-to-mid-bay market.
Sources: Cushman & Wakefield Q2 2026 Fresno MarketBeat (availability 5.0%, −20 bps YoY); CBRE Q1 2026 South Central Valley (vacancy 12.7%, $0.74/SF NNN); Lee & Associates Q1 2026; Fresno Citywide Development Code §15-107.
Why Clovis? If South Fresno is the distribution hub and Central Fresno is the value play, Clovis is the premium small-industrial market — newer buildings, higher tenant quality, and the shortest drive to the Sierra Nevada foothills. Owner-users and businesses serving northeast Fresno County consistently pay a premium here.
Lease Rates: What Industrial Space Costs in Clovis
Clovis commands the highest industrial lease rates in the Fresno MSA — a reflection of newer construction, lower vacancy, and proximity to the Highway 168 corridor.
| Building Type | Typical Rate (NNN/mo) | Typical Size | Tenant Profile |
|---|---|---|---|
| Flex (office-warehouse) | $0.75–$1.00 | 2,000–10,000 SF | Professional services, tech, medical device |
| Small-bay industrial | $0.70–$0.85 | 2,000–8,000 SF | Contractors, local distributors, auto |
| Warehouse / light industrial | $0.65–$0.80 | 5,000–30,000 SF | Regional distributors, e-comm fulfillment |
How Clovis compares to nearby submarkets:
| Submarket | Lease Rate Range (NNN) | Why the difference |
|---|---|---|
| Clovis | $0.65–$1.00 | Newer product, northeast premium, low vacancy |
| Central Fresno | $0.48–$0.72 | Older stock, small-bay, value-focused |
| South Fresno | $0.55–$0.85 | Distribution scale, Highway 99 access |
| Fresno Industrial Park | $0.60–$0.90 | Mid-size manufacturing, 1980s–2000s vintage |
Key takeaway: You’ll pay a 20–30% premium to be in Clovis vs. Central Fresno. If you need newer construction, flex space with office finish, or serve northeast Fresno County customers, that premium is worth it. If you’re pure distribution and need 50,000+ SF, South Fresno is a better fit.
Clovis Industrial Properties for Sale
Clovis industrial properties for sale run $75–$120/SF — the highest in the Fresno MSA for small-to-mid-bay product. Cap rates broadly follow the Fresno market at 6.50–9.00%, though stabilized Clovis product tends toward the lower end of that range (lower risk premium for newer stock).
| Submarket | Sale Price / SF | Buyer Profile | Cap Rate Range |
|---|---|---|---|
| Clovis | $75–$120 | Owner-user + private investor | 6.50–8.00% |
| South Fresno | $70–$110 | Private investor + institutional | 7.00–9.00% |
| Central Fresno | $60–$90 | Owner-user, value-add | 7.50–9.00% |
| Fresno County (uninc.) | $50–$80 | Value-add, land-play | 8.00–9.00% |
Why Clovis commands the premium:
- Newer building stock — much of Clovis industrial was built post-2000, meaning higher clear heights, modern dock configurations, and fewer deferred-maintenance surprises
- Owner-user demand — small business owners who live in Clovis want their shop/warehouse there too
- Limited supply — Clovis has far less industrially-zoned land than South Fresno; what exists trades at a premium
- Fresno MSA tightness — citywide availability at 5.0% (tightest in Central Valley) puts upward pressure on all submarkets, Clovis most of all
For more detail on cap rates, sale comps, and investment analysis, see our full Fresno Warehouses & Industrial Properties for Sale guide.
Key Industrial Corridors in Clovis
Shaw Avenue Corridor
The main east-west commercial artery through Clovis. Industrial properties cluster near the Highway 168 interchange. Mix of flex space, small-bay industrial parks, and retail-adjacent warehouse. Notable addresses: 55 Shaw Avenue, 111-159 W. Shaw Avenue.
Herndon Avenue / Temperance Avenue
Northeast Clovis industrial cluster — newer construction, master-planned business parks, proximity to Clovis Community Medical Center and residential growth. Notable addresses: 998 N. Temperance Avenue.
Clovis Avenue (south of Herndon)
Mixed commercial-industrial corridor connecting Clovis to Fresno. Older stock but redevelopment potential. Good for contractor yards, auto-related industrial, and service businesses that want visibility.
Peach Avenue / Dakota Avenue Area
Industrial pocket anchored by the Yosemite Business Park. Notable addresses: 110 W. Pontiac Way, 105 W. Dakota Avenue. Flex and light industrial, some multi-tenant configurations.
What Types of Industrial Space Are Available in Clovis?
Flex Space (Office-Warehouse Combo)
Clovis is the premier flex market in the Fresno MSA. Flex space here typically offers 30–50% office finish, newer construction, and locations near retail/restaurants — ideal for businesses that need both a professional client-facing space and warehouse/light manufacturing in back.
Browse Clovis flex space for lease →
Small-Bay Industrial
The bread and butter of Clovis industrial: 2,000–8,000 SF suites in multi-tenant parks. Popular with contractors, local distributors, auto shops, and small manufacturers.
Browse small-bay industrial in Clovis →
Warehouse / Light Industrial
Larger warehouse space (10,000–30,000 SF) does exist in Clovis but is scarce compared to South Fresno. For e-commerce fulfillment or regional distribution, the Clovis locations offer the “new building + good labor pool” trade-off.
Browse Clovis warehouse space →
Why Businesses Choose Clovis
- Newer buildings — less maintenance, higher clear heights, modern fire suppression, better energy efficiency
- Labor quality — Clovis has higher median household income ($95K+ vs. $60K Fresno) and lower crime rates; businesses report better workforce stability
- Highway 168 access — direct route to the Sierra Nevada and northeast Fresno County; avoids Highway 99 congestion
- Airport proximity — 10–15 minutes from Fresno Yosemite International Airport (FAT) via Highway 168
- Owner-operator culture — many Clovis industrial tenants own their businesses and live locally, creating longer tenancies and better property care
Current Clovis Industrial Listings
Browse all 16 active industrial listings in Clovis →
Property types include flex space (Yosemite Business Park, Shaw Avenue corridor), small-bay industrial suites (multi-tenant parks), and freestanding warehouse/light-industrial buildings. Listings are updated weekly from Crexi and broker feeds.
How Clovis Fits Into the Fresno MSA
| Attribute | Clovis Role |
|---|---|
| Relationship to Fresno | Adjacent city (pop. ~125,000), northeast of Fresno proper |
| Industrial niche | Flex + small-bay for local/regional businesses |
| Where distribution goes instead | South Fresno (Highway 99 corridor) |
| Where manufacturing goes | Fresno Industrial Park, Central Fresno |
| Fresno MSA tightness | 5.0% availability (Cushman & Wakefield Q2 2026) — tightest in Central Valley, most acute in Clovis |
Clovis Industrial Zoning
Clovis falls under the City of Fresno Zoning Code (not a separate municipality for zoning purposes in industrial areas). The relevant designations:
- IL (Industrial Light): Warehousing, light manufacturing, flex space, R&D. Most Clovis industrial properties.
- IH (Industrial Heavy): Manufacturing, processing, outdoor storage. Rare in Clovis.
- Employment districts (O, BP, RBP): Office/Business Park/Research Business Park — some flex/light-industrial uses permitted.
For a full zoning breakdown across the region, see our Fresno Industrial Zoning Guide 2026.
FAQ: Clovis Industrial Real Estate
What’s the average lease rate for industrial space in Clovis? $0.65–$1.00/SF NNN per month, with flex space at the high end and warehouse/distribution at the low end.
How much does it cost to buy an industrial building in Clovis? $75–$120/SF for small-to-mid-bay industrial, with cap rates generally 6.50–8.00% for stabilized product.
Where can I find Clovis industrial properties for sale? Search active Clovis listings — 16 properties ranging from 2,100 SF flex suites to 30,000 SF warehouses — on our Clovis listings page, or see the full buyer’s guide with cap rates and submarket pricing in our Fresno Warehouses & Industrial Properties for Sale guide.
Is Clovis or Fresno better for industrial space? It depends on your business. Clovis = newer, premium, small-bay/flex. South Fresno = larger scale, distribution-focused, lower rent. Central Fresno = best value.
How many industrial listings are active in Clovis? 16 active listings as of Q3 2026, ranging from 2,100 SF flex suites to 30,000 SF warehouse buildings.
What zoning applies to Clovis industrial properties? Primarily IL (Industrial Light) under City of Fresno zoning code. IH (Industrial Heavy) is rare in Clovis.
Related Guides
- Fresno Warehouses & Industrial Properties for Sale — Full buyer’s guide with cap rates and submarket pricing
- Fresno Industrial Zoning Guide 2026 — IL, IH, and employment district breakdowns
- Fresno Submarket Guide — Central, South, Industrial Park, and North Fresno/Clovis comparison
- Flex Space for Lease in Fresno — Office-warehouse combo guide
- Fresno Industrial Market Report Q3 2026 — Citywide vacancy, absorption, and cap rate data
- Fresno Warehouse Lease Rates: 2026 Analysis — Rates by submarket and building type
- Browse All Clovis Listings — Active industrial properties for lease and sale
Published: September 5, 2026. Data sourced from live listing feeds, Cushman & Wakefield Q2 2026 Fresno MarketBeat, CBRE Q1 2026 South Central Valley, Lee & Associates Q1 2026, and the City of Fresno Development Code. Listing counts and availability reflect Crexi-sourced inventory updated weekly.