Most searches for industrial space in this region start with the city of Fresno, but the real inventory is county-wide. Fresno County stretches from Kerman in the west to Clovis and Sanger in the east, and south through Fowler, Selma, Kingsburg, and Reedley along the Highway 99 corridor. For a distribution, manufacturing, or flex tenant, the right building might sit in any of these towns, and the rate you pay can swing by 30 percent or more depending on which one.
This guide covers where industrial and flex space is actually available across Fresno County, what it costs to lease or buy in 2026, and how to decide between the central Fresno core and the outlying agricultural-industrial towns.
Fresno County Industrial Market at a Glance (2026)
| Metric | Fresno County |
|---|---|
| Overall vacancy / availability | ~5 to 13% depending on submarket and source |
| Lease rate range (NNN) | $0.48 to $1.00/SF per month |
| Typical lease rate | $0.60 to $0.85/SF per month |
| Sale price range | $60 to $120/SF |
| Building sizes available | 1,000 to 200,000+ SF |
| Primary corridors | Highway 99, Highway 180, Highway 41 |
Sources: Cushman & Wakefield Q2 2026 Fresno MarketBeat (availability 5.0%, down 20 bps year over year); CBRE Q1 2026 South Central Valley (vacancy 12.7%, $0.74/SF NNN average); Lee & Associates Q1 2026 Central Valley. Vacancy ranges reflect the difference between tight small-bay product and looser large-block distribution space.
Fresno County sits at the geographic center of California, which is why it draws tenants who want a single facility serving both Northern and Southern California. Combine that with some of the lowest industrial rents in the state and the county remains a value market for distribution, food processing, cold storage, and contractor trades.
Where the Industrial Inventory Is
Fresno County industrial space falls into two broad groups: the Fresno-Clovis metro core, and the Highway 99 agricultural-industrial towns that ring it.
Fresno-Clovis Metro Core
This is where most of the county’s industrial square footage sits, and where the bulk of active listings come from.
| Submarket | Best For | Lease Rate (NNN) | Building Sizes |
|---|---|---|---|
| Central Fresno | Small bay, contractors, value | $0.50 to $0.72/SF/mo | 1,000 to 50,000 SF |
| South Fresno | Distribution, Highway 99 access | $0.60 to $0.95/SF/mo | 10,000 to 200,000+ SF |
| Fresno Industrial Park | Mid-size manufacturing | $0.65 to $0.90/SF/mo | 5,000 to 80,000 SF |
| North Fresno / Clovis | Newer flex, workforce access | $0.65 to $1.00/SF/mo | 2,000 to 60,000 SF |
For the full breakdown of each metro submarket, see the Fresno submarket guide. For Clovis specifically, see the Clovis industrial real estate guide.
Highway 99 Agricultural-Industrial Towns
South and west of the metro, a string of smaller towns carries industrial inventory that rarely shows up in a “city of Fresno” search but is well within commuting and distribution range.
Selma, Fowler, and Kingsburg (south on Highway 99). These towns anchor the agricultural processing belt. Expect older packing houses, cold storage, food-grade buildings, and larger lots with yard space. Rates generally run below the Fresno metro, often $0.45 to $0.70/SF per month NNN, with some owner-user sale opportunities in the $55 to $90/SF range. Best for food processing, cold chain, agricultural equipment, and tenants who need trailer parking or outdoor storage.
Sanger and Reedley (east toward the foothills). Smaller industrial bases serving agriculture and light manufacturing. Inventory is thinner and turns over slowly, but value is strong for tenants who do not need to be in the metro. Good fit for fabrication, equipment repair, and storage users.
Kerman (west on Highway 180). The western gateway, closer to the I-5 corridor than central Fresno. Appeals to distribution tenants who prioritize west-side truck routing and cheaper land for yard-heavy operations.
The trade-off county-wide is the same: the farther you move from the Fresno-Clovis core, the lower the rate and the larger the available yard, but the thinner the inventory and the fewer the modern dock-high buildings.
Fresno County Flex Space for Lease
Flex space (a blend of office or showroom at the front and warehouse or shop in the back) is one of the most searched categories county-wide, and it is also one of the tightest. The newest flex product sits in North Fresno and Clovis, where business parks built in the last five to eight years offer 18 to 28 foot clear heights, a mix of grade and dock loading, and finished office fronts. Rates there run $0.75 to $1.00/SF per month NNN.
Value flex space, usually older multi-tenant business parks, is found across Central and South Fresno at $0.55 to $0.80/SF per month. For a deeper look at flex specifically, see the Fresno flex space guide.
If you are a contractor, trade business, or professional service that needs a small office up front and a shop or storage bay behind it, flex is usually the right category, and you should search county-wide rather than fixating on one town.
Fresno County Industrial Properties for Sale
For owner-users and investors, the county’s for-sale market is a value play relative to coastal California. Small to mid-bay industrial buildings trade in the $60 to $120/SF range depending on vintage, clear height, and location, with the newer Clovis and North Fresno product at the top of that range and older Central Fresno and outlying-town buildings at the bottom.
Owner-user demand is strong in the sub-20,000 SF range because SBA 504 financing makes buying competitive with leasing for established businesses. Cap rates on leased investment product in the county generally run wider than metro coastal markets, which is part of why out-of-area capital has shown interest. For current sale pricing and cap rate ranges, see the Fresno warehouses for sale guide and the Q3 2026 Fresno industrial market report.
How to Decide Where to Search
| If You Need… | Look In… |
|---|---|
| Lowest rate, small bay | Central Fresno or outlying towns |
| Large distribution (50K+ SF) | South Fresno |
| Newer flex with office | North Fresno / Clovis |
| Cold storage / food-grade | Selma, Fowler, Kingsburg |
| Yard space / outdoor storage | Outlying 99 towns, west-side Kerman |
| Workforce proximity | North Fresno / Clovis |
| West-side / I-5 routing | Kerman |
| Highway 99 access | South Fresno, Selma, Fowler |
The practical takeaway: define your must-haves first (clear height, loading type, yard, budget), then search the whole county rather than one city. A tenant fixed on “Fresno” can overpay by skipping a building 15 minutes south in Selma that fits better and costs less.
Frequently Asked Questions
What are industrial lease rates in Fresno County in 2026?
Industrial lease rates across Fresno County run roughly $0.48 to $1.00 per square foot per month on a triple-net (NNN) basis, with most buildings in the $0.60 to $0.85 range. The Fresno-Clovis metro core, especially newer North Fresno and Clovis product, sits at the higher end, while older Central Fresno buildings and the outlying Highway 99 towns (Selma, Fowler, Kerman) run cheaper. Figures are based on Cushman & Wakefield, CBRE, and Lee & Associates Q1 to Q2 2026 reporting plus active listings.
Is it cheaper to lease industrial space outside the city of Fresno?
Generally yes. Moving south along Highway 99 into Selma, Fowler, or Kingsburg, or west to Kerman, typically lowers the rate and increases available yard space, often by 20 to 30 percent versus the Fresno-Clovis core. The trade-off is thinner inventory and fewer modern dock-high buildings. For yard-heavy or food-processing operations, the outlying towns are frequently the better value.
Where is the newest flex space in Fresno County?
The newest flex space is concentrated in North Fresno and Clovis, in business parks built within the last five to eight years. These offer finished office fronts, 18 to 28 foot clear heights, and a mix of grade and dock loading at $0.75 to $1.00 per square foot per month NNN. Older value flex is available across Central and South Fresno at lower rates.
Can I buy industrial property in Fresno County as an owner-user?
Yes, and owner-user demand is strong in the sub-20,000 SF range. Small to mid-bay buildings trade in the $60 to $120 per square foot range, and SBA 504 financing makes buying competitive with leasing for established businesses. See the Fresno warehouses for sale guide for current pricing and cap rate ranges.
Next Steps
Fresno County is a value market, but the inventory is spread across the metro core and a ring of Highway 99 towns. The fastest way to find the right building is to decide what you actually need, then search county-wide.
Browse active Fresno-area industrial listings or tell us your requirements (size, budget, loading, yard, timeline) and we will match you with buildings across the county at the right price.