If you are searching for industrial space for lease in Madera, you are looking at the lowest-cost industrial corridor in the greater Fresno market, about 25 minutes northwest of downtown Fresno on Highway 99. Madera is an ag-processing and distribution town, not a Class A big-box submarket, and that is exactly why cost-driven warehouse, manufacturing, and co-packing tenants keep looking here. This guide breaks down what warehouse and industrial space costs to lease in Madera in 2026, where the inventory sits, and what to check before you sign.
Madera Industrial Lease Rates in 2026
Madera industrial space is quoted on a NNN (triple net) basis, meaning you pay a base rent plus a pro-rata share of property taxes, insurance, and maintenance (CAM). NNN charges typically add $0.10 to $0.25 per square foot per year on top of the base rate. Smaller bays and older buildings are sometimes leased gross or modified-gross, so confirm the structure before comparing listings.
As of 2026, Madera asking rents run roughly $6.00 to $9.00 per square foot per year NNN, which generally sits at or below Central Fresno and well below Clovis (source: our 2026 Fresno warehouse lease rate analysis, built from active listing data and cross-referenced with CBRE Q1 2026 South Central Valley and Cushman & Wakefield Q2 2026 Fresno MarketBeat). Madera is the value play in the market:
| Market | Asking rent (NNN) | Positioning |
|---|---|---|
| Clovis | $0.65-$1.00/SF/mo ($7.80-$12.00/SF/yr) | Newer product, northeast premium |
| North Fresno / Fresno Industrial Park | $8.40-$12.00/SF/yr | Newer specs, dock-high in parts |
| Central Fresno | $6.00-$10.20/SF/yr | Older core, small-bay value |
| Madera | $6.00-$9.00/SF/yr | Hwy 99, ag-processing, lowest basis |
Sources: our 2026 Fresno warehouse lease rate analysis; CBRE Q1 2026 South Central Valley (vacancy 12.7%, $0.74/SF NNN average); Cushman & Wakefield Q2 2026 Fresno MarketBeat. See the Fresno warehouse lease rates guide for the full market picture.
To estimate your monthly base rent on any listing:
Monthly base rent = (annual $/SF/yr rate × square footage) ÷ 12
A 10,000 SF Madera warehouse at $7.20/SF/yr NNN works out to $6,000 per month base rent, plus CAM. The same building in North Fresno at $10.20/SF/yr would run $8,500 per month, so for a tenant who does not need the newer product or the Fresno address, the Madera discount adds up fast over a lease term.
Madera Industrial Space by Corridor
Madera industrial inventory clusters along a few corridors:
Highway 99 Corridor
The main industrial and distribution spine of Madera. Warehouse and distribution product with direct 99 access, suited to regional distribution, ag-shipping, and warehousing tenants who need to move freight up and down the Valley.
- Product: Warehouse and distribution, mixed vintage
- Typical size: 5,000-100,000+ SF
- Tenant profile: Distribution, ag-shipping, warehousing, logistics
Avenue 12 / Madera Airport Industrial Area
The newer industrial pocket near the Madera Municipal Airport and the Avenue 12 interchange, with better truck access and some larger-format product. This is where large distribution and food-processing facilities land.
- Product: Larger-format distribution, food-processing, newer build
- Typical size: 20,000-250,000+ SF
- Tenant profile: Food-grade, distribution, large manufacturing
Central Madera / Established Industrial
Older warehouse, manufacturing, and contractor space in and around the city core. Grade-level loading, lower clear heights, and the lowest rents in the market. The entry point for cost-driven small and mid-size tenants.
- Product: Older warehouse and manufacturing, Class B/C
- Typical size: 2,000-40,000 SF
- Tenant profile: Contractors, small manufacturing, storage, owner-users
Active inventory context: fresnowarehouses.com currently tracks active Madera industrial listings across these corridors. Browse current Madera listings →
Why Tenants Lease in Madera
1. The Lowest Occupancy Cost in the Greater Fresno Market
Madera’s rents sit at or below Central Fresno and well under Clovis and North Fresno. For a tenant leasing 30,000 SF, that spread runs into the tens of thousands of dollars a year versus the premium submarkets. If your operation does not need newer product or a Fresno address, you are paying for things you will not use by leasing south of the county line.
2. Highway 99 Positioning
Highway 99 runs straight through Madera, connecting it 25 minutes southeast to Fresno, north toward Merced and Modesto, and into the full Central Valley distribution network. That makes Madera a workable shipping point for tenants serving the Valley without paying Fresno-metro rent.
3. Ag-Processing and Food-Grade Demand
Madera County anchors a major ag economy: almonds, grapes, dairy, and food processing. Food-grade, cold-adjacent, and co-packing space stays structurally tight because the ag economy keeps absorbing well-configured buildings. If your use is food-grade, expect competition for the right building and move fast.
4. Room for Cost-Driven Tenants
Madera has real depth in older, lower-cost warehouse and manufacturing product. Small and mid-size tenants priced out of Fresno and Clovis often find a workable fit here, especially if cost per square foot matters more than building spec.
What to Check Before You Lease in Madera
- Clear height. Older central Madera buildings run 12 to 18 feet clear. If you rack and stack, confirm the height before you fall for the rate. Avenue 12 product runs higher.
- Loading type. Grade-level versus dock-high changes your whole operation. Much of the older stock is grade-level only; newer Avenue 12 product is dock-high.
- Power. Verify amperage and phase. Manufacturing, processing, and refrigeration uses often need three-phase power an older building may not have.
- Water and wastewater. Food-processing and ag uses carry real water and discharge needs. Confirm the building and the city can support your use before you commit.
- Yard and truck access. If you need trailer staging or outdoor storage, confirm the yard is paved, sized for your trucks, and zoned for it.
- NNN load and lease structure. Ask for the actual CAM, tax, and insurance figures, and confirm NNN versus gross before comparing two listings.
How to Find Available Space in Madera
- Browse our Madera listings. We track active industrial and warehouse listings across Madera County. View Madera listings →
- Tell us your requirements. Square footage, budget, clear height, loading, whether you need food-grade or a yard, and your use. We will match you with Madera space that fits. Get started →
Related Fresno Industrial Guides
For the full market picture, start with our guide on how to find warehouse space in Fresno. To compare current pricing across submarkets, see our Fresno warehouse lease rates guide, and for the submarket-by-submarket layout read our Fresno submarket guide. For the premium northeast alternative, compare Clovis industrial space for lease. If your use is food-grade or temperature-sensitive, see our guide to cold storage and refrigerated warehouse space in Fresno.
For vacancy, rent growth, and cap rate data across the Fresno market, see our market report.