Manufacturing has specific requirements that go beyond standard warehouse space — zoning that permits production, sufficient electrical capacity for machinery, floor loads that handle heavy equipment, and sometimes ventilation, drainage, or environmental permits. If you’re searching for manufacturing space for lease in Fresno, this guide covers the zoning, building types, power requirements, and where to find space that fits your operation.
What Counts as Manufacturing Space?
Manufacturing space is industrial real estate designed for production — transforming raw materials into finished goods. This includes:
- Light manufacturing — assembly, packaging, food processing, electronics, apparel, 3D printing, small metal fabrication
- Heavy manufacturing — metal fabrication with heavy equipment, chemical processing, plastics molding, large-scale food production, machining
- Agricultural processing — the dominant manufacturing sector in Fresno: nut processing, fruit and vegetable packing, canning, freezing, wine production, and food manufacturing
- Research and development (R&D) — prototyping, product testing, pilot production lines
The key distinction from warehouse space: manufacturing involves production activity, not just storage. This triggers different zoning, building code, environmental, and permitting requirements.
Fresno Industrial Zoning for Manufacturing
Fresno’s industrial zoning determines what manufacturing activities are permitted:
M-1 (Light Industrial)
The most common industrial zone in Fresno. Permits light manufacturing, assembly, fabrication, warehousing, distribution, and wholesale. Typical uses: electronics assembly, food packaging, metal fabrication (light), cabinet making, printing, agricultural processing (light), and most “clean” manufacturing.
Restrictions: Outdoor storage requires screening. Noise, vibration, and emissions must not impact adjacent properties. Heavy industrial processes (chemical manufacturing, large foundries) are typically not permitted in M-1.
Most of Fresno’s industrial submarkets. For a full breakdown, see our Fresno submarket guide — South Fresno, Industrial Park, Roosevelt — have M-1 zoning.
M-2 (Heavy Industrial)
Permits all M-1 uses plus heavier manufacturing: chemical processing, metal smelting, concrete batch plants, recycling facilities, large-scale food processing, and other operations with higher environmental impact. M-2 zones are found in specific areas of Fresno, particularly in South Fresno and parts of the Roosevelt industrial area.
If you need M-2 zoning: The supply is limited. Most of Fresno’s industrial land is zoned M-1, and M-2 properties are scarce and tend to be owner-occupied rather than leased.
MP (Industrial Park)
A zoning designation for planned industrial parks — some South Fresno and Clovis business parks. MP zones permit light manufacturing and office uses but may restrict outdoor storage, heavy equipment, and uses that generate noise or truck traffic. MP zoning is designed for a business-park environment, not heavy production.
Check before you sign: If your manufacturing involves welding, machining, or chemical use, confirm MP zoning allows it — some MP zones restrict these activities.
Fresno County Agricultural-Industrial Zoning
Fresno County (outside city limits) has agricultural-industrial zoning that permits agricultural processing and food manufacturing on larger parcels. These properties are found in the unincorporated areas surrounding Fresno and can be ideal for large-scale food processing operations that need acreage and aren’t constrained by city zoning.
Building Types for Manufacturing
Manufacturing building. Purpose-built for production with features like reinforced concrete floors (6”+ slabs), three-phase power, high bay clear heights (24–32+), bridge cranes or overhead hoists, and sometimes cold storage or refrigeration. Agricultural processing buildings in Fresno often have specialized features like stainless steel walls, food-grade floors, refrigeration systems, and loading docks designed for bulk produce.
Warehouse converted to manufacturing. A warehouse space modified for production use. May have adequate power and floor slab for light manufacturing but lacks features like cranes, reinforced floors, or process drainage. Common in Fresno because purpose-built manufacturing buildings are limited outside the agricultural processing sector.
Flex / industrial service building. A smaller building (2,000–10,000 SF) with a mix of office and warehouse/production space. Suitable for small-scale manufacturing, R&D, or prototyping. Found in South Fresno and Clovis business parks.
Agricultural processing building. Fresno’s dominant manufacturing building type — specialized facilities for food processing with features like food-grade finishes, stainless steel surfaces, refrigeration/freezer capacity, process plumbing, and loading docks designed for bulk agricultural products. Found primarily in South Fresno and the Roosevelt area.
Where to Find Manufacturing Space in Fresno
South Fresno (Industrial Park / Jensen Avenue)
South Fresno has the highest concentration of manufacturing space in Fresno. Buildings here were originally built for food processing, light manufacturing, and agricultural processing, with features like reinforced floors, three-phase power, and process plumbing. Many have been converted to warehouse use but retain the manufacturing infrastructure. This is the first place to look for manufacturing space. Browse Fresno listings and filter by submarket.
Roosevelt Area (Southeast Fresno)
The Roosevelt industrial area has manufacturing buildings on larger lots, particularly for agricultural processing and food production. These buildings tend to have specialized infrastructure — refrigeration, process plumbing, food-grade finishes — and are popular with food manufacturing operations. Buildings here are older but functional.
Central Fresno (Blackstone / Clinton)
The industrial corridors along Blackstone and Clinton have some manufacturing buildings, particularly older buildings originally built for light manufacturing and food processing. These tend to be smaller (5,000–20,000 SF) and serve small manufacturers, fabricators, and food producers.
Clovis
Clovis has some flex and light manufacturing buildings in its business parks, particularly for smaller operations and businesses that want a suburban location. However, Clovis zoning may be more restrictive for heavy manufacturing — verify before leasing. Browse available Clovis warehouses for lease.
Electrical and Infrastructure Requirements
Three-phase power. Manufacturing equipment — lathes, mills, presses, compressors, processing lines, refrigeration systems — typically requires three-phase electrical service. Most industrial buildings in Fresno have three-phase power, but the amperage varies widely:
- Small manufacturing: 200–400 amps, 208V or 480V three-phase
- Medium manufacturing: 400–800 amps, 480V three-phase
- Heavy manufacturing / large food processing: 800–2,000+ amps, 480V three-phase
Verify the building’s electrical service and panel capacity before signing. Upgrading electrical service can cost $10,000–$50,000+ and requires utility coordination and permitting.
Floor load capacity. Manufacturing equipment can be heavy — CNC machines, presses, injection molders, processing equipment, storage tanks. Industrial buildings typically have 4–6 inch concrete slabs, but heavier equipment may require 8+ inches or reinforced slabs. Ask the landlord for the floor load rating or have a structural engineer assess it.
Compressed air. If your manufacturing uses pneumatic tools or equipment, check if the building has a compressed air system. If not, you’ll need to install a compressor, receiver tank, and piping — factor this into your build-out costs.
Ventilation and exhaust. Manufacturing processes that generate fumes, dust, or heat require ventilation. Check if the building has exhaust fans, make-up air units, or the ability to install them. Some processes require environmental permits from the San Joaquin Valley Air Pollution Control District (SJVAPCD) — Fresno County is in the SJVAPCD jurisdiction, which has some of the strictest air quality regulations in California.
Process water and drainage. If your manufacturing uses water (cleaning, cooling, processing, food production), verify the building has adequate water supply and floor drains. Food processing operations may need to meet specific sanitary drainage requirements. Industrial process water may need to go through an oil/water separator or other treatment before discharge to the sewer — check with the City of Fresno Public Utilities.
Refrigeration and cold storage. If you’re in food processing or need cold storage, verify the building has existing refrigeration capacity or the ability to install it. Cold storage build-out is expensive ($100–$300/SF for freezer space) — look for buildings with existing refrigeration infrastructure.
Typical Rents for Manufacturing Space
Manufacturing space in Fresno rents in this range:
| Submarket | Typical Rate ($/SF/YR) | Building Type |
|---|---|---|
| South Fresno (Industrial Park) | $6.00–$10.80 | Manufacturing / agricultural processing |
| Roosevelt Area | $6.60–$10.20 | Agricultural processing / manufacturing |
| Central Fresno (Blackstone) | $7.20–$11.40 | Older manufacturing / converted warehouse |
| Clovis | $9.60–$13.20 | Flex / light manufacturing |
Rates are NNN (triple net). Manufacturing space tends to cost less per square foot than flex or office warehouse space because it has less office build-out and fewer amenities — but build-out costs for specialized infrastructure (power, ventilation, floors, refrigeration) can add $20–$80/SF on top of the lease.
What to Look For in a Manufacturing Lease
Zoning verification. Before signing, verify with the City of Fresno or Fresno County Planning that the property’s zoning permits your specific manufacturing use. Don’t rely on the listing or landlord — check directly with the planning department. A zoning verification letter costs $100–$300 and protects you from leasing a space you can’t legally use.
Power capacity. Confirm the building’s electrical service (voltage, amperage, phase) matches your equipment requirements. Get an electrician to assess the panel and distribution if you’re unsure.
Environmental permits. If your manufacturing involves chemicals, solvents, paints, fuels, or hazardous materials, you may need permits from SJVAPCD, Fresno County Environmental Health Division, or the State Water Board. Food processing operations may require permits from the Fresno County Environmental Health Division or California Department of Public Health. Start this process early — permits can take weeks or months.
Lease term and TI. Manufacturing build-out is expensive — if you’re investing $50,000+ in electrical, ventilation, or flooring, you need a lease term long enough to amortize that investment (typically 3–5+ years). Negotiate a TI allowance and free rent period to offset build-out costs.
Insurance. Manufacturing operations carry higher insurance costs than warehousing. Confirm the landlord’s insurance requirements and get quotes for your general liability and property coverage before signing.
For current Fresno industrial market trends, including vacancy rates and rent growth data, see our Q3 2026 market report with cited data from Cushman & Wakefield, CBRE, and Lee & Associates.
How to Find Available Manufacturing Space
- Browse our Fresno listings. We track industrial listings including manufacturing space. View listings →
- Filter by building type. Look for buildings labeled “Manufacturing,” “Industrial,” or “Flex” — and check the description for features like three-phase power, reinforced floors, or cold storage.
- Submit your requirements. Tell us your square footage, power requirements, zoning needs, and use case. We’ll match you with manufacturing space that fits. Get started →
For a complete overview of available Fresno industrial space, browse our homepage with featured listings and current market data.
For investor-focused data on Fresno industrial cap rates, see our market report with cap rate ranges by submarket and building type. Fresno’s third-party logistics sector is growing rapidly — see our complete guide to Fresno 3PL warehouse space, cold storage, and distribution facilities.
For current Fresno industrial market trends, including vacancy rates and rent growth data, see our market report.
The Fresno Manufacturing Market
Fresno’s manufacturing market is anchored by the region’s agricultural economy — food processing, packing, and agricultural supply operations are the dominant manufacturing sectors. Fresno County is one of the most productive agricultural regions in the world, and the manufacturing infrastructure reflects this: many industrial buildings were built for or converted to food processing, with specialized features like refrigeration, sanitary drainage, and food-grade finishes.
Fresno’s manufacturing advantage is cost — industrial space here is significantly cheaper than the Bay Area, Los Angeles, or even Sacramento, making it attractive for operations that need large footprints. The city’s Central Valley location provides direct access to agricultural raw materials and a labor force experienced in food production and manufacturing.
The challenge for manufacturing tenants is that purpose-built manufacturing buildings are limited — much of Fresno’s industrial inventory was built for warehouse and distribution use. Manufacturing tenants often lease warehouse space and build it out for production, which requires upfront investment but gives you a space tailored to your operation.
If you need manufacturing space, start early — finding the right building with the right zoning, power, and floor capacity takes time. The fastest path is to tell us what you need — square footage, power requirements, zoning needs, budget, and use case — and we’ll send you matching options as they become available.
Ready to browse? View active Fresno industrial listings → For a complete inventory of Fresno industrial space for lease across all submarkets, browse our full industrial listings with photos, rates, and building specifications.
For logistics operators, see our guide to 3PL warehouse space in Fresno — covering third-party logistics facilities, cold storage, and distribution requirements. For market-wide vacancy and rent trends, see our Fresno industrial market trends report. For current Fresno industrial real estate prices and lease rate data by submarket, see our comprehensive pricing guide.