Orange County is 34 cities packed into 800 square miles, and warehouse rents vary by 40% depending on where you look. Irvine commands $20+/SF while parts of Santa Ana run $14-16/SF. Vacancy is under 2% in the Airport area but 5%+ in North County.
This guide breaks down Orange County’s industrial areas – what each costs, who it works for, and the tradeoffs.
Central Orange County: Santa Ana, Tustin, Orange
Central OC offers the best value for businesses that need to reach the entire county.
Rents: $14-18/SF annually ($1,167-1,500/month for 1,000 SF base rent)
Vacancy: 4-5%, the highest availability in central/south OC
Why it works: You’re at the convergence of I-5 and I-405. From Santa Ana, you can reach Irvine in 10 minutes, Anaheim in 15, Newport Beach in 20. For service businesses and contractors covering all of Orange County, central positioning minimizes average drive time to clients.
Who it’s best for:
- Service businesses covering OC broadly
- Contractors working jobs across the county
- E-commerce sellers who want port proximity without Irvine pricing
- Businesses priced out of the Airport area
Tradeoffs: Building stock is older than South County. Some areas have mixed industrial/commercial zoning with more traffic.
WareSpace Santa Ana is located here at 2601 S Garnsey St – 10 minutes from Downtown Santa Ana, adjacent to the Irvine Business Complex, with I-5 and I-405 access.
Airport Area: Irvine, Costa Mesa
The Airport area around John Wayne (SNA) has the tightest vacancy and highest rents in Orange County.
Rents: $18-24/SF annually ($1,500-2,000/month for 1,000 SF base rent)
Vacancy: Under 2% – the tightest in the county
Why it works: Corporate Orange County is centered here. If your clients are companies headquartered along the 405 corridor, proximity matters for perception and response time. Newer building stock, well-maintained common areas, and a professional image.
Who it’s best for:
- Businesses serving corporate Irvine clients
- Operations where address/image matters to customers
- Companies that need proximity to John Wayne Airport
Tradeoffs: Highest rents in the county. Very limited small-bay availability – most inventory is 5,000+ SF. When space does become available, it moves fast.
North County: Anaheim, Fullerton, Brea, Placentia
North County offers moderate pricing with the best access to LA County.
Rents: $15-18/SF annually ($1,250-1,500/month for 1,000 SF base rent)
Vacancy: 5-6%, the highest availability in the county
Why it works: If your work is split between Orange County and LA County, North County positioning makes sense. You’re 20-30 minutes from Downtown LA via the 5 or 57, while still being 20-30 minutes from central OC. SR-91 provides Inland Empire access.
Who it’s best for:
- Businesses splitting work between OC and LA
- Disneyland-area service providers
- Companies with Inland Empire connections via the 91
- Businesses seeking more availability and moderate rents
Tradeoffs: Farther from the ports (45+ minutes to Long Beach). Further from South County clients. SR-91 traffic can be severe during peak hours.
Specific areas:
- Anaheim has the most industrial inventory in North County, ranging from older buildings near Disneyland to newer stock in Anaheim Hills
- Fullerton offers good freeway access but limited small-bay options
- Brea sits at the LA County border with easy 57 freeway access
South County: Lake Forest, Mission Viejo, Laguna Hills
South County has the newest buildings but the least industrial inventory.
Rents: $18-22+/SF annually ($1,500-1,833/month for 1,000 SF base rent)
Vacancy: 3-4%
Why it works: If your customers are primarily in South County residential areas, positioning here reduces drive time. Building stock is generally newer with better finishes.
Who it’s best for:
- Service businesses focused on South County residential
- Contractors working primarily in Laguna, Mission Viejo, and San Clemente
- Businesses where newer building quality matters
Tradeoffs: Very limited industrial zoning – South County is primarily residential and retail. Small-bay options are scarce. Farthest from the ports (40+ minutes). Premium pricing for a limited selection.
Irvine Spectrum Area
The Spectrum area is technically South County, but functions as its own submarket.
Rents: $19-24/SF annually ($1,583-2,000/month for 1,000 SF base rent)
Vacancy: 2-3%
Why it works: Tech and corporate presence similar to the Airport area, but with newer development. Good access to the 5, 405, and 133.
Who it’s best for:
- Tech-adjacent businesses
- Companies serving the Spectrum-area corporate clients
- Operations that benefit from the area’s professional image
Tradeoffs: Premium pricing, very limited small-bay availability, primarily designed for larger tenants.
Coastal: Newport Beach, Huntington Beach, Costa Mesa (West)
Coastal areas have minimal industrial inventory at premium prices.
Rents: $20-26/SF annually ($1,667-2,167/month for 1,000 SF base rent)
Vacancy: 2-3%
Why it works: If you serve coastal clients and need to minimize response time to Newport, Laguna Beach, or Huntington Beach.
Who it’s best for:
- Marine and boating service businesses
- Coastal property service providers
- Businesses where beach proximity is operationally relevant
Tradeoffs: Very little industrial zoning. What exists commands premium pricing. Traffic and parking can be challenging. Most businesses serving coastal clients do fine operating from Santa Ana or Costa Mesa (east) at much lower cost.
Area Comparison Summary
Area
Rent/SF
Vacancy
Best For
Central OC (Santa Ana, Tustin)
$14-18
4-5%
Countywide coverage, value
Airport (Irvine, Costa Mesa)
$18-24
<2%
Corporate clients, image
North County (Anaheim, Fullerton)
$15-18
5-6%
OC/LA split, availability
South County (Lake Forest, Mission Viejo)
$18-22
3-4%
South OC residential focus
Irvine Spectrum
$19-24
2-3%
Tech/corporate, newer buildings
Coastal (Newport, Huntington)
$20-26
2-3%
Marine/coastal businesses only
How to Choose the Right Area
Start with your customers. Map where your jobs, deliveries, or client visits happen. Your warehouse should minimize average travel time across that footprint, not optimize for any single destination.
Factor in your commute. You’ll be at the warehouse daily. A 45-minute commute each way adds 7-8 hours weekly. That time has value.
Consider port proximity if you import. Santa Ana is 25 miles from the ports; Anaheim is 35+ miles. At 4+ containers monthly, the drayage difference matters.
Don’t overpay for an image unless the clients visit. E-commerce sellers and many service businesses never have customers at their warehouses. Paying Irvine rents for a space clients never see doesn’t make sense.
Check availability before committing to an area. A vacancy under 2% indicates limited options. You may need to expand your search radius or wait for space to open up.
Orange County Warehouse Location FAQs
What’s the cheapest area for warehouse space in Orange County?
Central Orange County (Santa Ana, Tustin, Orange) offers the best value at $14-18/SF, combined with central positioning and good highway access. North County runs slightly higher at $15-18/SF but has more availability.
Where should I locate if my customers are spread across Orange County?
Central OC minimizes average drive time. From Santa Ana, you can reach most of the county in 20-30 minutes. Edge locations (North County, South County) add 15-20 minutes to trips in the opposite direction.
Is Irvine worth the premium?
Only if your clients are corporate accounts in Irvine who expect you nearby, or if the professional image of an Irvine address matters to your business. For most small businesses, central OC delivers similar access at 20-30% lower cost.
What about the Inland Empire as a cheaper alternative?
Inland Empire rents run 25-35% lower than Orange County, but you’re adding 30-50 miles of distance from the ports and 30-60 minutes of drive time to OC clients. Whether it makes sense depends on your customer geography and import volume.
Which areas have the most small-bay availability?
North County (Anaheim, Fullerton) has the most overall availability. Central OC (Santa Ana, Tustin) has moderate availability with better positioning. The airport area and South County have very limited small-bay options.
WareSpace Santa Ana opens Fall 2026 at 2601 S Garnsey St. Central Orange County location with I-5 and I-405 access, starting at $900/month.
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