The Washington DC metro warehouse market isn’t one market – it’s a collection of submarkets with dramatically different pricing, vacancy, and inventory.
Northern Virginia runs 3.9% vacancy with asking rents 65% above the national average. Cross the river to Prince George’s County and you’ll find double the vacancy and 40% lower rents. Montgomery County has the region’s tightest industrial market but almost no small warehouse inventory – it’s dominated by flex and R&D space.
This guide breaks down where to actually find small warehouse space in the Washington DC metro, what each area costs, and which locations make sense for different business types.
Northern Virginia
Northern Virginia is the tightest industrial market in the Washington DC metro and one of the tightest in the country. Vacancy sits at 3.9% as of Q3 2025 – roughly half the national average. Small warehouse space under 5,000 SF is genuinely scarce.
The constraint is structural: data centers have consumed industrial land across Loudoun and Fairfax counties, pushing land prices above $4 million per acre in prime locations. Developers aren’t building small warehouse space when they can build data centers at higher returns.
What remains is older inventory – 1970s-1990s buildings that haven’t been redeveloped yet. Competition for these spaces is intense.
Alexandria / Landmark-Van Dorn
Overview: The closest small warehouse inventory to DC proper in Northern Virginia. Alexandria offers urban accessibility with genuine industrial zoning – a combination that’s increasingly rare.
Pricing: $17-20/SF NNN; $20.50-25/SF all-in
What You’ll Find: Older industrial buildings along Eisenhower Avenue and near Landmark Mall, small flex spaces in the Van Dorn corridor, limited but functional inventory in the 1,000-5,000 SF range.
Best For: Businesses that need Virginia location and DC proximity – government contractors, service companies working federal facilities, e-commerce operations prioritizing last-mile delivery to the District.
Watch Out For: Redevelopment pressure is high. The Landmark area is transforming with mixed-use development, which means some industrial buildings may not be available long-term. Ask about lease renewal options and building plans.
Highway Access: I-395 and I-495 within minutes. Duke Street provides east-west connectivity. Metro accessible (Van Dorn, Eisenhower stations).
WareSpace Alexandria: 950 South Pickett St opens Spring 2026 with small warehouse units and all-inclusive pricing. Check availability →
Springfield / Lorton / I-95 Corridor
Overview: The largest concentration of industrial space in Northern Virginia – 13.3 million SF along the I-95 corridor from Springfield south to Lorton. This is where you’ll find the most options for small warehouse space in NoVA.
Pricing: $15-18/SF NNN; $18-22.50/SF all-in
What You’ll Find: Multi-tenant industrial parks, older warehouse buildings with small bay availability, and some flex space. More inventory than Alexandria, though still competitive.
Best For: Businesses serving the southern NoVA market, contractors working in Fairfax County and beyond, and operations that need I-95 access for regional distribution.
Watch Out For: Traffic. The Springfield interchange is notoriously congested during rush hours. If your operation involves frequent daytime trips, factor in drive times carefully.
Highway Access: Direct I-95 access, Fairfax County Parkway, Route 1. Further from DC than Alexandria, but excellent north-south connectivity.
Dulles / Sterling / Loudoun County
Overview: Traditionally, the region’s industrial hub is now dominated by data center development. Finding small warehouse space here has become extremely difficult.
Pricing: $16-19/SF NNN where available; $19-24/SF all-in
What You’ll Find: Very limited small warehouse inventory. Most available space is larger format (10,000+ SF) or is being held for data center conversion. Some older industrial parks still have smaller bays, but vacancy is near zero.
Best For: Businesses that absolutely need Dulles airport proximity or serve Loudoun County clients. Otherwise, look elsewhere.
Watch Out For: Land prices have pushed past $4 million per acre in prime areas. Landlords have little incentive to lease small spaces when data center operators will pay premiums for the land. Even if you find space, lease terms may be short as buildings await redevelopment.
Highway Access: Route 28, Dulles Toll Road, Route 7. Excellent access to Dulles International Airport.
Maryland
Maryland offers what Northern Virginia increasingly can’t: available small warehouse space at reasonable prices. Prince George’s County, in particular, has become the value play for Washington DC metro businesses willing to trade Virginia prestige for functional, affordable space.
Bladensburg / Brentwood / Central Prince George’s County
Overview: The most accessible Maryland warehouse market from DC. Bladensburg and Brentwood sit just across the District line, offering urban proximity at suburban Maryland pricing.
Pricing: $10-14/SF NNN; $12.50-17.50/SF all-in
What You’ll Find: 27.96 million SF of industrial inventory across Central Prince George’s County. Older buildings predominate, but functional small warehouse space is available. Multi-tenant industrial parks offer units from 1,000 to 5,000 SF.
Best For: Cost-conscious businesses, operations serving DC and the eastern metro, and companies that don’t need a Virginia address. E-commerce sellers shipping regionally, contractors working DC proper, service businesses covering PG County.
Watch Out For: Building quality varies significantly. Some inventory dates to the 1960s-70s with deferred maintenance. Inspect carefully – check roof condition, HVAC functionality, loading door operation, and electrical capacity.
Highway Access: Route 1, Route 50, I-295 (Kenilworth Ave). Quick access to DC via New York Avenue.
WareSpace Bladensburg: 3342 Bladensburg Rd, Brentwood opens Early 2026 with small warehouse units and all-inclusive pricing. Check availability →
Landover / Upper Marlboro / Outer Prince George’s County
Overview: Larger industrial parks and distribution facilities characterize outer PG County. More space available than in Bladensburg, but further from DC.
Pricing: $9-13/SF NNN; $11.50-17/SF all-in
What You’ll Find: Industrial parks with small bay availability, older warehouse buildings, and some flex space. The FedEx Field area has a concentration of industrial uses.
Best For: Businesses prioritizing space and cost over DC proximity, operations with regional distribution needs, and companies serving PG County and southern Maryland.
Watch Out For: Distance from DC adds 15-30 minutes to commutes versus Bladensburg. Some areas have higher vacancy due to building obsolescence – inspect carefully.
Highway Access: I-495/Capital Beltway, Route 50, Route 301. The Central Beltway location provides access to both Virginia and Maryland suburbs.
Montgomery County
Overview: Montgomery County has the tightest industrial vacancy in Maryland at 4.0% – but almost no traditional warehouse space. The county’s industrial inventory is predominantly flex and R&D, serving biotech, tech, and professional services rather than warehouse operations.
Pricing: $22-25/SF NNN for flex; $26-30.50/SF all-in
What You’ll Find: Flex space with office/warehouse combinations, R&D facilities, and very limited pure warehouse. Small bay availability exists, but at premium pricing.
Best For: Businesses that need a Montgomery County location specifically – serving NIH, biotech companies, or Bethesda/Rockville clients. Operations combining office and light warehouse functions.
Watch Out For: This is flex market pricing, not warehouse pricing. If you need pure warehouse space at reasonable rates, Montgomery County isn’t the right market.
Highway Access: I-270, I-495, Route 355. Good connectivity to Northern Virginia via the Beltway.
Choosing the Right Submarket
Your location decision comes down to three factors: where your customers are, what you can afford, and whether address matters.
If cost is your primary constraint:
Look at: Bladensburg/Brentwood, Central Prince George’s County
You’ll save 40-60% versus Northern Virginia. A 2,000 SF space runs roughly $2,800/month all-in versus $4,000+ in Alexandria. The trade-off is older building stock and a Maryland address.
If you need Northern Virginia:
Look at: Springfield/Lorton first (best value), Alexandria if you need a close-in location
Springfield offers NoVA access at $18-22.50/SF all-in, meaningful savings versus Alexandria’s $20.50-25/SF. Unless DC proximity or federal facility access matters, the I-95 corridor delivers better value.
If you’re serving DC proper:
Look at: Bladensburg/Brentwood (Maryland) or Alexandria (Virginia)
Both are roughly equidistant from downtown DC. Bladensburg costs less; Alexandria costs more but offers a Virginia address and marginally better building stock. Your choice depends on budget and address preference.
If highway access matters most:
Need
Best Submarket
I-95 North/South
Springfield/Lorton
I-495 Beltway
Landover/Upper Marlboro
I-395 to DC
Alexandria
Route 50 East/West
Bladensburg
I-270 North
Montgomery County
If you need airport proximity:
Dulles (IAD): Sterling/Loudoun – but expect limited availability and high pricing
Reagan National (DCA): Alexandria – best combination of airport access and warehouse inventory
BWI: Not practical for Washington DC metro warehouse operations
Vacancy and Availability by Submarket
Submarket
Vacancy Rate
Inventory
Small Bay Availability
Northern Virginia (overall)
3.9%
67.4M SF
Very Limited
Alexandria / Van Dorn
4-5%
~8M SF
Limited
Springfield / Lorton
4-5%
13.3M SF
Moderate
Dulles / Sterling
3-4%
~20M SF
Very Limited
Central PG County
6.0%
28M SF
Good
Outer PG County
8-10%
~15M SF
Good
Montgomery County
4.0%
~12M SF
Limited (flex only)
Northern Virginia submarkets under 5% vacancy mean you’ll face competition for any quality small space. Expect to move quickly when you find something suitable.
Prince George’s County’s higher vacancy gives you leverage – more options, more negotiating room, and less pressure to sign immediately.
Finding small warehouse space in the Washington DC metro?
WareSpace opens two locations in 2026, offering small warehouse units with all-inclusive pricing in both Northern Virginia and Maryland:
- Alexandria, VA: 950 South Pickett St (Spring 2026) – Close-in NoVA location near I-395/I-495
- Bladensburg, MD: 3342 Bladensburg Rd, Brentwood (Early 2026) – Minutes from DC at Maryland pricing
Both locations offer units from 200-2,000 SF with flexible lease terms, no NNN, and no hidden fees.
FAQ
Where is the cheapest warehouse space in the Washington DC metro?
Bladensburg, Brentwood, and Central Prince George’s County offer the lowest pricing at $10-14/SF NNN ($12.50-17.50/SF all-in). For a 1,500 SF space, expect $1,565-2,190/month – roughly 40% less than Northern Virginia. Building quality varies, so inspect carefully, but functional small warehouse space is available at these rates.
Where can I find small warehouse space in Northern Virginia?
Springfield/Lorton, along the I-95 corridor, has the largest small warehouse inventory in NoVA, with 13.3 million SF of industrial space. Alexandria has closer-in options but less availability. Dulles/Sterling has very limited small bay inventory due to data center development consuming industrial land.
What’s the vacancy rate for Washington DC metro warehouse space?
Northern Virginia runs 3.9% vacancy rate – extremely tight by national standards. Prince George’s County has a higher vacancy (6-10% depending on submarket), meaning more availability and negotiating leverage. Montgomery County sits at 4% but has minimal traditional warehouse inventory – mostly flex and R&D space.
Is it better to lease warehouse space in Virginia or Maryland?
It depends on your priorities. Virginia offers tighter markets with better building stock, but costs 40-60% more. Maryland (especially Prince George’s County) offers significant savings and more availability, but generally older buildings. If you serve DC proper, both Alexandria and Bladensburg provide similar access – your choice comes down to budget and address preference.
Which Washington DC metro submarket has the best highway access?
Springfield/Lorton offers the best I-95 access for north-south distribution. Alexandria provides quick I-395 access to DC and the Pentagon area. Bladensburg connects easily to Route 50 and I-295. Landover/Upper Marlboro sits on the Capital Beltway for access to both Virginia and Maryland suburbs. Choose based on where your customers or jobs are located.
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