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Industrial & Warehouse Property in Central Massachusetts

Warehouse, manufacturing, and distribution buildings for sale and lease across Worcester County, from small owner-user boxes to multi-tenant distribution space.

Looking in the city? Worcester, MA commercial real estate: listings, rents, tax rates, and the market data.

Status

2 listings

For Sale21-35 Pearl St Industrial property in Webster
20 photos

$2,500,00057,414 SF · $43.54 / SF

21-35 Pearl St

Webster · Industrial

For Sale1155 Victory Hwy Industrial property in Burrillville
23 photos

$1,800,00010,000 SF · $180.00 / SF

1155 Victory Hwy

Burrillville · Industrial

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Industrial & Warehouse Property: the market

What the Worcester County industrial market looks like

The Worcester market holds about 120 million square feet of industrial space across Worcester County and Windham County, Connecticut. Overall vacancy is 9.3% after 1.9 million square feet of new supply delivered in a year, but that vacancy sits almost entirely in speculative logistics boxes over 200,000 square feet, which run 14.2%. Small-bay space under 20,000 square feet, the product most owner-users and contractors want, is 3.9%. Asking rents average $10.94 per square foot: older buildings with limited loading lease for $5 to $7 triple net, modern high-clear space for $9 to $12, which is 30 to 50 percent under Greater Boston for comparable space. That spread is the whole reason the market gets attention: a tenant paying $18 inside 128 can often solve the same operational problem out here for half of it, and an investor gets a yield Boston stopped offering years ago.

What is driving demand

Two things. E-commerce distribution keeps taking space, and manufacturers keep relocating out of higher-cost metros. New supply has gone into large speculative buildings along the Route 146 corridor and the Mass Pike, and two more mega-projects broke ground in 2026, the 1.2 million square foot Charlton Commerce Center and an 845,000 square foot Prologis building, both delivering in late 2027. Small-bay space has seen almost no new construction, which is why it stays tight and why asking rents still rose 4.0% on the year. CoStar forecasts roughly 3.5% annual rent growth through 2030, the fastest of any sector here.

What to look at before you sign or buy

Clear height decides more than anything else. Under 18 feet you lose most modern racking configurations, and that shows up in both rent and resale. After that: the ratio of dock-high doors to drive-in, truck court depth, column spacing, incoming power (three-phase amperage is the one people forget), sprinkler type and coverage, and whether the zoning actually permits your use rather than merely tolerating it. On older manufacturing parcels, ask about environmental history early. Massachusetts 21E obligations attach to the property, and finding out during diligence is far cheaper than finding out after.

Where the inventory sits

Worcester itself has older multi-story mill stock plus I-290 frontage sites. Auburn and Millbury pick up the I-90 and Route 20 traffic. Spencer and Leicester offer lower entry prices with the same Route 9 access. Webster and Oxford sit on Route 395. Each of those submarkets prices differently for the same building, so it is worth looking at more than one.

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Each market page carries the vacancy, rents, tax rates, corridors, and current listings for that town. Start there if you are focused on one place.