Texas Industrial Market · San Antonio · HQ
San Antonio industrial space for lease — what to expect, where to look, and how CRECO works the market.
San Antonio industrial is a near-shoring winner: the I-35 corridor toward Mexico and the Schertz/Northeast submarket anchor modern bulk distribution, metro vacancy runs ~8-11% after a 2023-2025 supply wave that is now absorbing, and asking rents on modern bulk land in the $6-8/SF NNN range — a real discount to Dallas-Fort Worth and Houston.
Full-Service Brokerage
Who CRECO represents in San Antonio
CRECO is not a tenant-only firm. We represent tenants, landlords, owners, and investors — for lease and for sale — across retail (including restaurant space and pad sites), office (including medical office), industrial, flex, and land.
Tenants & buyers
Businesses leasing or buying retail, restaurant, office, medical office, industrial, or flex space in San Antonio — site selection, negotiation, and lease or purchase execution. Tenant rep is typically paid by the landlord.
Landlords & owners
Owners leasing or selling commercial property and land in San Antonio — pricing, marketing, tenant and buyer sourcing, negotiation, and property management.
Sellers & investors
Investment sales and acquisitions, 1031 exchange replacement property, and hold/sell analysis for commercial investors in San Antonio and across Texas.
Intermediary, when authorized
When both parties authorize it in writing, CRECO can act as an intermediary between landlord and tenant or seller and buyer, as Texas law permits.
Key takeaways
- San Antonio is the closest major US metro to Mexico on the I-35 NAFTA corridor — near-shoring and reshoring demand from cross-border supply chains is a structural tailwind other Texas markets do not share to the same degree.
- The Northeast / I-35 corridor (Schertz, Cibolo, New Braunfels) is the primary modern bulk distribution submarket — big-box 200K-1M SF, positioned between the Austin megaregion and the Laredo border crossing.
- The South Side is an advanced-manufacturing cluster anchored by Toyota (and its on-site supplier park) plus Navistar's newer plant — build-to-suit and manufacturing-flex demand here behaves differently from pure distribution.
- Port San Antonio (the former Kelly AFB) is a ~1,900-acre aerospace, advanced-manufacturing, and cyber campus with large-bay and hangar product you will not find elsewhere in the metro.
- For comparable modern product, San Antonio asking rents run a genuine discount to Dallas-Fort Worth and Houston — for tenants with Texas-Triangle flexibility, SA is frequently the lowest-occupancy-cost option in the state.
Market Context
The San Antonio industrial market today.
San Antonio industrial rode a 2023-2025 development wave — speculative bulk delivered fastest along the I-35 Northeast corridor, pushing metro vacancy off its pandemic-era lows into the high single digits and low teens. Unlike the pure oversupply story in some markets, San Antonio's absorption has held up: the metro is one of the fastest-growing large cities in the country by population, and the near-shoring thesis keeps translating into real requirements rather than just headlines.
The demand base is unusually diversified for a mid-size industrial market. Cross-border logistics (San Antonio is the first major distribution hub north of Laredo, the busiest US-Mexico land port), a durable manufacturing cluster (Toyota, Navistar, and their supplier ecosystems on the South Side), aerospace and advanced manufacturing at Port San Antonio, and everyday regional distribution serving 2.6M+ metro residents all pull on different tenant pools. That mix is why San Antonio industrial has been steadier through the cycle than markets levered to a single demand driver.
Two things warrant tenant attention right now: modern bulk in the Northeast, where the supply wave means landlords are competitive on free rent and TI for the first time in years — real leverage for a tenant who can move; and cold storage, where the development pipeline remains light relative to grocery and food-distribution demand and the rent premium over dry product is holding.
Where to Look
San Antonio industrial submarkets we cover.
Northeast / I-35 (Schertz–Cibolo)
Modern bulk distribution
The primary big-box corridor — Schertz, Cibolo, New Braunfels. Positioned between Austin and the Laredo border. Where most speculative bulk delivered and where the free-rent leverage now sits.
South Side / Toyota / Brooks
Manufacturing + build-to-suit
Advanced-manufacturing belt anchored by Toyota's plant and supplier park plus Brooks. Manufacturing-flex and BTS demand distinct from distribution; heavy power and rail available.
Port San Antonio (Southwest)
Aerospace + advanced industry
The ~1,900-acre former Kelly AFB — aerospace, advanced manufacturing, cyber. Large-bay and hangar product, on-site rail, and tenant profiles you will not find in a typical distribution park.
East / I-10 East (Foster Road)
Emerging bulk corridor
Newer distribution growth east of the city toward Seguin along I-10. Newer inventory, competitive asking rents, and room to run on land relative to the built-out Northeast.
Northwest / 1604
Infill flex + light industrial
Smaller-bay flex and light industrial closer to the affluent North Side. Better demographics for showroom and service-industrial uses; tighter vacancy and higher rents per SF than bulk.
Far West / US-90 / Lackland
Value + growth runway
Value-oriented industrial along US-90 and the far Southwest. Lower occupancy cost, growing rooftop base, and land availability for owner-users and BTS.
CRECO Approach
How we work San Antonio industrial deals.
CRECO is headquartered in San Antonio. We have walked these parks — Schertz and the Tri-County corridor, the Brooks and South Side manufacturing belt, Port San Antonio, the I-10 East and Foster Road bulk, and the infill flex around Loop 410 and 1604 — and we know which developers are pragmatic on terms, which buildings have real trailer parking and power, and which planned deliveries are actually going to hit their timeline.
For tenants, industrial tenant rep is where the leverage is clearest right now: with new bulk competing for occupancy, we are seeing free-rent and TI concessions on modern product that a single-building negotiation rarely surfaces. For requirements that need power, clear height, trailer storage, or FTZ status, we filter the metro to the handful of buildings that actually qualify before you spend a day touring.
For owners and investors, we run hold-versus-sell analysis at the asset level and source both cross-border and Texas-Triangle buyer flow when it is time to trade. The cap-rate spread between San Antonio and the larger Texas metros is real, and it cuts both ways depending on whether you are buying yield or selling into institutional demand.
Why CRECO for San Antonio industrial.
- CRECO is headquartered in San Antonio — we know the parks, the developers, and the landlords by name
- Fluent in the near-shoring / cross-border logistics story that drives SA industrial demand
- Senior broker leads every engagement — from a 5,000 SF flex bay to a 300,000 SF distribution requirement
- We qualify buildings on power, clear height, trailer parking, and FTZ status before you tour
- Full-service representation — tenants, landlords/owners, and investors; tenant rep is typically paid by the landlord
- Concession benchmarking from the deals CRECO is actually closing each quarter, not aggregated marketplace data
- Texas-wide network for tenants weighing San Antonio against DFW, Houston, or Austin
Available Now
San Antonio industrial listings represented by CRECO
Live CRECO inventory for industrial space in the San Antonio area. Tenant-rep clients also get access to every other option on the market.
| Property | Type | Size | Price / rate |
|---|---|---|---|
| 2250 Chipley Circle 2250 Chipley Cir, San Antonio, TX 78219 | Industrial / Warehouse · For Lease | 29,750 SF | $7.5/SF/yr NNN |
| 1222 Chulie Dr 1222 Chulie Dr, San Antonio, TX 78219 | Industrial / Warehouse · For Lease | 16,100 SF | $10/SF/yr NNN |
FAQ
San Antonio industrial space — FAQ
What are current industrial lease rates and vacancy in San Antonio?
What industrial space is available in San Antonio right now?
Which San Antonio submarkets are best for industrial space?
Does CRECO represent tenants or landlords for San Antonio industrial deals?
How do I contact CRECO about industrial space in San Antonio?
Leasing, buying, or selling industrial property in San Antonio?
Tenants: we filter the market to the 4-5 properties worth a tour, typically at no cost to you. Owners and investors: we lease and sell industrial property in San Antonio.
Start with CRECOSources & methodology
Market figures on this page — rents, vacancy, absorption, cap rates, pricing, and inventory — are CRECO market estimates, as of September 2026. They are not attributed to a third-party research provider or data service, have not been independently verified, and are approximate; published market reports may differ. For current figures on a specific property or submarket, talk to a CRECO broker at (210) 817-3443 or info@crecotx.com.