If you're budgeting for industrial space in the Triad, the headline average hides more than it shows. Rent depends on submarket, product type, and building size, and the asking rent is only part of what you'll pay.
Rents by product type (Q3 2026)
| Product | Avg. asking rent ($/SF/yr) |
|---|---|
| Warehouse / distribution | $6.33 |
| Flex | $8.48 |
| Manufacturing | $5.80 |
| All industrial | $6.37 |
Source: Cushman & Wakefield. CBRE, which tracks a smaller set of buildings, reports a $6.60 NNN average for Q3 2026.
Size matters too. In CBRE's Q1 2026 report, buildings under 100,000 SF averaged about $7.27/SF with only 4.8% vacancy, the tightest of any size class, while flex/R&D averaged about $11.28.
Rents by submarket (warehouse/distribution, Q3 2026)
| Submarket | Warehouse asking rent | Vacancy |
|---|---|---|
| Kernersville | $8.95 | 3.9% |
| East Guilford | $8.04 | 9.9% |
| Airport / West Guilford | $7.92 | 6.1% |
| North Forsyth | $7.25 | 4.6% |
| Burlington / Alamance | $7.03 | 7.3% |
| Central Greensboro | $7.02 | 6.6% |
| Southeast Forsyth | $5.98 | 8.1% |
| High Point / Thomasville | $5.81 | 4.3% |
| Outlying Davidson County | $4.70 | 4.7% |
| Randolph County | $3.65 | 2.7% |
Source: Cushman & Wakefield Q3 2026. Submarket pages: Greensboro, Kernersville, High Point, Randolph.
What you'll actually pay: face rent vs. effective rent
Most Triad industrial leases are NNN (triple net): on top of base rent you pay your share of property taxes, insurance, and common area maintenance. Ask for the building's actual expense history. NNN charges are commonly in the range of about $1–$2/SF per year but vary widely with tax value and services.
Then compare effective rent, not face rent:
- Free rent months and tenant improvement (TI) allowances reduce your real cost.
- Annual escalations (often around 3–4% in recent industrial leases) raise it over the term.
- Who pays for roof and HVAC replacement can swing costs significantly.
Two buildings quoting the same rent can differ by more than a dollar per foot in true cost once these are counted.
A coming cost to plan for
Guilford and Davidson counties reappraised property in 2026, with many Guilford values up 40–50% or more. A 2026 state law delayed the new values, which are expected to take effect for fiscal 2027-28. On an NNN lease, higher taxes flow through to tenants, so if you're signing a multi-year lease in Guilford or Davidson, ask the landlord for an estimate of 2027 taxes, not just today's.
Getting the best deal
Start 9–12 months before you need space (12–18 if you need more than 100,000 SF or special power). Tenant representation is usually paid by the landlord. Send Matt your requirements and he'll compare options on true occupancy cost.
Sources
Frequently asked questions
Why is flex space more expensive than warehouse space?
Are rents negotiable in the Triad right now?
Industrial and commercial broker with KW Commercial in Greensboro, NC, 16+ years as an investor and broker, and author of The Industrial Broker. (336) 580-3432
Keep reading
NNN vs. Gross vs. Modified Gross Leases in Greensboro: What Triad Industrial Tenants Actually Pay
How NNN, gross and modified gross industrial leases work in Greensboro and the Triad, with 2026 tax rates (78.95¢ county + 79.85¢ city per $100) and a worked 20,000 SF warehouse example.
October 22, 2026Owners & SellersGuilford County's 2026 Revaluation Delay: What It Means for Industrial Owners and NNN Tenants
Guilford and Davidson counties' 2026 property reappraisals were delayed by state law until fiscal 2027-28. Here's what that means for industrial owners, NNN tenants, buyers and sellers in the Triad.
October 19, 2026InvestorsIndustrial Outdoor Storage (IOS) in the Triad: Demand, Zoning, and What Owners Should Know
Truck parking, contractor yards and equipment storage — industrial outdoor storage is one of the scarcest property types in the Piedmont Triad. Who wants it, why zoning drives value, and how owners and tenants should approach it.
October 19, 2026