The Washington DC metro warehouse market is not one market, it is a collection of submarkets with dramatically different pricing, vacancy, and inventory. Northern Virginia runs 3.9% vacancy with asking rents about 65% above the national average. Cross the river to Prince George’s County and you will find roughly double the vacancy and 40% lower rents. Montgomery County has the region’s tightest industrial market but almost no small warehouse inventory.
This guide breaks down where to actually find small warehouse space in the DC metro, what each area costs, and which locations make sense for different business types.
DC metro submarkets at a glance
- Lowest cost near DC
- Bladensburg / Brentwood, MD
- Most NoVA inventory
- Springfield / Lorton (I-95 corridor)
- Closest to DC in VA
- Alexandria / Landmark-Van Dorn
- WareSpace buildings
- Alexandria, VA & Bladensburg, MD (both now leasing)
- All-inclusive rate
- From $1,000/mo, 200-2,000 sq ft
Northern Virginia
Northern Virginia is the tightest industrial market in the DC metro and one of the tightest in the country, with vacancy near 3.9%, roughly half the national average. 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. What remains is older inventory from the 1970s through 1990s, and competition is intense.
Alexandria / Landmark-Van Dorn is the closest small warehouse inventory to DC proper in Northern Virginia. Pricing runs $17 to $20/SF NNN, or $20.50 to $25/SF all-in. You will find older industrial buildings along Eisenhower Avenue and near Landmark Mall, with limited but functional inventory in the 1,000 to 5,000 SF range. Best for businesses that need a Virginia location and DC proximity, such as government contractors and last-mile e-commerce. Watch for redevelopment pressure, since some industrial buildings may not be available long-term. I-395 and I-495 are within minutes, and Van Dorn and Eisenhower Metro stations are accessible.
Springfield / Lorton / I-95 corridor holds the largest concentration of industrial space in Northern Virginia, about 13.3 million SF. Pricing runs $15 to $18/SF NNN, or $18 to $22.50/SF all-in. You will find multi-tenant industrial parks and older warehouse buildings with small-bay availability, more inventory than Alexandria though still competitive. Best for businesses serving southern NoVA and contractors needing I-95 access. Watch for Springfield interchange traffic during rush hours.
Dulles / Sterling / Loudoun County is traditionally the region’s industrial hub but is now dominated by data center development. Pricing runs $16 to $19/SF NNN where available. Small warehouse inventory is very limited, with most space larger format or held for data center conversion. Best only for businesses that absolutely need Dulles airport proximity.
Maryland
Maryland offers what Northern Virginia increasingly cannot: available small warehouse space at reasonable prices. Prince George’s County in particular has become the value play for DC metro businesses willing to trade Virginia prestige for functional, affordable space.
Bladensburg / Brentwood / central Prince George’s County is the most accessible Maryland warehouse market from DC, sitting just across the District line. Pricing runs $10 to $14/SF NNN, or $12.50 to $17.50/SF all-in. Central Prince George’s County holds about 27.96 million SF of inventory at roughly 6.0% vacancy. Older buildings predominate, but functional small warehouse space from 1,000 to 5,000 SF is available. Best for cost-conscious businesses serving DC and the eastern metro. Watch building quality carefully, since some inventory dates to the 1960s and 70s. Route 1, Route 50, and I-295 provide quick access to DC.
Landover / Upper Marlboro / outer Prince George’s County features larger industrial parks and distribution facilities, with more space than Bladensburg but further from DC. Pricing runs $9 to $13/SF NNN, or $11.50 to $17/SF all-in. Best for businesses prioritizing space and cost over DC proximity. I-495, Route 50, and Route 301 provide access to both Virginia and Maryland suburbs.
Montgomery County has the tightest industrial vacancy in Maryland at 4.0%, but almost no traditional warehouse space. Pricing runs $22 to $25/SF NNN for flex, or $26 to $30.50/SF all-in. The inventory is predominantly flex and R&D, serving biotech and professional services. Best only for businesses that specifically need a Montgomery County address near NIH or Bethesda and Rockville clients.
Choosing the Right Submarket
Your location decision comes down to three factors: where your customers are, what you can afford, and whether a Virginia or Maryland address matters.
| Your priority | Look at | Why |
|---|---|---|
| Lowest cost | Bladensburg / central PG County | 40-60% below NoVA, close to DC |
| Northern Virginia, best value | Springfield / Lorton | NoVA access below Alexandria pricing |
| Serving DC proper | Bladensburg or Alexandria | Both roughly equidistant from downtown |
| Dulles airport proximity | Sterling / Loudoun | Limited stock, premium pricing |
| Reagan National proximity | Alexandria | Best mix of airport access and inventory |
One simple option across the metro.
Move-in-ready DC metro space from $1,000/mo
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DC Metro Neighborhood FAQ
Which DC metro submarket has the cheapest warehouse space?
Bladensburg, Brentwood, and central Prince George’s County are the cheapest near DC, at $12.50 to $17.50/SF all-in. Outer Prince George’s County (Landover, Upper Marlboro) can run slightly lower but adds distance from the District.
Where is the most small warehouse inventory in Northern Virginia?
The Springfield and Lorton stretch of the I-95 corridor holds about 13.3 million SF, the largest NoVA concentration, with more small-bay options than close-in Alexandria.
Why is there so little warehouse space in Loudoun County now?
Data center development has consumed the industrial land, pushing prices past $4 million per acre. Landlords have little incentive to lease small spaces when data center operators pay premiums for the land.
Should I choose Maryland or Virginia?
Choose Virginia if you need a Virginia address, federal-facility proximity, or NoVA client access. Choose Maryland if cost is the priority and you serve DC proper or the eastern metro. WareSpace operates on both sides, in Alexandria, VA and Bladensburg, MD.
Find Your DC Metro Submarket with WareSpace
WareSpace gives you both sides of the metro: Alexandria, VA for Northern Virginia access and Bladensburg, MD near the DC core, with units from 200 to 2,000 sq ft from $1,000/mo all-inclusive. Book a tour or get an instant estimate. Compare costs in our DC metro cost guide, or see options for contractors and e-commerce sellers.