Statewide overview
Florida,
market by market.
Florida is not one industrial market. It is four freight systems that barely touch each other, and what a yard is worth in Medley has almost nothing to do with what a yard is worth in Ocala.
Four freight systems / one state
The South Florida gateway runs on trade. PortMiami, Port Everglades and Miami International Airport pull a tenant base built around import, export and last-mile delivery into eight million people. Land there is finished. The Everglades line and the Urban Development Boundary mean no new industrial acreage is being created, and pricing reflects that permanently rather than cyclically.
The I-4 corridor runs on distribution. Tampa, Polk County and Orlando serve the whole state from the middle of it, anchored by Port Tampa Bay in the west and the CSX intermodal terminal at Winter Haven in the centre. Jacksonville runs on freight infrastructure: a container and vehicle port, three railroads and the meeting point of I-95 and I-10. The Gulf coast and the Treasure Coast run on population, which shows up as contractors, marine trades and service businesses rather than as distribution.
Those are four different valuation problems. A broker who prices them the same way is guessing at three of them.
The tri-county, side by side
Average asking rent, PSF
Vacancy
Second quarter 2026. Broward and Miami-Dade published by Colliers, Palm Beach by Berger Commercial Realty. These describe county building markets. Yard, outdoor storage and truck parking price on usable acreage and permitted use, and do not track these figures.
Every market we work, and what each one runs on
- Broward CountyCore market. The tightest industrial in Florida and the hardest to add to.
- Miami-Dade CountyCore market. Gateway trade, and land finished by the Urban Development Boundary.
- Palm Beach CountyCore market. The only tri-county market with room left to build.
- Tampa and the BayThe largest port in Florida by tonnage, at the west end of I-4.
- Orlando and Central FloridaThe hinge of the corridor, and where truck parking money is being spent.
- JacksonvillePort, three railroads and two interstates. The most freight-native market in the state.
- Lakeland and Polk CountyInland distribution, anchored by the Winter Haven intermodal terminal.
- Ocala and Marion CountyI-75 at the middle of the peninsula, and the state’s horse economy.
- Fort Myers and the southwestOne interstate, a contractor boom, and yard zoning that is scarce.
- Port St. Lucie and the Treasure CoastWhere South Florida overflows to, at a third of the land basis.
- Sarasota and BradentonA wealthy coastal service economy with almost no service space.
- Outside FloridaTop-tier national industrial metros, plus RV and boat storage anywhere the buyer list reaches.
The infrastructure
What sets value here
Industrial value is access. Every figure on this page is downstream of these six things.
- The gatewayPortMiami, Port Everglades and Miami International Airport. Trade, last-mile, and land that cannot be replaced.
- The I-4 corridorTampa, Polk and Orlando. Distribution for the whole state, anchored by rail at Winter Haven.
- JacksonvilleJAXPORT, CSX, Norfolk Southern and the FEC, where I-95 meets I-10.
- The Gulf coastSarasota to Naples. Population-driven, service-driven, and short of small bay everywhere.
- The Treasure CoastI-95 and the Turnpike side by side, and the release valve on South Florida pricing.
- The interiorOcala, the Glades and Okeechobee. Agricultural freight, equipment storage and land at a real basis.
What we sell here
Six asset classes, all of them local
- Industrial outdoor storage. Yards, contractor and fleet storage, container and chassis, from roughly an acre of usable land up.
- Truck parking and terminals. Staging, drop lots and cross-dock terminals along the freight corridors.
- Small bay and flex. Roughly 1,200 to 15,000 SF units. The tightest product in almost every Florida market.
- Warehouse. Owner-user, single tenant and multi-tenant, dock-high and grade-level.
- RV and boat storage. The asset class that travels. Industrial Storage Brokers has closed it across five states.
- Industrial land. Priced on what the zoning permits today rather than on what a rezoning might allow later.
Every Florida market, city by city
Straight answers
Questions owners actually ask
Broward, Miami-Dade and Palm Beach are the core, where he is a local market expert and walks the sites himself. Beyond that, Industrial Storage Brokers works Tampa, Orlando, Jacksonville, Lakeland and Polk County, Ocala, Fort Myers and the southwest, Port St. Lucie and the Treasure Coast, and Sarasota and Bradenton, on the strength of the asset class and a national buyer list.
He will tell you which of those two he is relying on for your property. He does not claim a market the firm has never transacted in.
Sixteen properties across five states, all sold. In Florida: Jacksonville and Orange Park, St. Augustine twice, Fort Pierce twice, Orlando, Melbourne, Fort Myers, Bonita Springs, Pensacola and Eustis. Out of state: Phoenix Arizona, Philadelphia Pennsylvania, Gulfport Mississippi, Ponchatoula Louisiana and Caballo New Mexico.
A large part of that out-of-market record is RV and boat storage, which is the asset class that travels because its buyer pool is national.
On IOS, truck parking and terminals, roughly one acre of usable, unencumbered land. On buildings it is less about size and more about whether a real buyer pool exists for the product. If it does not fit, we will say so quickly rather than take a listing we cannot sell.
Sellers and landlords are the core of the business, and that is where the representation is. We also source off-market deals for buyers who own this asset class, which is the same list that gets called when a seller wants a quiet sale.
Before you list in Florida
Read these before you sign a listing agreement.
How to sell a warehouse in Fort Lauderdale
The seven steps in the order they happen, what sets the price, and the three mistakes that cost owners the most.
What is my industrial property worth?
Why no website can price a warehouse or a truck yard, and what a real broker opinion of value contains.
How to choose an industrial broker
Nine questions to ask before you sign, and what a weak answer sounds like.
Next step
Find out what your property is worth.
A confidential broker opinion of value, at no cost and with no obligation to list. Phil sets the number himself.