If you are searching for industrial space for lease in Tracy, you are looking at the Bay Area’s closest big-box distribution submarket in the Northern San Joaquin Valley. Tracy sits on I-580 and I-205, about 60 minutes from Oakland and the East Bay, which is why national logistics and e-commerce tenants priced out of the Bay Area keep landing here. This guide breaks down what warehouse and industrial space costs to lease in Tracy in 2026, where the inventory sits, and what to check before you sign.
Tracy Industrial Lease Rates in 2026
Tracy industrial space is quoted on a NNN (triple net) basis: a base rent plus a pro-rata share of property taxes, insurance, and maintenance (CAM). NNN charges typically add $0.10 to $0.25 per square foot per month on top of the base rate, so confirm the structure before you compare two listings.
As of 2026, Tracy asking rents run roughly $0.65 to $1.10/SF per month NNN, the widest band in the Stockton MSA because the submarket spans both value warehouse and newer Class A distribution. Class A dock-high product with Bay Area access carries the top of the range. For MSA context, Stockton averages about $0.77/SF/mo NNN at 8.2% vacancy (Colliers Q1 2026).
| Market | Asking rent (NNN/mo) | Positioning |
|---|---|---|
| Tracy | $0.65-$1.10/SF | I-580/I-205 Bay Area access, Class A |
| Stockton / San Joaquin Co. | $0.74-$0.79/SF | Port + dual rail + I-5 |
| Lathrop | $0.70-$1.00/SF | I-5 big-box distribution |
| Modesto / Stanislaus Co. | $0.50-$0.85/SF | Hwy 99, lowest basis |
Sources: Lee & Associates Q1 2026; Colliers Q1 2026 San Joaquin County (Stockton $0.77/SF NNN, 8.2% vacancy); CBRE Q1 2026. See the Stockton Industrial Market Overview 2026 for the full data set.
To estimate monthly base rent on any listing:
Monthly base rent = (monthly $/SF rate × square footage)
A 50,000 SF Tracy warehouse at $0.85/SF/mo NNN works out to $42,500 per month base rent, plus CAM. The same requirement in Modesto at $0.70/SF would run $35,000, which is the whole trade-off: Tracy costs more, but it puts you 60 minutes from the East Bay.
Why Tenants Lease in Tracy
1. The Closest Big-Box to the Bay Area
Tracy’s defining advantage is drive time. Via I-580 and I-205 it is roughly 60 minutes to Oakland and the East Bay, closer than any other Stockton MSA submarket. For distribution and e-commerce operations that serve Bay Area customers but cannot afford Bay Area rent, Tracy is the standard answer.
2. Class A Distribution Product
Tracy has the modern large-format buildings the older Central Valley submarkets lack: 28 to 36 ft clear heights, deep truck courts, ESFR sprinklers, and ample dock doors. Our active inventory runs from mid-size warehouse up to buildings well over 500,000 SF on Promontory Parkway and Grant Line Road. If you need institutional-grade dock-high space, Tracy and neighboring Lathrop are where it lives.
3. Freeway and Labor Position
I-580, I-205, and I-5 all serve Tracy, giving one-move access to the Bay Area west, the Central Valley south, and Sacramento north. The submarket also draws a large commuter labor pool from across the Northern San Joaquin Valley.
4. Room Across Scales
Tracy is not only big-box. Our listings also include smaller warehouse and flex product in the 1,400 to 40,000 SF range for contractors, regional distributors, and light manufacturers who want freeway access without an institutional-sized lease.
Tracy Industrial Space by Corridor
Promontory Parkway / International Park
Tracy’s newest Class A distribution corridor. Big-box dock-high product, high clear heights, modern truck courts, the large single-building availabilities, and the top of the Tracy rate range. Start here for 100,000+ SF distribution requirements.
Grant Line Road / MacArthur Drive
The established distribution and warehouse spine running through Tracy. A mix of Class A and Class B product, grade-level and dock-high, and the deepest supply of mid-size warehouse space. The most competitive rents for value-seeking tenants.
Kasson Road / South Tracy
Larger industrial and manufacturing parcels on the south and west edges, including build-to-suit and large freestanding buildings. Good for manufacturing, outdoor storage, and tenants who need acreage.
What to Check Before You Lease in Tracy
- Clear height. New Promontory product runs 32 to 36 ft; older Grant Line stock runs 24 to 28 ft. If you are stacking racking or running a conveyor, confirm the height before you fall for the rate.
- Loading type. Grade-level versus dock-high changes your whole operation. Confirm dock-door count and truck-court depth for distribution use.
- Power. Verify amperage and phase. Manufacturing and automated distribution uses often need 3-phase power and heavy service an older building may not have.
- Truck routing and access. Confirm the route in avoids weight-restricted roads and that the site handles your trailer traffic, especially off I-205.
- NNN load. Ask for the actual CAM, tax, and insurance figures, not an estimate.
- Lease structure. Confirm NNN versus gross before comparing listings. A low gross rate and a low NNN base rate are not the same number.
Related Resources
- Tracy industrial listings - current active listings with rates and sizes
- Lathrop and Tracy Distribution Space - the big-box I-5 and I-205 distribution corridor
- Stockton Industrial Market Overview 2026 - MSA vacancy, rents, and submarket rates
- Stockton Submarket Guide - how every Stockton MSA submarket compares
- What to Look For in a Warehouse Lease - loading, clear height, power, and CAM
Frequently Asked Questions
How much does industrial space cost to lease in Tracy in 2026?
Tracy industrial and warehouse space leases for roughly $0.65 to $1.10 per square foot per month NNN, the widest band in the Stockton MSA because the submarket spans both value warehouse and newer Class A distribution. Class A dock-high product with Bay Area access carries the top of the range. NNN charges typically add $0.10 to $0.25/SF/mo on top of the base rate (Lee & Associates Q1 2026; Stockton MSA average $0.77/SF NNN at 8.2% vacancy).
Why lease in Tracy instead of Stockton or Modesto?
Bay Area drive time. Via I-580 and I-205 Tracy is roughly 60 minutes to Oakland and the East Bay, closer than any other Stockton MSA submarket, and it has the modern Class A big-box product that older submarkets lack. You pay more per square foot than Modesto or value Stockton, but you buy proximity to Bay Area customers and institutional-grade buildings.
Where is industrial space concentrated in Tracy?
Inventory clusters along three corridors: Promontory Parkway and International Park (newest Class A big-box distribution), Grant Line Road and MacArthur Drive (established mid-size warehouse, the most competitive rents), and Kasson Road and south Tracy (larger parcels, manufacturing, and build-to-suit).
How much Tracy industrial space is available?
stocktonwarehouses.com currently tracks active Tracy listings ranging from roughly 1,400 SF small-bay space up to buildings well over 500,000 SF on Promontory Parkway and Grant Line Road. Browse current Tracy listings or contact us with your size, loading, and budget and we will send a curated short list.
Looking for industrial space for lease in Tracy? Browse active listings or contact us with your size, clear-height, loading, and budget requirements and we will send a curated short list of matching properties. This service is free.