Industrial and flex property in Central Florida
Most industrial demand in Volusia and Flagler is small: the electrical contractor, the marine or auto shop, the distributor with two trucks, the manufacturer who has outgrown a rented bay and wants a building with the company’s name on the deed. Industrial condominiums exist for exactly that buyer — a unit sized for one business, with the roll-up door, the clear height and the electrical service that business needs, owned rather than rented. We sell and acquire across the range: individual condominium units, freestanding small-bay and flex buildings, warehouses and contractor yards, and, through our land practice, the industrial-zoned acreage they are built on.
At the other end of the scale, the logistics buildings under construction along I-95 are built and marketed by their developers. Our work is the owner-user and private-investor market underneath them, which those buildings change: every large employer that opens brings the suppliers, service firms and contractors who need a bay of their own.
Who we represent
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Owner-users
Contractors, service businesses, distributors and light manufacturers who want to own where they operate. We write the requirement — use, size, clear height, doors, power, yard, location — then source from the listings and from owners who have not listed, and manage the acquisition through inspection and closing.
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Owners, investors and developers
Owners of small-bay and flex buildings held for income, developers selling out an industrial condominium project unit by unit, and 1031 exchange buyers who want multi-bay income with a broad base of occupants. The work is a broker opinion of value, an offering memorandum and outreach to the buyers who price this class.
What drives value
Industrial buyers are practical. The price of a building tracks what a business can do inside it, in this order:
- The functional specification. Clear height, door count and type (grade-level or dock-high), column spacing, electrical service and three-phase power, floor load, and whether trucks can get in, turn and get out.
- What the zoning allows. Light versus heavy industrial, permitted uses, outdoor storage, vehicle repair and any conditional-use requirements. A yard that cannot legally store equipment is worth less than one that can.
- Location and access. Distance and drive time to I-95, I-4 and the customer base; frontage on a truck route; proximity to the airport, the port cities and the larger employers.
- Condition and capital items. Roof age, slab condition, fire protection, environmental history, and — for a condominium unit — the association’s budget and reserves.
For income buildings the same items sit under an occupancy and rent analysis: the rents in place against what comparable space commands, the term remaining and the cost to refill a bay if an occupant leaves. For an owner-user, the comparison is the cost of ownership against what the business pays today.
How we work
- Requirement or valuation For a buyer, a written acquisition requirement. For a seller, a broker opinion of value from closed sales of comparable industrial property, priced per square foot and, where there is income, on the income. Not an appraisal, and it may not be relied upon as one (s. 475.612, Fla. Stat.).
- Sourcing or offering memorandum For buyers, the listed inventory plus direct outreach to owners of buildings that fit. For sellers, an offering memorandum with the specification sheet, site plan, zoning, survey, environmental history and photographs assembled before the property goes to market.
- Outreach and negotiation Owner-users, private investors, exchange buyers and developers, contacted directly. Offers compared on price, deposit, contingencies, timing and the buyer’s ability to perform; letter of intent and contract negotiated with your attorney.
- Due diligence Phase I environmental, survey, title, zoning verification, roof and slab and electrical inspections, flood zone, and the condominium documents if there are any — lined up before the inspection period begins.
- Closing Lender requirements, association estoppels and the closing calendar, managed day by day.
What we analyze
- Clear height, bay depth, column spacing and floor load
- Dock-high versus grade-level doors and truck-court depth
- Electrical service, three-phase power and compressed-air or process needs
- Zoning classification, permitted uses and outdoor storage rights
- Truck access, turning radii, paved yard and fencing
- Roof age, slab condition, fire sprinklers and life safety
- Environmental history and the Phase I findings
- Flood zone, stormwater permits and impervious-surface limits
- Condominium declaration, budget, reserves and assessments
- Comparable sales per square foot and, for income property, in-place rents against the market
Central Florida context
The industrial map in Volusia is being redrawn along I-95. The items below are from public sources; each carries its source and date. We have found no current primary-source vacancy figure for Volusia County and do not quote one.
- Amazon DAB2, a robotics fulfillment center at 2519 Bellevue Ave in Daytona Beach, opened September 23, 2025 with 1,000-plus jobs.ClickOrlando, September 23, 2025.
- Florida Logistics Center, about 290 acres on S Williamson Blvd between I-95 and Williamson near Beville Rd: two buildings under construction for delivery in 2027, with build-to-suit sites for larger users.CBRE press release, May 29, 2026.
- I-95 at US-1, Ormond Beach: a $130 million interchange rebuild began in spring 2026, a year ahead of schedule.Central Florida Public Media, April 30, 2026.
- Orlando industrial, Q2 2026: vacancy 10.2% (up from 9.6% a year earlier), net absorption +252,000 SF, 2.9 million SF under construction.CBRE, Orlando Industrial Figures Q2 2026, July 9, 2026.
Questions we hear
What is an industrial condominium?
A unit in a multi-bay industrial building that is owned, not rented, under a condominium declaration. Each owner holds title to their bay — typically with a roll-up door, an office area and a share of the common parking and yard — and pays an association assessment for the roof, exterior, drive aisles and insurance on the common elements. It gives a small business ownership of the space it operates from at a size a freestanding building could not offer.
Should my business own its building?
Sometimes, and the way to find out is to run the numbers rather than rely on a rule of thumb: the purchase price and financing, property taxes after reassessment, insurance, association dues if it is a condominium, and the capital items the building will need, set against what the business pays for space today and what it could sell the building for later. We pull the comparable sales and the available inventory; your lender and CPA weigh in on financing and the tax treatment.
What sizes and types of industrial property do you sell?
Individual industrial condominium units, freestanding small-bay and flex buildings, warehouses and contractor yards, and — through our land practice — industrial-zoned acreage. Our market is the owner-user and private-investor segment. The large logistics buildings going up along I-95 are built and marketed by their developers; we do not represent that product, but we follow it because it changes the demand for everything around it.
What do buyers check in industrial due diligence?
A Phase I environmental site assessment, because industrial use history is the first question a lender asks; a survey and title work; a zoning verification letter confirming the intended use and any outdoor storage; roof, slab, electrical and fire-protection inspections; the flood zone and stormwater permits; and, for a condominium unit, the declaration, budget, reserves and any pending assessments. We line these up before the inspection period starts so it does not run long.
Do you sell industrial land?
Yes. Industrial-zoned acreage, contractor yards and sites for small-bay development are handled through our land practice, with the same zoning, utility, access and environmental review a building would get. If you need a site rather than a building, start on the commercial and industrial sites page.
Educational information only — not tax, legal, environmental or investment advice. A broker opinion of value is not an appraisal. Consult your own attorney, CPA, lender and environmental consultant before you buy or sell industrial property.