Essex County, MA · Industrial Market Intelligence
Thinking About Selling Your
Essex County Industrial Building?
Before You List, Read This.
A data-driven guide to industrial property sales volume, pricing, and market cycle positioning across the top 10 Essex County industrial markets — built for owners evaluating their next move in 2026.
Market Overview
The Essex County Industrial Market in 2026
Essex County's industrial market is anchored by two distinct corridors: the Route 128 North corridor centered on Peabody, and the I-93 / I-495 Merrimack Valley corridor running through Andover, Haverhill, Lawrence, and Methuen. Each corridor attracts a different buyer profile and commands different pricing.
Peabody leads the county with $573.7 million in total industrial transaction volume — driven by its strategic position at the intersection of Route 128 and Route 1, offering direct access to both the Boston market and the North Shore. The $170.0M in 2021 volume reflects peak pandemic-era logistics demand, and the market has maintained consistent activity with $76.1M in 2023 and $30.5M in 2025. Andover commands the highest average sale price per square foot in the county at $218/SF, reflecting the premium for corporate-quality industrial assets near the I-93 and I-495 interchange — MANSARD's home market.
The Merrimack Valley corridor — Lawrence, Haverhill, and Methuen — offers a compelling value proposition for buyers seeking a lower basis relative to the Route 128 markets while maintaining strong highway access. Lawrence's $104.8M in 2021 and Haverhill's $83.2M in 2022 reflect the depth of institutional interest in these markets at the cycle peak. Restaurant Technologies' recent lease of approximately 48,000 SF in Methuen confirms continued corporate demand in this corridor.
— Jeremy Cyrier, CCIM, CRE | President, MANSARD
Market Cycle Intelligence
Where Boston Industrial Sits in the National Cycle
The Mueller-Chacon Real Estate Market Cycle Forecast places the Boston industrial market — including Essex County — in Phase 3 (Hypersupply). Pricing remains near record highs, but the window to sell at peak conditions may be narrowing.
The U.S. industrial market is in Phase 3 (Hypersupply) as the 2020–2022 construction boom delivers new supply into a softening demand environment. Vacancy rates are rising nationally, rent growth is decelerating, and net absorption has turned negative in many markets.
Boston industrial vacancy has risen to 8.9% from a trough of 3.7% in 2022 Q2, but pricing at ~$200/SF remains well above the national average of ~$152/SF. Essex County benefits from strong structural demand from manufacturing, logistics, and distribution users along the I-93 and I-495 corridors.
| Metric | Boston Industrial | National Average | Trend |
|---|---|---|---|
| Overall Vacancy Rate | 8.9% | ~7.8% | Rising — 100+ bps above national |
| Specialized Industrial Vacancy | 5.4% | — | Tight — positive absorption (+619K SF) |
| 12-Month Net Absorption | (2.7M) SF | Mixed | Negative overall; spec. industrial positive |
| Market Asking Rent Growth | 1.8% | 1.4% | Decelerating from 9.4% peak (2022 Q2) |
| Avg Sale Price/SF | ~$200 | ~$152 | Near record high |
| Avg Cap Rate | 7.0% | 7.3% | Slight expansion expected |
| Sales Volume (TTM) | $2.3B | — | Above $1.5B historical avg |
Sources: Mueller-Chacon Real Estate Market Cycle Forecast, Q4 2026 [1]; CoStar Boston Industrial Market Report, Q2 2026 [2].
Sales Velocity Data
Industrial Transaction Volume by Town, 2017–2026
Total recorded industrial sale price volume and average sale price per square foot across the top 10 Essex County industrial markets, 2017 through YTD 2026.
| # | Town | Total Vol | Avg $/SF | YTD 2026 | 2025 | 2024 | 2023 | 2022 | 2021 | 2020 | 2019 | 2018 | 2017 | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | Vol | $/SF | ||||
| 1 | Peabody | $573.7M | $179 | — | — | $30.5M | $257 | — | — | $76.1M | $237 | $55.8M | $155 | $170.0M | $317 | $139.8M | $162 | $61.6M | $149 | $5.3M | $86 | $34.6M | $71 |
| 2 | Lawrence | $271.5M | $92 | $9.7M | $122 | $4.7M | $290 | $27.3M | $125 | $7.4M | $51 | $35.1M | $111 | $104.8M | $69 | $35.3M | $66 | $17.1M | $45 | $20.5M | $26 | $9.7M | $15 |
| 3 | Haverhill | $268.3M | $141 | — | — | $60.8M | $191 | $4.5M | $184 | $5.3M | $169 | $83.2M | $309 | $75.8M | $151 | $22.6M | $97 | $1.0M | $58 | $6.3M | $51 | $8.6M | $55 |
| 4 | Andover | $239.4M | $218 | — | — | $5.4M | $125 | $14.1M | $235 | — | — | $68.9M | $491 | $125.0M | $124 | — | — | — | — | $26.0M | $115 | — | — |
| 5 | Methuen | $188.8M | $161 | — | — | $13.5M | $193 | $59.0M | $224 | — | — | $24.1M | $188 | $20.4M | $204 | $59.8M | $159 | $9.7M | $80 | $2.2M | $79 | — | — |
| 6 | Salem | $122.7M | $105 | $3.5M | $139 | $33.2M | $113 | $5.0M | $162 | $2.4M | $35 | $21.7M | $108 | $35.0M | $194 | $10.7M | $66 | $4.5M | $96 | $4.7M | $53 | $2.0M | $82 |
| 7 | Beverly | $113.8M | $154 | — | — | $2.4M | $267 | $9.7M | $132 | $12.3M | $167 | $5.9M | $98 | — | — | $3.0M | $80 | $80.5M | $183 | — | — | — | — |
| 8 | Newburyport | $98.3M | $134 | $4.8M | $171 | $10.1M | $72 | $39.0M | $170 | $1.3M | $186 | $16.8M | $117 | $6.2M | $148 | $1.2M | $218 | $4.3M | $99 | $8.6M | $100 | $5.8M | $59 |
| 9 | Lynn | $91.4M | $119 | $45.2M | $161 | $6.5M | $99 | $1.5M | $123 | $3.3M | $183 | $6.2M | $97 | $4.2M | $275 | $12.0M | $40 | — | — | $11.4M | $44 | $1.1M | $46 |
| 10 | Saugus | $68.0M | $263 | — | — | $58.5M | $690 | — | — | $1.5M | $330 | $1.8M | $316 | — | — | $4.0M | $110 | — | — | $1.2M | $28 | $1.0M | $106 |
Vol = Total recorded sale price volume. $/SF = Average sale price per square foot (weighted by total SF sold). Transactions between $1M–$100M. Source: MANSARD Sales Velocity Data, 2017–YTD 2026. — indicates no qualifying transactions in that period.
Town-by-Town Analysis
Top 10 Essex County Industrial Markets
Rankings reflect total industrial sale price volume from 2017 through YTD 2026. Each market has a distinct buyer profile, pricing dynamic, and strategic opportunity.
Peabody is Essex County's dominant industrial market, positioned at the strategic intersection of Route 128 and Route 1. The $170.0M in 2021 and $139.8M in 2020 reflect deep institutional demand at the cycle peak. The market has maintained consistent activity with $76.1M in 2023, confirming continued buyer depth in this well-established North Shore industrial submarket.
Get a Peabody Property Evaluation →Lawrence is a major urban industrial market offering the lowest average sale price per square foot in the top 10 at $92/SF — making it the most accessible entry point for value-add buyers in Essex County. The $104.8M in 2021 reflects strong pandemic-era demand. The market attracts private capital targeting repositioning opportunities and user-buyers seeking a lower cost basis.
Get a Lawrence Property Evaluation →Haverhill is a growing I-495 industrial market with strong recent momentum. The $83.2M in 2022 at $309/SF reflects peak institutional demand, and the $60.8M in 2025 confirms continued buyer activity. The market attracts a mix of logistics, manufacturing, and distribution users seeking I-495 access at a competitive price point relative to the Route 128 markets.
Get a Haverhill Property Evaluation →Andover commands the highest average sale price per square foot in Essex County industrial at $218/SF — reflecting the premium for corporate-quality assets at the I-93 and I-495 interchange. The $125.0M in 2021 and $68.9M in 2022 at $491/SF reflect deep institutional demand. MANSARD's office is at 14 Essex Street in Andover — this is our home market.
Get an Andover Property Evaluation →Methuen benefits from direct I-93 access and proximity to the Massachusetts border, attracting both NH-bound and Boston-area industrial users. The $59.8M in 2020 and $59.0M in 2024 reflect consistent demand across market cycles. Restaurant Technologies' recent lease of approximately 48,000 SF in Methuen confirms active corporate demand in this submarket.
Get a Methuen Property Evaluation →Salem is a diversified North Shore industrial market with consistent transaction activity across every year in the dataset. The $35.0M in 2021 and $33.2M in 2025 reflect sustained buyer demand. The market attracts a mix of manufacturing, distribution, and light industrial users seeking North Shore access at a competitive price point.
Get a Salem Property Evaluation →Beverly is a growing North Shore industrial market anchored by Route 128 access and proximity to Salem. The $80.5M in 2019 reflects strong pre-pandemic institutional demand, and the market has seen consistent activity in recent years. Beverly attracts a mix of manufacturing, life science production, and distribution users seeking North Shore industrial space.
Get a Beverly Property Evaluation →Newburyport is a Seacoast industrial market with consistent transaction activity and strong recent momentum. The $39.0M in 2024 is the highest single-year figure for Newburyport in the dataset, signaling growing buyer interest. The market attracts manufacturing and light industrial users seeking a Seacoast location with I-95 access.
Get a Newburyport Property Evaluation →Lynn is an urban industrial market experiencing significant revitalization driven by its proximity to Boston and improving transit access. The $45.2M in YTD 2026 is the highest single-period figure for Lynn in the dataset — signaling a surge in buyer activity. The market attracts value-add investors targeting properties with repositioning or alternative use potential.
Get a Lynn Property Evaluation →Saugus commands the second-highest average sale price per square foot in Essex County industrial at $263/SF — driven by a $58.5M transaction in 2025 at $690/SF, reflecting the premium for well-located Route 1 industrial assets near Boston. The market attracts institutional buyers seeking urban-adjacent industrial with strong highway access.
Get a Saugus Property Evaluation →Who Is Buying
Understanding the Buyer Landscape in 2026
Essex County attracts a distinct buyer mix across its two primary corridors — the Route 128 North markets and the Merrimack Valley markets — each with different buyer profiles and pricing expectations.
Three Buyer Types in Essex County
- Institutional Capital: REITs and private equity targeting well-leased logistics and distribution assets in Peabody, Andover, and Haverhill. Focused on stable income and long-term hold strategies.
- Private Capital: Family offices and private investors pursuing value-add opportunities in Lawrence, Methuen, Salem, and Lynn. Focused on lower-basis acquisitions with repositioning or lease-up potential.
- User-Buyers: Manufacturing, logistics, and distribution companies purchasing to control their operations. Most active in Andover, Methuen, and Haverhill for functional industrial space with strong highway access.
What Buyers Are Underwriting
- Stable Income: Fully leased or near-leased assets with creditworthy tenants command significant premiums — particularly in Peabody and Andover where institutional buyers compete aggressively.
- Value-Add / Lease-Up: Vacant or partially vacant assets at a discount to replacement cost, where buyers underwrite a lease-up to market rents. Most active in Lawrence and Lynn.
- User Ownership: Buyers seeking to control their long-term occupancy costs and eliminate lease renewal risk. Most active in Methuen, Haverhill, and Salem for functional industrial space.
MANSARD Strategy
We Don't Start With a Listing.
We Start With Strategy.
Essex County is MANSARD's home market. Our office is in Andover, and we have been advising industrial building owners throughout this county for nearly two decades. We know the buyers, the submarkets, and what it takes to get a deal done here.
- Know what your Essex County industrial property is worth today
- Identify the right buyers — institutional, private, or user
- Decide if selling, holding, or repositioning makes the most sense
- Build a strategy to maximize value before going to market
88.9% of MANSARD's recent sales closed on-time and at the client's accepted offer price. That outcome is determined before the property ever goes live.
Schedule a Pre-Sale Strategy Call
A short conversation can help you understand what your Essex County industrial property is worth, who the right buyers are, and how to approach a sale the right way.
Schedule a Pre-Sale Strategy Call Call (617) 674-2043Confidential. No obligation. No pressure.
Client Results
What Essex County Industrial Owners Say
"Thank you for everything you did in completing the leasing and sale of our building at 580 Main Street. You did a wonderful job working with all of the personalities involved. We look forward to working with you again in the future."
"Taylor successfully sold two of my Southern NH industrial buildings for $14,000,000. I recommend Taylor with full confidence to anyone looking to sell their industrial property."
"Jeremy did a great job with the entire process. He is very smart and great at making everything go smoothly. I would recommend MANSARD for anyone looking to sell or rent commercial property."
Frequently Asked Questions
Essex County Industrial Market: Common Questions
Yes. Essex County industrial properties continue to trade actively across both the Route 128 North corridor and the Merrimack Valley corridor. Peabody, Lawrence, Haverhill, and Andover lead transaction volume. The market benefits from strong I-93 and I-495 access and a deep base of manufacturing, logistics, and distribution tenants. Institutional buyers remain active at 40% of transactions.
Peabody leads all Essex County towns with $573.7 million in total industrial sales volume from 2017 through YTD 2026, driven by its strategic location at the intersection of Route 128 and Route 1. Andover commands the highest average sale price per square foot at $218/SF, reflecting the premium for corporate-quality industrial assets near the I-93 and I-495 interchange.
The Route 128 North corridor (Peabody, Beverly, Salem) commands higher pricing at $105–$179/SF average and attracts institutional buyers seeking stable income from logistics and distribution assets. The Merrimack Valley corridor (Lawrence, Haverhill, Methuen, Andover) offers a mix of premium corporate assets in Andover ($218/SF) and value-add opportunities in Lawrence ($92/SF) and Haverhill ($141/SF), attracting both institutional and private capital.
The Boston industrial market is in a correction phase, but pricing remains near record highs and Essex County continues to see active buyer demand. The right answer depends on your specific asset, its tenancy, its location, and your financial goals. MANSARD's Pre-Sale Strategy process is specifically designed to help you answer these questions before committing to any path.
MANSARD's office is located at 14 Essex Street in Andover — Essex County is our home market. Jeremy Cyrier, CCIM, CRE has been advising industrial building owners throughout this county for nearly two decades. We know the active buyers in both the Route 128 North and Merrimack Valley corridors, and we understand the pricing dynamics of each submarket. This local knowledge is the difference between a sale that closes at the right price and one that lingers on the market.
MANSARD's process begins with a confidential Pre-Sale Strategy Call — no obligation, no pressure. From there, we conduct a Strategic Asset Evaluation: we evaluate your asset, its performance, and its position in the Essex County industrial market. We identify the likely buyers and how to position your property to create demand. This approach is why 88.9% of MANSARD's recent sales closed on-time and at the client's accepted offer price.