Mechanicsburg, PA – January 2025 – Lee & Associates of Eastern Pennsylvania has released its Q4 2024 Industrial Intel report, highlighting the dynamics shaping the Greater Philadelphia Region logistics real estate market, which includes Central Pennsylvania, Lehigh Valley, Northeast Pennsylvania, Metro Philadelphia, Southern New Jersey, and Delaware. While the region continues to deliver new opportunities for tenants, increasing vacancy rates and an influx of speculative (SPEC) developments are exerting pressure on the market.

When compared to national trends, the Greater Philadelphia Region shows relative resilience. U.S. industrial vacancy rates have risen steadily throughout 2024, increasing from 7.9% in Q1 to 8.98% in Q4, while absorption rates have been on a downward trajectory since late 2022. In contrast, the Eastern Pennsylvania market maintains vacancy rates below the national average, with some submarkets demonstrating positive absorption and ongoing demand despite oversupply pressures.

Market Highlights

• Vacancy Rates Climb: Vacancy rates rose by 133 basis points in Q4 2024, surpassing structural levels due to an influx of vacant speculative (SPEC) construction deliveries, slower leasing activity and the addition of 8.1 million square feet of new availabilities from existing buildings. This trend underscores oversupply pressures while offering opportunities for tenants in an increasingly competitive leasing environment.
• Construction Moderates: Projects under construction fell to 16.8 million square feet, marking a five-year low. Developers have responded to oversupply by slowing new starts, reflecting a strategic adjustment to demand. However, with 10.8 million square feet of unleased speculative (SPEC) projects slated for delivery in the next six months, vacancy rates are expected to face continued upward pressure through the first half of 2025.
• Submarket Dynamics: Submarkets across Eastern Pennsylvania are experiencing diverse market conditions:
  • Central Pennsylvania: Vacancy rose modestly from 5.33% to 5.80% in Q4, as 2.1 million square feet of new construction delivered, 87% of which were pre-leased. Leasing activity totaled 1.6 million square feet, including 680,000 square feet in completed subleases, with annual absorption reaching 2.8 million square feet, driven by strong Class A leasing throughout the year.
  • Lehigh Valley: Vacancy increased to 8.41%, fueled by minimal leasing, 1 million square feet of vacant SPEC deliveries, and 2.5 million square feet of additional existing space entering the market. In 2024, 4.9 million square feet of new construction was delivered, with 40% remaining vacant, contributing to the upward trend in vacancy throughout the year.
  • Northeast Pennsylvania: The region delivered 2.8 million square feet of new construction in Q4, 73.5% of which was pre-leased, resulting in positive net absorption of 2 million square feet. However, vacancy rose slightly to 5.6% in Q4. The pre-construction pipeline remains the largest in the Greater Philadelphia region, while projects under construction decreased notably from 5.9 million square feet at the start of 2024 to 1.8 million square feet by year-end.
  • Metro Philadelphia: Vacancy climbed to 11.7%, with Q4 net absorption at -613,952 square feet and annual absorption totaling -1.84 million square feet. Class B and C properties were the primary contributors to negative absorption. SPEC deliveries totaling 1.2 MSF, all vacant upon completion, further increased vacancy rates.
  • Southern New Jersey: 2.9 million square feet of new vacant SPEC deliveries in Q4 pushed vacancy above 13%. Leasing activity slowed, but net absorption remained positive at 410,932 square feet. With 4.3 million square feet under construction, most projected for delivery in early 2025, the market is positioned for future absorption once the pace of new deliveries stabilizes.
  • Delaware: A smaller market with just under 30 million square feet of inventory, Delaware saw a slight vacancy increase from 4.47% to 4.87%. Activity was modest, including one 164,000 square feet pre-leased delivery and two leases totaling 68,161 square feet, contributing to net positive absorption.

Heather Kreiger, Regional Research Director at Lee & Associates, commented:

"The Eastern Pennsylvania industrial market is at a pivotal moment. While oversupply and rising vacancy rates pose challenges, they could also present opportunities for tenants to secure high-quality industrial spaces. The influx of new facilities offers a broad range of options.  Developers are showing resilience by aligning new construction activity with market realities, which will be crucial for rebalancing supply and demand in 2025. The region remains a robust and active industrial market that is locationally desirable for logistics activity."

Looking Ahead

With vacancy pressures expected to persist into 2025, the market will rely on strategic absorption and sustained leasing activity to stabilize. Developers are already adjusting their pipelines, signaling a cautious yet optimistic approach to long-term growth. As the region continues to adapt to changing market dynamics, its strategic location and robust infrastructure will remain critical to its success.

About Lee & Associates of Eastern Pennsylvania

Lee & Associates of Eastern Pennsylvania is a leading full-service commercial real estate firm specializing in industrial, office, and retail properties. With a deep understanding of local markets and access to national resources, we deliver comprehensive solutions to meet the unique needs of our clients.

For more information or to discuss the trends and opportunities highlighted in this report, contact:

Heather Kreiger, CCIM
Regional Research Director | Principal
hkreiger@lee-associates.com
(610) 590-1007

Visit lee-associates.com/westernpa for additional insights and updates.

 

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