Commercial Real Estate Market in Winchester, VA
Updated monthly: sale, lease, property records, location trend, and more… · Last update: August 31
364 active listings and 2,740 off-market properties in Winchester, VA. Commercial property asks $480/SF to buy and $16.10/SF/Yr to lease.
Market Trends
Winchester, VA spans 221.8 square miles in Winchester County, Virginia. Figures below refresh monthly; last updated 31 August 2026.
Office
Office vacancy in Winchester, VA runs 20.2% across the South region in 2025, up from 14.4% in 2019.
Vacancy Rate % in South region
Retail
Retail vacancy in Winchester, VA runs 5.4% across the South region in 2025, down from 7% in 2020.
Vacancy Rate % in South region
Industrial
Industrial vacancy in Winchester, VA runs 7.9% across the South region in 2025, up from 6% in 2019. Nearly 2.3x the 2022 low of 3.5%.
Vacancy Rate % in South region
Multifamily
Multifamily vacancy in Winchester, VA runs 11.3% across the South region in 2025, up from 8.5% in 2022.
Vacancy Rate % in South region
Zoning & Land Use
Land Use Mix share of zoned land by category
- Residential 50.8%
- Industrial 15.1%
- Commercial 14.8%
- Civic 13.9%
- Mixed use 2.7%
Largest Zones share of zoned land by district
Low Density Residential District
Medium Density Residential District
Highway Commercial District
Education Institution Public Use District
Limited Industrial District
Winchester, VA zones 5,091 acres across 16 districts. Commercial zoning covers 14.8% of zoned land, residential 50.8% and industrial 15.1%. The largest single district is Low Density Residential District at 24.8%. For commercial buyers the practical constraint is that only 29.8% of land carries a commercial or industrial designation.
Low Density Residential District (LR)
Thisdistrictis intended as a single family residential area with low population density.
Market overview
Demographics & Economy
Winchester, VA has 76,883 residents in 32,255 households. Density runs 347 people per square mile. Median household income here is $82,483 and median gross rent $1,417 a month.
76,883
Population
32,255
Households
2.4
Avg Household Size
40
Median Age
30%
College-Educated
88%
High-School Grad
221.8 sq mi
ZIP Area
347
Density / Sq Mi
$82,483
Median Household Income
$43,278
Median Earnings
$1,417
Median Rent
$335,845
Median Home Value
Tools
Lease vs Buy Breakeven
At $16.10/SF/Yr lease vs $480/SF buy → buying wins if held > 29.6 years.
At a 3.4% gross asking yield the payback reads short relative to leasing. Assumes 30% down at 6.5% fixed, 2% a year in taxes and upkeep, 3% appreciation, 5% opportunity cost, 2% closing plus 5% selling costs, and a 3% annual rent escalator.
Nearby Markets
| Market | Average Sale Price, $/SF | Average Lease Price, $/SF/Yr |
|---|---|---|
| Stephenson | — | — |
| Brucetown | — | — |
| Clear Brook | — | — |
| Stephens City | — | — |
Commercial property in Winchester, VA asks $480/SF.
Frequently Asked Questions
What is the average price per square foot for commercial property in Winchester?
Commercial property in Winchester, VA asks an average of $480 per square foot. The 7 most recent recorded sales traded at a median of $186/SF, so asking sits 158% above the achieved median.
How much does it cost to lease commercial space in Winchester?
Asking lease rates in Winchester, VA average $16.10 per square foot per year.
Is it cheaper to lease or buy commercial space in Winchester?
Buying beats leasing in Winchester, VA if the property is held longer than 29.6 years, comparing $16.10/SF/Yr asking rent with $480/SF asking price. The model assumes 30% down at 6.5% fixed, 2% of value per year in taxes and upkeep, 3% appreciation, 5% opportunity cost on the cash and a 3% annual rent escalator.
What zoning applies to commercial property in Winchester?
Winchester, VA zones 5,091 acres across 16 districts, of which 14.8% is commercial and 15.1% industrial. The largest single district is Low Density Residential District at 24.8% of zoned land. Thisdistrictis intended as a single family residential area with low population density. Residential zoning covers 50.8% and open space 0%.
Where does Realmo's Winchester market data come from?
Realmo compiles Winchester, VA figures from 8 recent recorded sales, 247 active sale listings, 117 active lease listings, 2,740 tracked off-market properties, the current Winchester zoning release. Sale and lease figures refresh monthly; vacancy annually. Last updated 31 August 2026.
Methodology & data sources
- Asking prices and averages
- Computed from 247 active for-sale and 117 active for-lease listings in Winchester, VA. These are ASKING figures from live listings, not closed-transaction prices, and a segment carried by a handful of listings reads as indicative rather than an average.
- Vacancy rates
- Published per-sector market series, taken at the metro level where one exists and otherwise at the Census-region level — a chart reading "in <region> region" is a regional number, not this city's.
- Zoning and land use
- The current municipal zoning release: 5,091 zoned acres across 16 districts. Shares are of zoned land, so parcels the release leaves unclassified are excluded from the mix.
- Refresh
- The monthly aggregates close at the end of the previous month, so 31 August 2026 — not today — is the honest last update.
- Known limitations
- office vacancy is reported at South region level, retail vacancy is reported at South region level, industrial vacancy is reported at South region level and asking prices run materially above recent closed pricing.
- Coverage
- Metrics below the 10-observation threshold fall back one geographic level. The geography used is named on each figure.
Compiled by the Realmo Data team · reviewed 31 August 2026 · report a data issue
