The short version
- From Pottstown to Cheltenham, we buy warehouses, plants, flex and former lab buildings in all 62 Montgomery County municipalities, as-is, with no commission or fees from us.
- Montgomery County's realty transfer tax is 2%, half of it the state's, paid to the Recorder of Deeds when the deed is recorded.
- Hatfield and Abington townships require a certificate or permit when a non-residential building changes hands, and Plymouth Township requires a real estate certification before any transfer.
- Cushman & Wakefield counted 9.0% of the county's tracked industrial space vacant in the third quarter of 2026, with 100,000 square feet under construction.
- The Delaware Valley Regional Planning Commission classes 5 of Montgomery County's 13 freight centers as high tech manufacturing, marked by pharmaceutical, biotechnology or aviation businesses.
From Norristown and King of Prussia to Lansdale, Direct Warehouse Buyers buys industrial buildings across Montgomery County. We're part of a family-owned business that has been operating for over 15 years. There's no listing, no repair list and no commission, because we buy as-is through our own company.
Most of Montgomery County's freight centers are high tech manufacturing or heavy industrial, as the region's planning commission classes them. Several townships attach a certificate or inspection to a sale.
Montgomery County at a glance
- Municipalities
- 62: the Municipality of Norristown, 23 boroughs and 38 townships. Telford Borough is shared with Bucks County.Sources: the Montgomery County Planning Commission's 2025 listing and Bucks County, checked October 2026
- Industrial space tracked
- 24.5 million sq ft, 9.0% vacant, 100,000 sq ft under construction (Q3 2026)Source: Cushman & Wakefield, Q3 2026
- Asking rents
- $12.12 per sq ft a year for warehouse and distribution space and $8.29 for manufacturing space, net (Q3 2026)Source: Cushman & Wakefield, Q3 2026
- Transfer tax
- 2%, of which 1% is the state'sSources: Montgomery County and the Pennsylvania Department of Revenue, checked October 2026
- Freight centers
- 13 counted in Montgomery by the region's planning commission, 2 of them reaching into Bucks CountySource: DVRPC, 2025
- Main highways
- The Pennsylvania Turnpike (I-276), I-476 (the Blue Route and the Turnpike's Northeast Extension), I-76, US 202, US 422 and PA 309Sources: Pennsylvania Turnpike and Wikipedia, checked October 2026
- Redevelopment
- Horsham's former naval air station, the focus of the Horsham Land Redevelopment Authority since 2012Sources: Horsham Township and the Horsham Land Redevelopment Authority, checked October 2026
Do you buy warehouses and industrial buildings in Montgomery County?
Yes. Direct Warehouse Buyers buys in all 62 Montgomery County municipalities. That could be a warehouse in Montgomeryville, a plant in Pottstown, a flex building in King of Prussia or former lab space in Fort Washington. Vacant, leased or still running, we buy as-is, and an environmental history doesn't rule a building out.
Former lab and pharmaceutical space, older plants, flex buildings near Turnpike interchanges and buildings with tenants on old leases all fit. Tell us what you know, and we'll tell you where it stands. See what we buy for the full list.
How is the Montgomery County industrial market doing in 2026?
In the third quarter of 2026, Cushman & Wakefield counted 9.0% of the 24.5 million square feet it tracks in Montgomery County vacant, below the region's 10.0%. Occupied space shrank by about 383,000 square feet in 2026 through September, and 100,000 square feet was under construction. Warehouse space asked $12.12 per square foot a year, net.
| Measure | Montgomery County |
|---|---|
| Industrial space tracked | 24,545,403 sq ft |
| Vacant | 2,216,686 sq ft (9.0%) |
| Net absorption (change in occupied space), 2026 through September | -382,800 sq ft |
| Leasing, 2026 through September | 312,839 sq ft |
| Under construction | 100,000 sq ft |
| Completed, 2026 through September | 112,500 sq ft |
| Warehouse and distribution asking rent | $12.12 per sq ft |
| Manufacturing asking rent | $8.29 per sq ft |
Among the quarter's key sales, Cushman & Wakefield lists 2801 Township Line Road in Montgomery County: 324,796 square feet, sold by Maguire Hayden to Penn Beer for $47.3 million.
The rents in the table are net asking rents per square foot per year, which is what landlords advertise before negotiating. On a net lease, the tenant also pays some or all of the property taxes, insurance and upkeep. An offer on your building depends on its own size, condition, location and leases.
What does it cost to sell an industrial building in Montgomery County?
Montgomery County's realty transfer tax is 2%, of which 1% is the state's. The Recorder of Deeds collects it when the deed is recorded, by a check separate from the recording fee. At $2 million, 2% is $40,000. Selling to us adds no commission and no fees, and our written offer says who pays each cost.
The state's share works the same way everywhere in Pennsylvania. According to the Department of Revenue, buyer and seller are both liable for the whole state tax, so the state can collect all of it from either one. The agreement of sale sets the split. The rest settles on the title company's closing statement: your mortgage payoff, any liens, and prorated taxes and rents. Municipal certificate fees are separate; Hatfield Township, for example, collects its fee with the application.
A listed sale would add the commission in your listing agreement. Sell Direct or List? puts the two routes side by side, and our guide to selling costs works a sample sale through the 2% rate.
Does my Montgomery County municipality require an inspection before I sell?
Several do, so confirm yours with the municipality. Hatfield Township requires a certificate of occupancy, after an inspection, for resales of non-residential buildings. Abington Township requires a use and occupancy permit for any transfer of ownership of a commercial property, and Plymouth Township requires a real estate certification before any transfer.
| Municipality | What it requires at a sale | Fee, if published |
|---|---|---|
| Hatfield Township | A certificate of occupancy for resales of non-residential buildings, issued after an inspection by the building code official or fire marshal | Industrial and storage buildings: $200 for the smallest to $500 at 100,000 sq ft or more (January 2026 application) |
| Abington Township | A use and occupancy permit for a change in occupancy in a nonresidential, commercial or industrial district, and for any transfer of ownership, whether building or business | $200 for a permanent location |
| Plymouth Township | A real estate certification before any transfer, covering the zoning district and confirming no uncorrected housing, building, zoning, safety or fire code violations | Set by Council resolution |
| Upper Merion Township | A commercial use and occupancy permit for a new tenant or for changes to square footage, use or walls. We found no published rule tying it to a sale. | On the township's fee schedule |
| East Norriton Township | A use and occupancy certificate before a sale, commercial and industrial units included, with a few exemptions, such as some lender, family and same-owner transfers. The owner notifies the township at least 30 days before the transfer. The property must pass an inspection of its sewer lateral (the pipe from the building to the public sewer). | Not stated in the code |
| Hatfield Borough | Has a commercial property resale inspection application, citing Ordinance No. 540. Sewer laterals must be camera-inspected before the use and occupancy certification is released. | Business and mercantile: $140 to $330; moderate and high hazard: $200 to $500, by size (undated form) |
Rules elsewhere vary. Horsham Township's transfer inspection program, which started in January 2020, covers residential properties. If your municipality isn't in the table, we'll look up its rule with you before we set a closing date.
An inspection that finds problems doesn't have to hold up a sale. Pennsylvania's Act 133 of 2016 has the municipality issue a temporary certificate when its resale inspection turns up violations. The buyer then has 12 months from the purchase, which the municipality can't shorten, to fix them or demolish the building. Our FAQ explains how Act 133 works. We buy as-is, so the violations go into our price.
Where are Montgomery County's industrial areas?
The Delaware Valley Regional Planning Commission (DVRPC) counts 13 freight centers in Montgomery County, including centers named for Pottstown, Stowe, Upper Providence, Upper Merion, Plymouth, Lansdale, Hatfield and Willow Grove. Most are classed as high tech or heavy industrial, a different mix from Bucks or Delaware County.
DVRPC's 2025 update sorts each center by the kind of industry it holds:
- High tech manufacturing (pharmaceutical, biotechnology or aviation businesses): Lansdale Interchange, Montgomery, Upper Gwynedd, Upper Merion and Willow Grove Interchange, plus Warminster, which DVRPC counts under Bucks County
- Heavy industrial (large factories, refineries and mills): Plymouth, Pottstown and Stowe
- Distribution and logistics ("ample warehousing space and highway connectivity"): Upper Providence
- Local manufacturing and distribution (smaller, general-purpose buildings used by small businesses): Lansdale Borough, Upper Hanover, Hatfield East and Hatfield North, the last two reaching into Bucks County
Highways and redevelopment
The Pennsylvania Turnpike's 2026 toll schedule lists interchanges at Valley Forge, Norristown, Fort Washington, Virginia Drive and Willow Grove on the main line. It also lists Mid-County and Lansdale on the Northeast Extension (I-476). US 422 enters the county as the Pottstown Bypass, then runs as the Pottstown Expressway from Sanatoga and as the County Line Expressway in Upper Merion. PA 309 becomes the Fort Washington Expressway before it heads north through Montgomery and Hatfield townships. The Schuylkill Expressway, I-76, begins at the Turnpike's Valley Forge interchange in King of Prussia, where I-76 leaves the Turnpike. It meets I-476, the Blue Route, in West Conshohocken. I-476 then runs north to the Turnpike at the Mid-County Interchange in Plymouth Meeting. US 202 runs from King of Prussia through Norristown and Montgomery Township on its way to Bucks County.
In Horsham, the Horsham Land Redevelopment Authority was established in 2012 to carry out the redevelopment plan for the former Naval Air Station Joint Reserve Base Willow Grove. The base closed in 2011.
What if my Montgomery County building has environmental problems?
We buy former labs, old plants and tank sites in Montgomery County and price the cleanup into our offer. If any of your site went through Pennsylvania's Act 2 Land Recycling Program, bring the reports. According to the Department of Environmental Protection, Act 2's liability protection extends to future owners.
Even a rumor about a past use is worth mentioning early. The environmental questions in our FAQ go further, and our page on selling with environmental problems explains how Act 2 works for a seller.
What should I have ready to sell a warehouse in Montgomery County?
The address gets us started, and gaps are fine. To firm up an offer, it helps to have:
- Your municipality, since several attach a certificate or inspection to a sale
- Any certificate, inspection report or violation notice from past sales or tenant changes
- For former lab or plant space, records of how equipment and materials were removed
- Leases or a rent roll, if tenants are in place
- Environmental reports and any letters from the DEP
How It Works lays out each step from the first call to closing. If tenants are in place, our seller's guide covers how leases, deposits and estoppel letters pass to a buyer.
Towns and areas we serve in Montgomery County
We buy in the Municipality of Norristown and every Montgomery County borough and township. A plant in Pottstown, a warehouse in Hatboro or Lansdale and flex space in Conshohocken all fit.
Municipality of Norristown
Boroughs (23)
- Ambler
- Bridgeport
- Bryn Athyn
- Collegeville
- Conshohocken
- East Greenville
- Green Lane
- Hatboro
- Hatfield Borough
- Jenkintown
- Lansdale
- Narberth
- North Wales
- Pennsburg
- Pottstown
- Red Hill
- Rockledge
- Royersford
- Schwenksville
- Souderton
- Telford (shared with Bucks County)
- Trappe
- West Conshohocken
Townships (38)
- Abington
- Cheltenham
- Douglass
- East Norriton
- Franconia
- Hatfield Township
- Horsham
- Limerick
- Lower Frederick
- Lower Gwynedd
- Lower Merion
- Lower Moreland
- Lower Pottsgrove
- Lower Providence
- Lower Salford
- Marlborough
- Montgomery
- New Hanover
- Perkiomen
- Plymouth
- Salford
- Skippack
- Springfield
- Towamencin
- Upper Dublin
- Upper Frederick
- Upper Gwynedd
- Upper Hanover
- Upper Merion
- Upper Moreland
- Upper Pottsgrove
- Upper Providence
- Upper Salford
- West Norriton
- West Pottsgrove
- Whitemarsh
- Whitpain
- Worcester
Common place names and the municipalities they're in
Mailing addresses here often name a community rather than its township. Here's where the common ones are:
- King of Prussia: Upper Merion Township
- Montgomeryville: Montgomery Township
- Plymouth Meeting: Plymouth and Whitemarsh townships
- Fort Washington: Upper Dublin Township, with some Fort Washington addresses in Whitemarsh Township
- Willow Grove: Abington and Upper Moreland townships
- Blue Bell: Whitpain Township, though the name is also used for the wider 19422 ZIP code area
- Oaks: Upper Providence Township
- Audubon and Eagleville: Lower Providence Township
- Kulpsville: Towamencin Township
- Colmar: Hatfield and Montgomery townships
- Harleysville: mostly Lower Salford Township, partly Franconia Township
- Glenside: Cheltenham and Abington townships
- Huntingdon Valley: Lower Moreland, Upper Moreland and Abington townships, with small parts in Bucks County
- Lafayette Hill: mostly Whitemarsh Township, partly Springfield Township
- Stowe: West Pottsgrove Township
- Sanatoga: Lower Pottsgrove Township
- Gilbertsville: Douglass Township, with the name also used for part of New Hanover Township
Other places we buy
We also buy in Philadelphia, Bucks County and Delaware County, and across the river in Camden County, Burlington County and Gloucester County, New Jersey. See the map of all seven counties.
Sources
- Montgomery County Planning Commission: Municipal Government Officials of Montgomery County, PA (2025)
- Montgomery County: Realty transfer tax and Recorder of Deeds fee schedule
- Pennsylvania Department of Revenue: Realty transfer tax
- Cushman & Wakefield: Philadelphia Industrial MarketBeat, Q3 2026
- DVRPC: Freight Centers, 2025 Update Process (June 2025)
- Pennsylvania Act 133 of 2016: resale use and occupancy certificates
- Pennsylvania DEP: Land Recycling Program (Act 2)
- Hatfield Township: Non-residential use and occupancy application (January 2026)
- East Norriton Township Code, Chapter 190 (use and occupancy certificates) and Hatfield Borough: Commercial property resale inspection application
- Abington Township: Commercial applications and forms
- Plymouth Township Code, § 5-70: real estate certification and § 5-71: fees
- Upper Merion Township: Commercial permits
- Horsham Township: Residential property transfer program and Horsham Land Redevelopment Authority, and the Authority's own site
- Pennsylvania Turnpike: 2026 E-ZPass toll schedule
- Bucks County: Municipalities (Telford Borough)
- Wikipedia: Pennsylvania Turnpike, Northeast Extension, US 422, PA 309, Schuylkill Expressway, Interstate 476, US 202 in Pennsylvania, Naval Air Station Joint Reserve Base Willow Grove, King of Prussia, Montgomeryville, Plymouth Meeting and the other places listed
The rates, rules and market figures on this page come from the sources listed here, last checked in October 2026. Municipal rules and fees change, so confirm yours with the municipality before you rely on it.
