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SouthCoast office market report · Fall 2026
Fall River office market report: rents, rail and who's moving in
Office space in Fall River leases for about a quarter of what it costs in downtown Boston, and since March 2025 a commuter train connects the two. Here is where the SouthCoast office market stands this fall, what is driving it, and what it means if you lease, buy or own.
Key takeaways
The short version
- Rent is the SouthCoast's biggest advantage.Fall River office space averages about $17 per SF per year. Downtown Boston averages $66.32 and Rhode Island about $22.85.
- The train changed the commute.South Coast Rail opened March 24, 2025. Weekday ridership on the line rose from about 6,500 to about 10,000 after it opened.
- The waterfront is next.Removing elevated Route 79 frees 19 acres on Davol Street, planned for about 2 million SF of mixed-use development.
- Good space goes fast.Well-run, well-located buildings stay near full. Clover Leaf Mills, at the I-195 / Route 24 interchange, has a handful of suites open at any time.
Office rents
What office space costs on the SouthCoast
Average asking rents per square foot per year. Lease structures differ by market: Boston figures are generally full-service, while many SouthCoast suites are triple-net, so compare total occupancy cost when you shop.
What it means
A 25-person office can save well over $100,000 a year by choosing Fall River over Boston.At about 200 SF per person, 25 people need roughly 5,000 SF. That's about $85,000 a year at Fall River's average, against about $331,600 at downtown Boston's.
Rent calculator
Not sure of your size? Use the office space calculator.
| Market | Per year | Per month | vs. Boston |
|---|
Estimates use the average asking rents above. Actual rent depends on the building, lease type and term. Call (774) 264-1958 for current quotes.
Demand drivers
What's pushing the Fall River market forward
- Commuter rail to BostonSouth Coast Rail opened March 24, 2025, after more than $1 billion in investment, with new stations in Fall River, Freetown, East Taunton and New Bedford. It restored direct rail service from Fall River to Boston for the first time since the 1950s. Annual trips on the line rose 24% in 2025, from about 2.13 million in 2024 to 2.64 million.
- The Davol Street waterfrontThe $139 million removal of elevated Route 79 opens a 19-acre waterfront site where the city envisions about 2 million SF of mixed-use development and roughly 1,500 homes. Private money is already there: a $30 million loft conversion at 1082 Davol St. and a planned 68-unit building at 609 Davol St.
- Highway positionFall River sits where I-195 meets Route 24, which puts Providence, New Bedford, Taunton and the I-495 belt within a short drive. For tenants serving the whole SouthCoast, few locations cover more ground.
- Large users already chose itThe SouthCoast Life Science & Technology Park on the Fall River–Freetown line is home to Amazon's 1 million SF fulfillment center, a $54 million project announced with 500 full-time jobs.
- An appreciating marketFall River's median property value reached $395,500 in 2024, up 10.5% in one year. Owner-users who buy build equity in a rising market instead of paying rent.
- A workforce close to homeAbout 44,900 Fall River residents were employed in 2024, up 4.4% from the year before, with an average commute under 26 minutes. Health care is the city's largest employer, followed by retail and construction.
Fall River commercial real estate · From the field
What we're seeing in leasing
Real Offer Realty leases and manages Clover Leaf Mills, a restored 1884 granite mill at 1 and 21 Father DeValles Blvd. Day-to-day leasing there gives us a direct read on who is looking for space in Fall River and what they ask for.
State agencies, home health and elder services, engineering and defense firms, legal practices and counseling providers make up much of current demand. They want free parking, quick highway access and space that's ready to use. Move-in-ready suites lease fastest; tenants who need a build-out should start early.
Landlords who keep investing are winning tenants. At Clover Leaf that has meant new windows, resurfaced parking, a rooftop solar array and an in-house maintenance team, and the building stays near full occupancy.
See Clover Leaf Mills suites| Clover Leaf Mills, fall 2026 | |
|---|---|
| Suite sizes available | 800–6,871 SF |
| Asking rent | $17.35–$23.00 /SF/yr |
| Lease types | NNN and gross |
| Parking | 220 free spaces |
| Occupancy | Near full |
Demographics
Fall River, New Bedford and Bristol County at a glance
The SouthCoast's two cities sit about 15 miles apart on I-195, with nearly 200,000 residents between them and a county of almost 600,000 around them.
| Measure | Fall River | New Bedford | Bristol County |
|---|---|---|---|
| Population, 2025 estimate | 95,298 | 101,834 | 593,640 |
| Population, 2020 Census | 94,000 | 101,079 | 579,200 |
| Change since 2020 | +1.4% | +0.7% | +2.5% |
| Median household income | $56,673 | $56,981 | $85,625 |
| Households | 41,991 | — | — |
| Median age | 39.3 | — | — |
| Employed residents, 2024 | 44,900 | — | — |
| Median gross rent (housing) | $1,155 | — | — |
| Employer establishments, 2023 | — | — | 13,221 |
| Total jobs, 2023 | — | — | 201,320 |
U.S. Census Bureau and Data USA. Income in 2024 dollars.
Outlook
What it means for you
- TenantsRents are still a fraction of Boston and Providence, but the best-located move-in-ready suites don't sit long. If you need space in the next six months, start touring now and lock in a longer term while rates are low.
- BuyersRail, the waterfront plan and rising values make this a good time for owner-users to stop renting. Look for buildings near I-195, Route 24 and the new rail station, and underwrite on today's rents, not tomorrow's.
- OwnersTenants are choosing buildings that look cared for and are easy to reach. Modest investments in windows, lighting, parking and common areas pay back in faster lease-up and better tenants.
Get each quarterly update
New SouthCoast listings, lease comps and market numbers, emailed four times a year by Alexander Carrigg, MBA.
Questions
Fall River office market FAQ
What is the average office rent in Fall River, MA?
Average asking rent for Fall River office space is about $17 per square foot per year in fall 2026, roughly a quarter of the downtown Boston average of $66.32.
Is Fall River a good place to open an office?
For many businesses, yes. Office rents are far below Boston and Providence, commuter rail to Boston returned in 2025, the city sits at the I-195 and Route 24 interchange, and Bristol County has nearly 600,000 residents.
How much does a 3,000 square foot office cost in Fall River?
At about $17 per square foot per year, a 3,000 SF office runs about $51,000 a year, or about $4,250 a month, before any triple-net charges.
When is the next SouthCoast office market report?
Real Offer Realty updates this report every quarter. Sign up above to receive each update by email.