As 3PL activity continues to grow in 2026, those requirements are having a noticeable impact on what landlords build, how they position existing properties, and where tenants are looking for space.

Here is a closer look at what 3PLs need and what the trend means for the Texas industrial market.

The Scale of the 3PL Shift

The growth in 3PL leasing has been significant.

Leasing activity from third party logistics providers increased 19% compared with the previous year, and CBRE's mid year industrial outlook estimates that 3PLs could account for more than 35% of all U.S. industrial leasing in 2026.

That puts 3PLs well beyond the role of a niche tenant category. They are now an important part of the overall industrial leasing picture.

The increase is also showing up in the largest transactions. Of the 100 largest industrial leases in 2025, 44 involved 3PLs. That compares with 28 in 2024, representing a 57% increase.

During the first half of 2026, leases for facilities of 1 million square feet or more more than doubled, increasing from 16 leases during the same period a year earlier to 38. The 100 largest industrial leases totaled 93.6 million square feet, up 26% year over year.

Average lease terms also increased to 89 months, about five months longer than the previous year.

The activity at the larger end of the market is particularly interesting. According to CBRE, companies are signing longer leases as they gain more confidence in future demand and look to secure capacity in important logistics markets.

For Texas landlords and investors, the growth of 3PL leasing is something worth watching beyond the current leasing cycle. The continued expansion of logistics networks is influencing both the size and specifications of the buildings that tenants want.

Why Companies Are Outsourcing to 3PLs

To understand what 3PLs are looking for, it helps to look at why companies are turning to them in the first place.

Transportation can account for roughly 45% to 70% of total logistics costs, while fixed facility costs such as rent may represent only 3% to 6%.

That difference changes how companies approach their supply chains. Improving transportation, routing, inventory management, and warehouse operations can have a much larger impact on overall logistics costs than simply reducing the amount paid for warehouse space.

3PLs can provide those services through established networks, optimized transportation routes, warehouse technology, and specialized operating teams.

E commerce is another major factor.

Retailers and consumer brands increasingly have to manage online orders, store replenishment, returns, inventory, and last mile delivery at the same time. Building and managing that infrastructure internally can require significant capital and operational resources.

Working with a 3PL allows a company to outsource much of that responsibility. Instead of owning the entire logistics operation, the company pays for a service and allows the 3PL to manage the facilities, labor, transportation, and day to day fulfillment.

That model also gives companies more flexibility when demand changes.

What 3PLs Need From an Industrial Building

A traditional distributor may occupy a building around one product line and a relatively predictable operating model.

A 3PL is often dealing with several customers at the same time, each with different inventory levels, shipping schedules, service requirements, and contract terms.

That creates different demands for the building itself.

The lease can also become more complicated. A 3PL may sign a five year warehouse lease while its agreement with one of its clients only runs for two years. The 3PL therefore has to think about what happens to the space if that customer leaves.

That makes flexibility an important part of the leasing conversation.

Clear Heights of 32 to 40 Feet

Modern 3PL operations rely heavily on vertical storage.

High bay racking, automated storage systems, multi level storage, and high volume picking operations all benefit from greater clear height. Older industrial buildings with 24 to 28 foot clear heights can have difficulty accommodating some of these systems.

Nearly one quarter of 3PL leased space was in buildings constructed since 2020, while 45% was in facilities developed since 2010.

The concentration in newer buildings makes sense. Modern facilities are more likely to provide the clear height, power, dock configurations, and overall layout that 3PL operators need.

Power Capacity and Automation

Automation is becoming a bigger part of 3PL operations.

Conveyor systems, automated sorting equipment, robotic picking systems, and automated storage and retrieval systems can require significantly more electrical capacity than a traditional warehouse operation.

EV charging is also becoming a consideration as major logistics companies work toward fleet electrification.

For landlords, power capacity is becoming an increasingly important part of the building's competitive position. A property that cannot support modern automation may have a harder time competing for some of the industry's larger and more technology focused tenants.

This does not mean every 3PL requires the same level of infrastructure. However, the trend toward greater automation is changing what many operators look for when comparing facilities.

Dock Configurations and Truck Court Depth

For a 3PL, moving freight efficiently is central to the business.

The number of dock doors, trailer parking, truck court depth, and the overall flow of vehicles through the property can directly affect operating efficiency.

A building with too few docks or limited truck circulation can create bottlenecks. Those problems eventually affect shipping schedules, labor requirements, and the service a 3PL provides to its customers.

For that reason, dock configuration and truck court depth are practical operating requirements rather than simply building specifications on a property brochure.

Older industrial properties may have difficulty meeting these requirements without significant improvements.

Lease Flexibility Is a Major 3PL Requirement

Flexibility is one of the biggest differences between 3PL tenants and many traditional industrial users.

Some 3PLs prefer shorter initial lease terms or rights to expand and contract their space as their customer base changes. Others may sign a longer lease but want the ability to sublease or divide unused space if a client relationship ends.

Buildings that can accommodate additional racking, dock doors, or future demising can give operators more options as their business changes.

For landlords, that means the lease structure requires more consideration than simply agreeing on rent and term.

There is also an important distinction between different types of 3PLs.

The largest institutional operators are increasingly signing longer commitments when the building and location fit their needs. Average lease terms reached 89 months in the first half of 2026, about five months longer than the previous year.

The need for flexibility is more pronounced among smaller and regional 3PLs whose customer contracts may only run for two or three years.

In other words, not every 3PL approaches a lease the same way. The operator's size, customer base, and business model all matter.

Location and Labor Are Critical

The building is only part of the equation.

3PLs also pay close attention to where a property sits within the broader supply chain and whether there is enough labor nearby to operate the facility.

Location matters because transportation is one of the largest costs in logistics. Being close to major highways, population centers, rail facilities, airports, and ports can make a meaningful difference in how efficiently a 3PL can serve its customers.

Texas has several advantages in this area.

The I 35 corridor connects San Antonio with Austin, Dallas, and the Mexican border at Laredo. That gives companies operating cross border supply chains access to several major markets along one of the state's most important transportation routes.

Labor is just as important.

Warehouses need people to pick, pack, sort, load, unload, and process returns. Markets with established industrial workforces, accessible labor pools, workforce training programs, and competitive wages can be attractive locations for logistics operators.

San Antonio benefits from its growing population, military connected workforce, and established industrial base.

What This Means for San Antonio and Texas Landlords

The continued growth of 3PL activity is changing what landlords need to consider when developing or repositioning industrial properties.

As automation becomes more common, 3PLs are likely to continue favoring newer Class A facilities. Older buildings that cannot accommodate modern clear heights, power requirements, dock configurations, and flexible layouts may face more competition from newer product.

For owners with modern facilities in established logistics corridors, the continued expansion of 3PL operations can provide another source of tenant demand.

In San Antonio, the I 35 corridor is particularly relevant. The Northeast submarket benefits from its interstate access, while the South submarket provides proximity to Port San Antonio and Lackland Air Force Base.

Properties that combine strong transportation access with modern specifications and practical lease flexibility are positioned to compete for a growing pool of logistics tenants.

Older properties face a different challenge.

If a building cannot meet the basic requirements of today's 3PL users, simply waiting for the market to improve may not solve the problem. In some cases, improvements to power, docks, clear height, or building configuration may be necessary to keep the property competitive.

What It Means for Business Owners

The growth of 3PLs also matters to companies that are considering whether to outsource their logistics operations.

Using a 3PL can turn what would otherwise be a major real estate and infrastructure commitment into an operating expense.

Instead of signing a long term industrial lease, investing in warehouse equipment, hiring logistics employees, and managing fulfillment internally, a company can rely on a 3PL to handle much of that operation.

For growing e commerce companies, manufacturers, and distributors, that flexibility can be valuable when their space requirements are changing quickly.

The right choice will depend on the company's size, customer base, growth plans, and logistics requirements. But as supply chains become more complex, 3PLs are becoming an increasingly important part of how companies manage that complexity.

The Bigger Picture

3PLs are already a major part of the industrial leasing market in 2026.

Their growth is influencing more than just the amount of warehouse space being leased. It is also affecting the specifications landlords need to provide, the locations tenants are targeting, and the flexibility expected in industrial leases.

For Texas industrial owners and investors, understanding these requirements can help when evaluating both existing properties and new development opportunities.

For tenants, understanding what 3PLs need can also provide useful context when deciding whether to outsource logistics or continue managing those operations internally.

The industrial market continues to evolve, and 3PLs are playing a large role in that change.