Medical office space · data as of September 2026
Medical office space for lease in Vista
13 buildings with 103,382 SF of medical space available across 37 listed spaces. Seven buildings publish an asking rent; no class has five or more on one lease structure, too few to call a figure typical.
Landlords in Vista quote three different lease structures this September: NNN in four buildings, Gross + Utilities & Janitorial in two and Gross + Electric in one.
NNN runs $1.59 to $2.65/SF/month here, Gross + Utilities & Janitorial $1.93 to $2.00 and Gross + Electric $2.15. Those ranges sit side by side on the page, but they don't measure the same thing. NNN puts taxes, insurance and common-area costs on top of the rate; a Gross + Utilities & Janitorial rate leaves part of the operating cost to the tenant; a Gross + Electric rate leaves part of the operating cost to the tenant. The only fair comparison is total occupancy cost: the rent plus everything the lease puts on top of it.
Here's the part that gets less attention. Of the 13 buildings, five post no asking rent. The lease read: get a number from every building worth a tour, posted or not, before you pick a favorite. A landlord who knows you're only comparing posted rents knows exactly who it's competing with.
So: landlords in Vista quote three lease structures, and 5 of 13 buildings in Vista post no rent. Part of the market only shows up when you ask. Of the buildings on your short list, how many have given you a number in writing?
Vista at a glance
- Buildings
- 13
- Medical space available
- 103,382 SF
- Vacant now
- 88,287 SF
- Largest single space
- 8,243 SF
Asking rents by lease structure
- NNN$1.59–$2.65/SF/mo4 buildings
- Gross + Utilities & Janitorial$1.93–$2.00/SF/mo2 buildings
- Gross + Electric$2.15/SF/mo1 building
5 buildings withhold pricing or don't publish it. Those numbers come from the landlords on request.
Full Service includes operating costs and utilities; NNN adds taxes, insurance and common-area costs on top of base rent; Modified Gross splits them. Compare structures, not just rates. These ranges span every building class and age; the questions below compare like with like.
Available spaces by size
- 1–2 rooms5
- 3–4 rooms14
- 5–7 rooms6
- 8–12 rooms7
- 13+ rooms2
Room counts assume 350 to 500 usable SF per exam room, with rentable area 10% to 20% above usable.
Building class
- Class A1
- Class B8
- Class C4
Hospitals within 5 miles
- Tri-City Medical Center, Oceanside1.9 mi
Straight-line miles from the center of the Vista buildings to the Census Bureau geocode of each hospital's address on the CMS hospital list.
Buildings with medical space available
| Building | Class | Built | Medical space | Largest space | Fits | Asking rent | |
|---|---|---|---|---|---|---|---|
| 2095 W Vista Way | B | 1982 | 29,384 SF12 spaces
| 5,941 SF | ~9–15 rooms | Withheld ask us | |
| 2067 W Vista Way Vista Medical Plaza | A | 1986 | 17,122 SF4 spaces
| 6,770 SF | ~11–17 rooms | Withheld ask us | |
| 145 Thunder Dr Tri-City Medical Plaza | B | 1984 | 16,486 SF2 spaces
| 8,243 SF | ~13–21 rooms | Withheld ask us | |
| 138-140 Civic Center Dr | C | 1987 | 7,678 SF2 spaces
| 5,337 SF | ~8–13 rooms | $2.15/SF/mo Gross + Electric | |
| 440 S Melrose Dr Melrose Corporate Center | B | 2000 | 6,750 SF2 spaces
| 6,250 SF | ~10–16 rooms | $1.60–$2.50/SF/mo NNN | |
| 326 S Melrose Dr Tri-City Dental Medical Plaza | B | 2008 | 6,305 SF3 spaces
| 3,257 SF | ~5–8 rooms | $2.65/SF/mo NNN | |
| 500-549 W Vista Way | C | 1976 | 6,250 SF1 space
| 6,250 SF | ~10–16 rooms | $2.00/SF/mo Gross + Utilities & Janitorial | |
| 161 Thunder Dr Tri-City Medical Arts Building | C | 1980 | 4,902 SF4 spaces
| 2,683 SF | ~4–6 rooms | Withheld ask us | |
| 906 Sycamore Ave | B | 1992 | 2,740 SF1 space
| 2,740 SF | ~4–7 rooms | $2.50/SF/mo NNN | |
| 902 Sycamore Ave Sycamore Medical Center | B | 2007 | 2,438 SF1 space
| 2,438 SF | ~4–6 rooms | Withheld ask us | |
| 1365 W Vista Way Camino De Vista | C | 1987 | 1,500 SF1 space
| 1,500 SF | ~2–3 rooms | $1.93/SF/mo Gross + Utilities & Janitorial | |
| 933-937 Vale Terrace Dr Vale Terrace Medical Office | B | 1978 | 1,000 SF1 space
| 1,000 SF | ~1–2 rooms | $1.59/SF/mo NNN | |
| 380 S Melrose Dr The Atrium | B | 2000 | 827 SF3 spaces
| 374 SF | $2.35–$2.98/SF/mo Modified Gross · sublease |
Availability and asking rates change frequently and are subject to verification. Current terms are confirmed before any tour.
Compared to nearby
| Area | Buildings | Medical space | Published asking rents ($/SF/mo, buildings) |
|---|---|---|---|
| Vista | 13 | 103,382 SF | NNN $1.59–$2.65 (4) · Gross + Utilities & Janitorial $1.93–$2.00 (2) · Gross + Electric $2.15 (1) |
| Oceanside | 10 | 89,670 SF | NNN $2.50–$3.25 (3) · Gross + Utilities $2.95–$3.00 (2) · Gross + Electric $2.00 (1) |
| Carlsbad | 14 | 196,714 SF | NNN $2.50–$4.20 (2) · Full Service $2.95 (1) · Gross + Electric $3.00 (1) |
| San Marcos | 10 | 61,193 SF | Gross + Electric $2.15–$2.95 (2) · Gross + Utilities $2.20 (2) · Lease type not stated $1.99–$2.05 (1) |
| San Diego overall | 246 | 2,136,242 SF | NNN $1.25–$4.25 (41) · Modified Gross $1.50–$5.28 (34) · Gross + Electric $1.75–$4.45 (13) |
Lowest to highest published building asking rents, grouped by lease structure; the three most common structures are shown. Each range mixes building classes and ages. See the full rent trends report.
Questions about medical office space in Vista
How many medical office buildings have space available in Vista?
Vista has 13 buildings with medical office space available as of September 2026: 103,382 SF across 37 listed spaces. Of that, 88,287 SF is marked vacant now, and the largest single space is 8,243 SF, about 13 to 21 exam rooms.
What do medical office leases cost in Vista?
In Vista, seven buildings publish an asking rent with a named lease structure, but no class has five or more on one structure, too few to call any figure typical: Class B on NNN in four, Class C on Gross + Utilities & Janitorial in two and Class C on Gross + Electric in one. Another five buildings post no asking rent; those landlords quote on request. Full Service includes operating costs and utilities, NNN adds taxes, insurance and common-area costs on top, and Modified Gross splits them, so compare total occupancy cost, not the headline rate.
How much space does a medical practice need in Vista?
About 385 to 600 rentable square feet per exam room. That's 350 to 500 usable square feet (the room plus its share of waiting, work areas, storage, restrooms and halls), and leases are quoted in rentable square feet, which run 10% to 20% above usable in multi-tenant medical buildings. In Vista, the listed spaces break down as 5 for 1 to 2 rooms, 14 for 3 to 4, 6 for 5 to 7, 7 for 8 to 12 and 2 for 13 or more.
Which hospitals are near Vista?
Tri-City Medical Center is the closest hospital, 1.9 miles from the center of the Vista trade area. Distances are straight-line miles from the Census Bureau geocode of each hospital's address on the CMS hospital list.
How current is the Vista availability?
It's from the September 2026 survey of medical office availability. Spaces lease and asking terms change between monthly pulls, so current availability, rent and tenant improvement allowance are confirmed with each landlord before any tour.
Send me what fits in Vista
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Your advisor
Jamal Brown
Real Estate Broker · CA DRE #01780052
Jamal has spent more than 23 years in commercial real estate and has negotiated and audited more than 1,000 leases. He represents medical practices as tenants and buyers, never landlords, across Los Angeles, Orange County, San Diego and the Inland Empire. Every request sent through this site gets a reply within one business day.
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