What's Next for Self Storage Beyond the Boxes?

Is self storage the new co-working frontier? 

Scott Myers peers into the future of an industry that’s evolving faster than ever. 

Gone are the days of rows of metal doors and dusty hallways—today’s facilities are sleek, smart, and multi-purpose, designed to serve not just people’s possessions but their businesses, creativity, and community connections. 

Scott unpacks how tech-enabled design, e-commerce integration, and hybrid business models are redefining storage into a flexible, revenue-generating ecosystem where entrepreneurs thrive. 

From micro-warehouses and fulfillment zones to co-working spaces built right into storage facilities, this episode reveals how forward-thinking investors can turn “boxes and locks” into the next generation of profitable, people-focused real estate.

WHAT TO LISTEN FOR

:11 What does the future of self storage look like?
 1:14 How are facility designs evolving beyond traditional storage?
 4:42 How are small businesses redefining the purpose of storage units?
 6:23 What does a hybrid storage model look like in practice?
 8:38 How can investors future-proof their portfolios with smarter storage?

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Chapters

• 0:11 What does the future of self storage look like?
• 1:14 How are facility designs evolving beyond traditional storage?
• 4:42 How are small businesses redefining the purpose of storage units?
• 6:23 What does a hybrid storage model look like in practice?
• 8:38 How can investors future-proof their portfolios with smarter storage?

Transcript

Announcer (00:03):
 This is the Self Storage Podcast with the original Self Storage expert, Scott Myers.
 
 Scott Myers (00:11):
 Hello everyone and welcome back to the Self Storage Podcast. I'm your host, Scott Myers. Today we're going to be talking about one of my favorite topics—not just self storage, but the future of self storage. You've heard me say this many times before, self storage has always been more than just boxes, locks, and roll up doors. As we move into the balance of 2025 and beyond, it’s evolving faster than ever. New facility designs are coming online, e-commerce integration and hybrid business models are transforming what storage even means. In today’s episode, Beyond Boxes: What’s Next for Self Storage Facilities, it’s all about the industry and where it’s headed. We’ll talk about what’s changing in facility design, how small businesses are using storage in creative ways, and what’s next—including hybrid models, fulfillment centers, and co-working spaces built right inside of self storage. So let’s get into it.
 
 (01:14):
 The first question we’ll answer is what’s changing in facility design. Let’s start with what we can see—the physical design of self storage facilities. The future of storage is flexible, tech enabled, and customer centric. That means we’re not taking our eye off the customer experience but enhancing it through technology. Gone are the days of plain metal boxes lined up in a row. Developers and investors are now asking how we can create multipurpose facilities that serve people, not just their stuff. We experimented with this in some of our designs five to six years ago.
 
 (02:01):
 In a multi-story facility, someone could come in and take out walls and doors to turn it back into an industrial building if that area grows enough. But it’s more than that—we’re seeing a shift toward mixed use and flex storage built for longevity. A facility might combine traditional storage units with small workshops, offices upfront, or even maker’s spaces. Think of it as part warehouse, part co-working space, and part community hub. This is especially important when working with cities or municipalities that aren’t always keen on self storage projects.
 
 (02:54):
 Architects are now designing buildings with higher ceilings, loading docks that accommodate delivery vans, and climate-controlled ground levels that meet e-commerce storage standards. Lobbies look more like WeWork than warehouses. In urban markets, design matters even more. People prefer working close to home rather than commuting long distances. A facility with workspace and warehouse access in one is ideal. A five-story facility in downtown Austin or Dubai isn’t just storage—it’s a real estate asset that blends into the community with retail-style facades, rooftop solar panels, EV charging stations, and integrated smart access systems.
 
 (03:52):
 It’s not just about aesthetics; it’s about functionality for new user types. Entrepreneurs, online sellers, and small businesses are now a major share of tenants. Where storage used to be 80% residential and 20% business, we’re now seeing that ratio flip. Some reports suggest that one in three renters use storage for business purposes—a huge shift from a decade ago.
 
 (04:42):
 As facility owners and investors, we must design spaces not just for what storage was but for what it’s becoming. Small businesses today are using self storage in innovative ways. We’re seeing what I call the micro-entrepreneur revolution. From Etsy shop owners to Amazon sellers to mobile service companies—they all need space but don’t want the overhead of a warehouse lease. They’re using 10x20 units as mini distribution hubs, creating inventory centers, or even light assembly spaces. I’ve seen tenants set up photography backdrops, label stations, and podcast studios inside their storage units.
 
 (05:31):
 It’s creative, scrappy, and it’s the future. According to a 2024 Cushman & Wakefield report, nearly 28% of new commercial self storage leases were signed by small business operators. These customers are “sticky”—they stay longer, expand faster, and see storage as part of their business infrastructure, not just overflow space. Facility owners need to ask how they can better serve these tenants. Do you have delivery zones for couriers? Can tenants receive shipments? Do you offer Wi-Fi, temperature monitoring, or flexible contracts for growing businesses?
 
 (06:23):
 What used to be niceties are now essentials. Even small upgrades can transform your facility from just another storage site into a business enabler. That’s where the industry is heading—toward hybrid facilities where storage meets logistics, e-commerce, and co-working Imagine a tenant running an online furniture shop: they store inventory in their unit, pack orders in a fulfillment zone, and use a conference room upstairs for client meetings or content creation.
 
 (07:12):
 Another tenant might run a small home services company. Their team picks up tools daily from storage, checks in through app-based access, and uses a shared workspace to manage scheduling. These models aren’t theoretical—they’re already being rolled out across the country. Companies like Clutter, Neighbor, and Store Local are leading the charge with tech-first storage ecosystems that integrate logistics, fulfillment, and workspace all in one platform.
 
 (07:58):
 For investors, this means new revenue streams—tiered services, digital add-ons, and flexible memberships. Yes, memberships, not just rental contracts. In Dubai, London, Dallas, and Miami, developers are blending storage, flex office, and micro warehousing into single facilities. These projects are generating cap rates that rival retail properties because they tap into both consumer and business demand simultaneously. Co-working inside self storage is already thriving in Australia and parts of Europe, and it’s coming to the US faster than most people think.
 
 (08:38):
 Our industry is coming of age. We’re seeing facilities double as logistics nodes, maker hubs, and fulfillment centers for local businesses. From an investment standpoint, facilities that embrace this shift will command higher rents, longer tenant stays, and diversified income streams. That’s how you future-proof your portfolio. The future of self storage isn’t about more space—it’s about smarter space.
 
 (09:22):
 Flex storage, e-commerce, hybrid co-working—these aren’t just buzzwords. They’re the next evolution of one of the most recession-resistant asset classes. If you’re an investor, developer, or operator, now’s the time to lean in. Tour your facilities, talk to tenants, and look for unmet needs. The operators who innovate today will own the market tomorrow. If this episode sparked an idea for your next project, visit selfstorageinvesting.com for show notes, photos, and resources on flex storage facilities in action. Until next time, I’m Scott Myers. Keep building wealth, keep serving people, and keep thinking beyond the boxes.
 
 Announcer (10:03):
 Wait—three things before you leave. First, don’t forget to follow the Self Storage Podcast and turn on notifications so you never miss another episode. And while you’re there, please leave us a five-star review if you like the show. Second, share your favorite episodes on Instagram and tag us. Lastly, follow the links in the show description and hit follow on Twitter and Facebook to get a front-row seat with the original Self Storage expert, Scott Myers.