Summary: Mexico’s upcoming USMCA review could strengthen the country’s position as a manufacturing and nearshoring hub by reinforcing regional integration and improving conditions that attract industrial investment. Industrial parks, logistics, automotive, aerospace, electronics, medical device and e-commerce sectors stand to benefit from rising demand for production and distribution capacity, with investment in industrial infrastructure projected to accelerate. However, expanding energy generation, infrastructure, regulatory certainty and operational readiness will be critical for Mexico to capitalize on shifting North American supply chains and sustain long-term foreign investment growth.
Mexico’s upcoming review of the USMCA could create a new opportunity to attract manufacturing investment by reinforcing the conditions that have made the country one of North America’s leading industrial destinations, according to former Minister of Economy and USMCA Chief Negotiator Ildefonso Guajardo.
Speaking during a conference hosted by the Mexican Association of Private Industrial Parks (AMPIP), Guajardo said global supply chains are no longer focused solely on reducing costs and are increasingly prioritizing resilience, security, operational reliability and responsiveness to a more complex international environment.
“The pandemic taught us a lesson: we are not only going to seek models of maximum efficiency in operating costs, but resilience in value chains,” Guajardo said.
The comments come as Mexico’s industrial real estate sector prepares for another year of expansion. AMPIP projects investment in industrial parks will reach US$5.831 billion in 2026, a 36.6% increase from US$4.266 billion in 2025 and US$3.875 billion in 2024.
Regional Integration Remains a Competitive Advantage
As North American supply chains continue to evolve, regional integration is expected to remain one of Mexico’s strongest competitive advantages. Guajardo said long-term strategies will be essential for capitalizing on opportunities created by supply chain relocation and the strengthening of regional trade. He emphasized that Mexico’s role within North America’s production ecosystem will continue to support manufacturing growth and foreign investment. “The future is the strengthening of integration,” Guajardo said.
The industrial market’s recent performance reflects that trend. Demand for manufacturing and logistics space remains active, although companies are increasingly seeking sites with ready-to-operate infrastructure, reliable energy supply, water availability, connectivity, security and regulatory certainty.
Mexico currently hosts thousands of companies operating in strategic industries such as automotive, aerospace, medical devices, electronics, logistics and advanced manufacturing. New industrial projects continue to be developed to accommodate production expansions and export-oriented operations serving the North American market.
Industrial Parks Support Supply Chain Expansion
The growing role of industrial parks underscores the depth of economic integration across North America and highlights Mexico’s importance as a manufacturing platform. According to industry data, 44% of tenants located in Mexico’s industrial parks are US companies, reinforcing the country’s position as a strategic partner within regional supply chains.
The broader industrial park footprint continues to expand. AMPIP data shows Mexico now has 477 industrial parks in operation, hosting approximately 4,000 companies and supporting more than 3.7 million jobs. Investment activity is also accelerating. AMPIP estimates that 66.1% of the US$5.831 billion expected in 2026 will be directed toward new industrial parks and new industrial buildings within parks. Another 19.3% will be allocated to upgrades of existing parks, while 5% will go to standalone industrial buildings. In addition, 103 industrial parks are currently under construction across 52 municipalities, representing 21.5 million m2 of industrial space under development.
Energy Availability Remains a Key Challenge
Despite strong investment momentum, developers continue to identify energy infrastructure as the sector’s primary constraint. AMPIP estimates that Mexico will require up to 2.3 GW of new installed power generation capacity to support industrial park development and future manufacturing demand, reported MBN.
Market activity moderated during 2025, but developers say demand remains resilient. According to Datoz, net absorption totaled 3.3 million m2 in 2025, compared with 4.6 million m2 in 2024 and 5.0 million m2 in 2023.
Pablo Quezada, CEO, Datoz, said interest from companies evaluating Mexico remains strong, supported by what many perceive as preferential conditions compared to other jurisdictions amid ongoing trade policy uncertainty.
Data from Datoz shows national gross absorption surpassed 1.2 million m2 during 4Q25, with all four regions posting growth in the second half of the year. Central Mexico led the expansion, recording 472,900 m2 of absorption, a 52% increase from 225,000 m2 in 3Q25. Growth has been driven largely by Build-to-Suit (BTS) projects, as companies increasingly seek facilities ranging from 40,000 m2 to 100,000 m2.
E-Commerce Drives Demand in Central Mexico
The expansion of e-commerce operations is becoming an increasingly important driver of industrial real estate demand. Quezada highlighted major projects by Mercado Libre and Alibaba as examples of how demand is concentrating in markets capable of supporting large-scale distribution facilities and fast delivery networks.
According to Datoz, Panorama Tultepec Industrial Park is developing a nearly 100,000-m2 BTS facility for Mercado Libre, while Purina is constructing a nearly 70,000-m2 BTS project at Cuautitlán City Park. Both projects remain under construction. Datoz estimates that BTS deliveries reached nearly 209,000 m2 in 4Q25, accounting for 44% of total gross absorption during the quarter.
As the USMCA review approaches, industry leaders see an opportunity to strengthen the factors that continue attracting global manufacturers to Mexico, including logistics infrastructure, energy availability, specialized talent, streamlined administrative processes and legal certainty. The extent to which Mexico can capitalize on the next phase of North American integration will depend on its ability to continue meeting the operational requirements of global companies evaluating new production investments.
