INDUSTRIAL PARKS AND NEARSHORING: THE NEW MANUFACTURING INFRASTRUCTURE IN NORTH AMERICA

The rise of nearshoring in Mexico is not only transforming global supply chains; it is also reshaping the country’s industrial infrastructure. In recent years, industrial parks have evolved from simple manufacturing zones into strategic logistics hubs that integrate production, warehousing, transportation and international trade operations.

The relocation of companies to North America has driven strong demand for industrial space, particularly in regions close to the U.S. border and along key logistics corridors in central and northern Mexico. For many international companies, the decision to establish operations in Mexico is no longer based solely on labor costs but on the ability to quickly integrate into an efficient logistics network.

In this environment, modern industrial parks have become a central component of the logistics ecosystem. Rather than simply hosting factories, they increasingly function as integrated platforms where suppliers, logistics providers, transportation networks and specialized services converge.

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Industrial demand driven by nearshoring

Over the past few years, Mexico’s industrial real estate market has experienced rapid expansion. Industry analyses indicate that industrial space demand reached record levels in 2023 and 2024, largely driven by export-oriented manufacturing investments.

States such as Nuevo León, Coahuila, Chihuahua, Baja California, Guanajuato and Querétaro have emerged as leading destinations for new industrial projects. In these regions, proximity to the U.S. border, established logistics infrastructure and strong industrial clusters have encouraged companies to locate new facilities there.

The expansion of industrial parks also reflects the transformation of regional trade. Many companies are seeking to locate manufacturing and distribution operations within the same complex in order to shorten transportation distances, improve supply chain coordination and facilitate cross-border trade operations.

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Logistics as a key location factor

In the past, industrial location decisions were largely determined by labor availability and operating costs. Today, logistics has become a decisive factor in site selection.

Companies relocating under nearshoring strategies evaluate variables such as:

• distance to border crossings
• access to highways and rail corridors
• proximity to ports or airports
• availability of distribution centers
• average transit times to U.S. markets

An industrial park that combines these elements can provide significant logistics advantages compared with locations with weaker connectivity.

For example, a manufacturing operation located in northern Mexico can supply industrial markets in Texas in less than 24 hours by truck, something virtually impossible from Asia or other continents.

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Infrastructure, energy and expansion capacity

As nearshoring accelerates, structural challenges associated with industrial growth are becoming more visible. One of the main issues is the availability of infrastructure to support expanding manufacturing activity.

Electricity demand, industrial water and logistics connectivity has increased significantly in several industrial corridors. In some regions, rapid expansion has created pressure on energy capacity and basic services.

As a result, industrial developers are redesigning new parks to include integrated infrastructure solutions. Many modern parks now incorporate electrical substations, renewable energy projects, logistics facilities and buildings designed specifically for distribution operations.

The goal is to create industrial ecosystems capable of supporting stable and predictable operations for global manufacturers.

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Industrial parks as logistics hubs

Another growing trend is the integration of logistics operations within industrial parks. Increasingly, companies aim to locate distribution centers near production facilities in order to reduce transportation time and improve inventory flows.

This allows companies to consolidate operations such as:

• storage of imported inputs
• manufacturing and assembly processes
• regional distribution centers
• export logistics operations

When these functions are concentrated within the same industrial complex, companies can reduce internal transportation, improve operational coordination and respond faster to market demand.

Additionally, some industrial parks are incorporating infrastructure specifically designed for international trade, including bonded warehouses, rail terminals and direct access to strategic logistics corridors.

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Industrial infrastructure defines logistics competitiveness

Nearshoring has positioned Mexico as a key player in the restructuring of global supply chains. However, the real economic impact will depend on the country’s ability to develop industrial and logistics infrastructure at the same pace as incoming investment.

Industrial parks are no longer just manufacturing spaces. They are becoming logistics hubs that connect production, transportation and international trade.

In an increasingly integrated economy, competitiveness is not built solely inside the factory. It is built in the logistics ecosystem that surrounds it.