Importance of Shovel-Ready Sites in Mexico’s Industrial Real Estate.
In the context of Mexico industrial real state sector, particularly amid the nearshoring boom, shovel-ready sites refer to fully prepared land parcels where all necessary permits, infrastructure planning, and approvals are in place, allowing construction to begin immediately.
These sites are crucial for enabling rapid development, reducing timelines for companies relocating operations, and addressing the high demand for industrial space driven by foreign investment.
With low vacancy rates and infrastructure challenges, shovel-ready sites enhance Mexico’s competitiveness as a nearshoring destination, supporting economic growth and job creation.
Shovelready sites are pre-developed properties in industrial parks or zones where essential preparatory work has been completed. This includes:
• Securing land ownership or leases.
• Obtaining all required environmental, zoning, and construction permits.
• Ensuring access to basic infrastructure such as utilities (water, electricity, and sewage), roads, and sometimes fiber optics or rail connections.
• Conducting site assessments, grading, and any necessary environmental remediation.
The term “shovel-ready” implies that developers or tenants can “break ground” (i.e., start digging with shovels) without delays from bureaucratic or preparatory hurdles. In Mexico’s industrial context, these sites are often part of larger industrial parks designed to attract manufacturing, logistics, and high-tech operations.
Mexico’s industrial real estate market is experiencing unprecedented growth due to nearshoring, where companies relocate operations from Asia to North America for shorter supply chains, lower costs, and reduced risks. Shovel-ready sites play a pivotal role in this dynamic, as outlined below:
1. Accelerating Speed-to-Market and Reducing Development Timelines
• Nearshoring emphasizes quick relocation to minimize disruptions in global supply chains. Shovel-ready sites allow companies to bypass lengthy approval processes, enabling faster construction and operational startup—often shaving months or years off project timelines.
2. Addressing Infrastructure and Energy Challenges
• Mexico faces bottlenecks in energy, water, and transportation infrastructure, particularly in high-growth areas. Shovel-ready sites often include pre-arranged access to reliable power and utilities, which is critical amid rising demand from nearshoring investments.
• Energy infrastructure has become a top site selection criterion, as power shortages can delay operations. Sites with built-in sustainability features, such as energy-efficient designs or renewable integrations, align with ESG (Environmental, Social, and Governance) standards, attracting international investors.
Shovel-ready sites are not just a convenience but a strategic necessity in Mexico’s industrial evolution.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to find your next Industrial Site in Mexico? Mexico Industrial RE empowers companies to find industrial space in Mexico — making site selection faster, easier, and more transparent.
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Nearshoring to Mexico is not just about finding an industrial site. It’s about finding the right park, the right partners, and the right data—on a single platform.Mexico Industrial Real Estate Marketplace is a SaaS-powered nearshoring hub that helps industrial park developers and owners manage and showcase their assets while connecting them with site selectors, tenants, investors, and brokers in one place. Beyond listings, it offers directories of trusted service providers across legal, tax, construction, logistics, and operations, making it a true one stop shop for companies landing manufacturing and logistics operations in Mexico.
Browse warehouses, manufacturing facilities, industrial parks and service provider directories across every major region. Connect with verified brokers, contractors, and legal experts. Joiin our Service Providers Directories. https://mexicoindustrialrealestate.com/directory
Mexico opened the weekend with a fresh wave of announcements across industrial, energy, transport, tourism, and infrastructure, reinforcing its position as the region’s leading nearshoring and FDI hub.Mexico entered March with a 2026 investment pipeline already above US$5.8 billion in announced and inaugurated projects, spanning energy, industrial parks, automotive, and logistics, according to a recent national investment roundup.
The latest portfolio data shows more than US$406 billion in active and announced projects across 2,500+ initiatives nationwide, underscoring depth of the current FDI and nearshoring. During January and February, Mexico accumulated US$5.839 billion in announced and inaugurated investments, according to a consolidated review of business projects across several states. The total includes both domestic and foreign capital directed toward strategic sectors such as energy, automotive manufacturing, pharmaceuticals, industrial parks, food processing and advanced manufacturing.
This inflow of productive capital reinforces the country’s position as one of Latin America’s most active investment destinations despite rising global trade uncertainty.Projects were distributed across Aguascalientes, Queretaro, Guanajuato, Nuevo Leon, Coahuila, Michoacan, and Zacatecas, with a heavy concentration in the Bajio area and northern Mexico. Energy and industrial park developments captured the largest share of capital, while automotive and manufacturing investments remained steady across multiple regions, reinforcing regional supply chains and industrial clusters.
The first major wave of investment announcements came in January, led by large-scale energy and real estate developments that set the tone for the year. Among the most significant projects was a US$680 million energy investment by ESENTIA in Aguascalientes, where the company broke ground on a new facility. In parallel, Thor Urbana announced a US$3.4 billion investment for the development of industrial parks in Nuevo Leon, representing the single largest capital allocation reported in early 2026.Additional January investments diversified the sectoral mix. Abbott inaugurated a US$200 million pharmaceutical operation in Queretaro, while Nestlé Purina committed US$100 million to food production in Guanajuato. Mexican agroindustrial firm Sigrama also announced a MX$50 million investment in Coahuila, underscoring the role of domestic capital in the country’s industrial expansion.
Fibra MTY agrees to industrial purchase for $100 million. Fibra MTY announced two strategic transactions: the signing of an agreement for the subsequent acquisition of an industrial portfolio in Coahuila and Guanajuato for approximately $100 million, and the agreed sale of five office and retail properties for $46.8 million.Both transactions are part of its optimization strategy and focus on the industrial sector.
Nearshoring and T-MEC (USMCA) maintain an appetite for logistics and industry in Mexico, according to companies.Mexico is among the destinations where real estate capital remains active in 2026, driven by the relocation of supply chains or 'nearshoring' and by the framework of the Treaty between Mexico, the United States and Canada (T-MEC).Tariff tensions and the US strategy to reduce its dependence on Asia, particularly on China, accelerated the decision of manufacturing companies to bring their production closer to the US market. In that context, Mexico gained attractiveness as an export platform due to its geographical proximity, competitive costs and preferential access to the United States and Canada.
The governments of Mexico and the United States agreed to start the first formal round of bilateral talks towards the review of the T-MEC, which will take place in Washington during the week of March 16.The joint announcement of the Ministry of Economy and the office of the US Trade Representative (USTR), reported that the negotiating teams of both countries will start preparatory discussions with a view to the joint review of the treaty, a mechanism established in the agreement itself to evaluate its operation and possible adjustments.The head of Economy, Marcelo Ebrard and his counterpart, Jamieson Greer, of the USTR, instructed the negotiators to begin the analysis of measures aimed at ensuring that the benefits of the trade agreement are concentrated in North America.Among the topics will be the reduction of dependence on imports from other regions of the world, the strengthening of the rules of origin and the strengthening of the security of supply chains in the region.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to find your next Industrial Site in Mexico? Mexico Industrial RE empowers companies to find industrial space in Mexico — making site selection faster, easier, and more transparent.
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
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Leading source for insights & opportunities at the intersection of nearshoring and commercial real estate throughout Mexico. We track foreign direct investment, industrial development, site selection, and market trends that are reshaping manufacturing and logistics in the region.
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When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
Ready to find your next Industrial Site in Mexico? Mexico Industrial RE empowers companies to find industrial space in Mexico — making site selection faster, easier, and more transparent.
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Mexico continues to post strong FDI momentum, with fresh manufacturing, logistics, and infrastructure moves underscoring the country’s nearshoring positioning and policy push under “Plan Mexico.” Recent data also confirm that 2025 FDI inflows are tracking above 2024 levels, led by manufacturing, auto parts, and energy-linked infrastructure.
Mexico attracted $40.906 billion in Foreign Direct Investment (FDI) during the third quarter of 2025 (3Q25) , a 15% increase compared to the same period in 2024, announced Marcelo Ebrard, head of the Ministry of Economy (SE) , who considered the figure reached in the period a new record .
“We are going to reach almost 41 billion dollars, that’s what we have this last quarter. If we compare it to 2024, it grew 15%,” Ebrard highlighted at the morning press conference this Wednesday. This pace of FDI, he explained, “means that investors from all over the world are deciding to invest in Mexico in a greater proportion than we had even expected.”
Of the total FDI in the period, the federal official highlighted that new investments were the area that showed the greatest dynamism in the cycle, going from two billion dollars to six billion five hundred million dollars .
“New investments in a country. That is, they are not reinvestments, but new investments,” he emphasized, adding that the sectors that will benefit are energy, data centers, infrastructure projects, and the financial sector.
Meanwhile, manufacturing accounted for 37.1% of total FDI, followed by financial services with 25.1%, construction with 5%; and transportation, postal and storage services with 4.8%, according to figures presented by Ebrard.
According to SE data, as of the third quarter of 2025, reinvestment of profits accounted for 68%, new investments for 16%, and intercompany accounts for 16%.
The United States accounted for 39.46% of total investment flows, confirming its strategic importance as Mexico’s main investment partner. It was followed by Spain with 14.09%, Japan with 7.05%, the Netherlands with 6.31%, and Canada with 5.61%.
By state, Mexico City remains the top destination for foreign investment, accounting for 55.77% of the total. It was followed by Nuevo León with 10.15%, the State of Mexico with 7.74%, Baja California with 4.36%, and Coahuila with 2.88% as of Q3 2025.
From 2018 to 2025, foreign direct investment in Mexico has grown by 69%, the Secretary of Economy pointed out, emphasizing that this represents “constant growth, but it is accelerating.”
He explained that the figure reached in the period means that investors have confidence in the Mexican government and consolidates a trend of growth in FDI in the country, since good results were also obtained in the previous quarter, with an FDI of 34 billion 265 million dollars .
Ebrard also reported that Mexican exports continue to rise , despite an adverse economic and geopolitical environment, framed by the United States’ tariff policy.
In that regard, he indicated that shipments of goods abroad grew 48% from 2020 to 2024, going from 417 billion dollars to 617 billion dollars , with an annual growth rate of 10.5% in the reference period.
FDI inflows remain on a record trajectory, with USMCA-driven trade and nearshoring announcements sustaining investor interest despite global uncertainty.
Manufacturing, auto parts, logistics, and energy/infra continue to dominate new projects, especially in northern and Bajío states.
“Plan Mexico” tax incentives and simplified procedures are now a central policy lever to lock in nearshoring, with an explicit 2025–2030 horizon.
Industrial activity in Mexico grows 0.7% in October and achieves better result in 8 months. Mexico's industrial activity advanced 0.8% monthly in October, in seasonally adjusted figures, its greatest increase in the last 8 months, thanks to a strong rebound in construction that overshaded the weakness of manufacturing, reported the National Institute of Statistics and Geography.
Mexico is projecting nearly 41 billion USD in FDI for 2025, a 15% year‑on‑year increase, with new investments (not reinvestment) jumping from 2 billion USD to 6.5 billion USD in the latest reported cycle.
New capital is concentrating in sectors tied to energy, data centers, infrastructure and financial services, reflecting investor appetite for assets backing nearshoring and digitalization.
In Durango, the Coficab II expansion reinforces the state’s Industrial Logistics Center, taking the firm’s cumulative investment above 170 million USD and employment beyond 1,400, with over 60 million USD tied to the new phase. Coficab, a Tunisian company, inaugurated its second plant in Durango, an investment of over $60 million, bringing its total investment in the state to more than $170 million. The company specializes in electrical cables for the automotive industry and also has a presence in Silao, Monterrey, and Juárez
Bayon Precision Automotive committed 28 million USD in San Luis Potosí for an EV‑focused aluminum die‑casting plant, while MLS México plans a 261.7 million USD LED‑lighting complex in Durango, collectively adding several thousand specialized jobs through 2030.
Grupo Cimarrón, a Chihuahua-based company that markets sweets, beverages, nuts, and seeds, will invest $20 million in a new plant in Toluca. Eighty percent of its production is exported to the United States.
Mercado Libre inaugurated its 14th distribution center in Mexico, located in Sinaloa, as part of a $5 million investment in the state. It has an area of 10,000 m2
Tongling Mexico has officially commenced construction of its new manufacturing plant in the Marabis Castro del Río hashtag#IndustrialPark in Irapuato, with an investment exceeding US$91 million.
With an investment exceeding $80 million, the new BunLan plant was inaugurated this Wednesday in Delicias, Chihuahua. Bun Lan specializes in hashtag#manufacturing injection-molded plastic components for the automotive and security industries, including sensors, control panels, and alarm devices. Its establishment in Delicias marks a strategic advancement in attracting industries related to automation and Industry 4.0 processes, which require specialized technical personnel and offer above-average regional salaries.
Nissan starts expansion of 120,000 m² in Aguascalientes to produce pick-ups. Nissan began the expansion of its A1 plant in Aguascalientes, adding more than 120,000 m² to produce its first pick-up in the state.
Smurfit Westrock is making a significant investment of $65 million in the development of a new plant in Ciudad Obregón, Sonora, aimed at producing corrugated cardboard packaging for breweries and food companies.
Stellantis Allocates More Production to Its Saltillo and Toluca Plants and Launches New Brand in Mexico. The Saltillo complex will manufacture the RAM 1500, and Toluca will assemble the Cherokee Hybrid and the Recon Electric, part of Stellantis' plan to expand its portfolio, employment, and production presence in Mexico.
DiscoveryCRE is Mexico's Premier Commercial Real Estate Liaison Specializing in Nearshoring and Industrial Tenant Site Selection. We help companies make informed SITE SELECTION decisions. Manufacturing and Logistics Operations.
When nearshoring to Mexico, having the right partner makes all the difference. Our team primarily represents industrial tenants and buyers providing expert site selection and facility acquisition for manufacturing and logistics companies across Mexico.
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Unless you’re a diehard race car enthusiast, you’ve likely never heard of Regina Sirvent. But that’s about to change.
The 23-year-old from Mexico City, who competes in the National Association for Stock Car Auto Racing (NASCAR) series, is a potential star in the making. To date, Sirvent has already become the first woman to win a race in the NASCAR Mexico Truck Series, as well as the first Latina driver to emerge victorious in a NASCAR international race, in the NASCAR Mexico Challenge Series, and in the NASCAR Weekly Series.
She’s also a former member of the NASCAR Driver Development Program (formerly known as Drive for Diversity), where she was selected based on her outstanding performance as a 14-year-old competing in professional races. In 2017, she competed in her first NASCAR event, achieving her best overall season in 2020. Since then, she has steadily remained in the mix.
Sirvent’s latest win, however, is off-the-track. At the end of February, the young Mexican race pilot was selected as a Barbie Role Model — a recognition created by the Mattel toy company to celebrate influential and inspiring women around the globe. The Barbie Role Models campaign was launched on International Women’s Day in 2018 and is inspired by earlier Barbie initiatives such as the “Sheroes” series in 2015. It’s not often that the recipient is a young Mexican woman who speeds around race tracks at up to 180 miles per hour. In honor of her singular achievements, Sirvent will also receive her own Barbie doll, which further recognizes her impact in the male-centric arena of stock car racing (as of this writing, less than 1% of today’s NASCAR drivers are women).
Having started her racing career at just 9-years-old behind the wheel of a go-kart, Sirvent has defied the odds to become one of only 134 women who have formally raced in any of NASCAR’s national or regional touring events. Of all the women to have taken the wheel in NASCAR’s 78 years of competition, Sara Christian became the first, and the legendary Danica Patrick holds the record for most top-10 finishes in the Cup Series. And yet, Sirvent is the first Mexican woman to have joined NASCAR’s ranks, dating back to 1949, when the racing league was founded in Daytona Beach, Florida, by the mechanic and driver Bill France Sr.
Sirvent isn’t the first in her family to strive for the racing podium; her abuelo, José, was a professional racer who claimed the Campeonato Mexicano de Rally in 1974. Regina has cited him as a motivation for her barrier-breaking career, which includes a high-profile appearance at the Michigan International Speedway as part of Sirvent’s involvement in the ARCA Menards Series. Another of Sirvent’s role models has been Daniel Suarez, a Mexican NASCAR driver who, as Sirvent explains in a former interview, exposed her and many others to the NASCAR Driver Development Program during his time as a participant.
The only bad news? Unfortunately, the Barbie doll is an exclusive item that will not be available to the public. Sirvent announced it on social media on February 20 with a heartfelt post about young women achieving their dreams, along with photos of the one-off doll, but as of now, there are no indications of it being purchasable.
In the meantime, look out for the real Sirvent on the race track, where she promises to keep racking up accolades and making a name for herself — all while being a role model for future Mexican women racers.
Alan Chazaro is the author of “This Is Not a Frank Ocean Cover Album,” “Piñata Theory” and “Notes From the Eastern Span of the Bay Bridge” (Ghost City Press, 2021). He is a graduate of June Jordan’s Poetry for the People program at UC Berkeley and a former Lawrence Ferlinghetti Fellow at the University of San Francisco. His writing can be found in GQ, NPR, The Guardian, L.A. Times and more. Originally from the San Francisco Bay Area, he is currently based in Veracruz.
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