The big trends (late-2025): MexicoFDI / MexicoCRE
Mexico continues to lead the region in attracting FDI, building on its recent quarterly record of $3.15 billion in new FDI and maintaining robust investment inflows in Q3 2025, despite uncertain global markets.U.S., Spain, and Canada remain top investor countries.
Hot sectors include aerospace, automotive, telecommunications, pharmaceutical packaging, and advanced manufacturing. Key states: Jalisco, Nuevo Leon, Chihuahua, Querétaro, and Chiapas. Mexico’s renewable energy and clean tech sectors are seeing accelerated development, especially in Central Mexico. Policy and incentive shifts continue to attract foreign companies in semiconductor, electromobility, and medical device sectors, strengthening Mexico’s position as a nearshoring hub
Shift from a land rush to a sorting-out phase. After years of record demand, Mexico industrial real estate availability has crept up in several border markets (e.g., Tijuana ~8% vacancy; rises in Mexicali/Reynosa/Juárez), as a heavy 2024–25 construction pipeline hits the market. Net-net: still healthy nationally, but more tenant-friendly in select cities.
Power is the governor on growth. Datacenters, AI hardware, and are straining Mexico’s grid. The government issued fresh electric-sector regulations in October to fast-track priority projects—helpful, but execution will be key. AI hardware + electronics momentum.
Foxconn is expanding to build Nvidia Blackwell/GB200 AI servers in Mexico (notably Guadalajara/Chihuahua), anchoring a broader AI supply chain shift. Auto retooling toward EVs continues. BMW’s €800m battery/EV investment in San Luis Potosí and other OEM refreshes keep the north/center humming—while rules-of-origin pressure ahead of the 2026 USMCA review raises compliance stakes for Tier-2/3 suppliers.
Manufacturing & Logistics is broadening beyond the classic border. New/expanded corridors—e.g., the Interoceanic Corridor (CIIT) plan through 2030, a reactivated Puerto del Norte in Matamoros, and upgraded ports like Guaymas—are opening new routing options. How companies are benefiting: Shorter lead times & logistics savings. OEMs shipping via modernized ports (e.g., Guaymas) report ~30% logistics cost reductions vs. prior routings—compounded by faster replenishment into U.S.
DCs. Tariff mitigation & USMCA preferences. By meeting content rules and filing correctly, firms avoid potential blanket tariffs and de-risk policy swings; the 2026 review makes proactive compliance even more valuable. Deeper cluster effects. Auto, electronics, and med-device clusters enable multi-sourcing within a 1–3 hour radius, better supplier development, and shared labor pools—evident in Guadalajara, Monterrey, Bajío, and Tijuana ecosystems.
Site selection Upgrading capabilities. Plants aren’t just “maquilas” anymore: companies are adding battery modules, AI-server integration, NPD, and automation/AI on the line (e.g., BMW SLP’s digital factory approach).
How companies are benefiting:
Shorter lead times & logistics savings. OEMs shipping via modernized ports (e.g., Guaymas) report ~30% logistics cost reductions vs. prior routings—compounded by faster replenishment into U.S. DCs.
Tariff mitigation & USMCA preferences. By meeting content rules and filing correctly, firms avoid potential blanket tariffs and de-risk policy swings; the 2026 review makes proactive compliance even more valuable.
Deeper cluster effects. Auto, electronics, and med-device clusters enable multi-sourcing within a 1–3 hour radius, better supplier development, and shared labor pools—evident in Guadalajara, Monterrey, Bajío, and Tijuana ecosystems.
Takeaways:
Record-breaking FDI: $3.15bn new quarterly inflow; sustained U.S. and EU confidence.
AIRCOM GROUP opens $24m electronics plant in Chihuahua.
Hengli Hydraulics invests $325m in Nuevo Leon, 800 new jobs.
First green hydrogen plant launches in Querétaro ($5.5m investment; Cryoinfra/Gerresheimer).
Landmark fly production plant for livestock health in Chiapas, eradicating screwworm.
National Electric System Plan backs $8.1bn+ in new solar and wind power projects.
Data center boom accelerates infrastructure demand in energy and telecom.
Freight and passenger rail expansion reshaping logistics corridors.
Nearshoring incentives continue to drive advanced manufacturing, especially U.S. supply chains.
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.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
🏭 Shovel Ready (Fully developed land) at Disovery Tala Industrial Park.
Shovel ready and fully developed land in Mexico refer to industrial or commercial parcels that are prepared for immediate construction, minimizing delays and risk for investors and developers. It is a bottom-line necessity. Shovel ready in real estate describes a property that is fully prepared for construction, with all necessary planning, permits, environmental clearances, and infrastructure in place, allowing construction to begin immediately.
We understand that delays in permitting, utility access, or approvals can add costs, and derail timelines. What we offer.
1. Fully Permitted, Zoned, and Ready for Development
2. Infrastructure in Place—Utilities, Roads, and Connectivity
3. Fast-Tracked Approvals in 60–120 Days
4. Workforce - (Labor Availabilty)
5. Support Services—Before, During, and After Break Ground
Why It’s a Necessity in Mexico
Speed to Market:
Nearshoring and industrial investment trends in Mexico hinge on the ability to launch facilities rapidly, making shovel ready land a competitive necessity. Companies want to avoid lengthy permitting, utility installation, and regulatory hurdles, which can slow projects by months or years in undeveloped areas.
Risk Reduction:
Pre-certified or fully developed sites minimize unexpected delays or cost overruns from legal, environmental, or infrastructure issues. This predictable environment is especially important for multinationals and FDI investors accustomed to high standards of certainty in site selection.
Attractiveness to Investors:
Shovel ready sites differentiate themselves in competitive markets by providing certainty of timelines, infrastructure, and legal standing, directly appealing to occupiers, developers, and industrial park operators looking for a reliable, turnkey solution.
Public Policy and Economic Development:
Governments and local agencies in Mexico increasingly promote shovel ready industrial parks and parcels as part of regional development and FDI attraction strategies. This supports quicker job creation, faster tax revenue generation, and broader economic development by eliminating barriers to entry for new projects.
Shovel ready and fully developed land are foundational for Mexico’s industrial growth, especially in the context of rapid nearshoring, by streamlining investment timelines and reducing uncertainty for both foreign and domestic investors.
💲NEW INVESTMENTS
Salesforce confirmed a $1 billion investment in Mexico over the next five years, focused on expanding operations and driving artificial intelligence adoption. This move demonstrates major confidence in Mexico’s tech ecosystem and digital market advancement.
Pluri Subsidiary Coffeesai, in collaboration with Instituto del Café de Chiapas, announced a cell-based coffee manufacturing venture in Chiapas, initiating pilot-scale bioreactor deployments in southern Mexico—illustrating the country’s diversification into biotech manufacturing.
Masterlock from Fortune invests 700 MDP to expand its plant in Nogales, Sonora. Masterlock is a company focused on products for home, security and commercial construction, which also includes brands of smart locks.
Mexico's strategic advantages in Furniture manufacturing and interior design, coupled with its strong investment outlook. Recently, MillerKnoll, a US manufacturer, established its first Latin American plant in Apodaca, Nuevo León, showcasing a long-term commitment to efficiency and market proximity. Industrial hubs in states like Jalisco, Chihuahua, Nuevo León, and Baja California drive the nation's furniture production, attracting both international giants and local manufacturers. In Nuevo León, companies like LazyBoy and WilliamsSonoma cater to the US market, showcasing the region's manufacturing prowess.
inaugurates the first green hydrogen plant in Mexico A milestone collaboration between Gerresheimer and Cryoinfra is paving the way for Latin America's first green hydrogen plant, set to be established in Querétaro. This innovative project aims to produce up to 75 tons of hydrogen annually using renewable sources, revolutionizing industrial processes and reducing emissions.
Japanese company Daikin has opened a new plant in San Luis Potosí, Mexico, with an investment of 7 billion pesos (approx. US $380 million), aiming to strengthen its production capacity and serve growing demand in North America and Latin America.
Grupo JUMEX inaugurated its Master Distribution Center II (CMD II), in Ecatepec, State of Mexico, with an investment of 2.2 billion pesos (mdp).
Emergent Cold LatAm entered the Mexican market via the acquisition of Bajo Cero Frigoríficos, a cold storage company with facilities in Irapuato, Villagrán, and León. They completed an expansion of their Villagrán (Guanajuato) facility: added ~7,000 new pallet positions, increasing capacity to ~16,000 positions. They inaugurated a greenfield cold storage facility in Monterrey (Ciénega de Flores) with ~23,000 pallet capacity (~150,000 m³). They announced expansion plans in Guadalajara (Jalisco): a new 30,000 m² warehouse with capacity for ~12,000 pallets, with room for future doubling. In Mexico, they are operating ~35 multi-temperature warehouses across several states (Nuevo León, Guanajuato, Baja California, Estado de México, Mexico City) as of March 2025.
Additional significant FDI inflows continue in both manufacturing and tech, with recent six-month FDI figures surpassing $34 billion, reinforcing Mexico’s status as a top emerging-market investment destination.
Mexico's industrial landscape is poised for continued growth, driven by nearshoring trends and strategic advantages in manufacturing. The country's resilience in navigating global trade challenges, coupled with significant infrastructure investments, suggests a promising future for investors and businesses alike.
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.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
September 7, 2025
Mexico continues to set record-breaking FDI milestones in 2025 while navigating trade uncertainties and implementing ambitious development strategies.
Mexico achieved a historic US$34.3 billion in FDI during the first half of 2025, marking a 10.2% increase from the same period in 2024. This represents the fifth consecutive year of record H1 FDI performance. New investments reached US$3.1 billion, the highest figure in the past 12 quarters, with reinvested earnings accounting for 84.4% of total FDI flows.
The United States maintains its position as the dominant investor, contributing US$14.7 billion (43%) of total FDI, followed by Spain at US$5.9 billion (17.3%). Manufacturing continues to attract the largest share, representing 36% of total FDI at US$12.7 billion.
Stellantis is expanding its Saltillo, Coahuila facility with investments to boost production to nearly 1 million engines annually. The company plans to launch up to 15 new vehicle models in 2025.
Volvo increased its investment in its new Monterrey truck plant from US$700 million to US$1 billion, with operations set to begin in 2026.
TAFE (Indian tractor manufacturer) inaugurated its new assembly plant in Aguascalientes with a US$15 million investment, expected to generate 250 jobs.
Siemens allocated an additional US$49 million across operations in Nuevo León and Querétaro, bringing total investments to US$142 million.
Daikin (Japan) will open a third plant in San Luis Potosí with a 7 billion peso investment, operational in October 2025.
Sigma Alimentos is expanding infrastructure in four State of Mexico municipalities with an US $18 million commitment.
Pharmaceutical Sector Growth:
Four pharmaceutical companies announced investments exceeding 12 billion pesos (US$641 million):
Boehringer Ingelberg: 3.5 billion pesos to expand Mexico City operations, targeting 5 billion pills annually
Carnot Laboratorios: 3.5 billion pesos for a new Hidalgo plant
Bayer: 3 billion pesos over five years across 14 Mexican sites
Grupo Somar: 202 million pesos expansion in Estado de México
Northern States continue leading investment attraction:
Baja California tops 2025 private investment projections with US$4.22 billion and 18,750 new jobs
Nuevo León recorded 10.9% growth in vehicle exports during H1 2025
Aguascalientes attracted US$394.6 million in FDI during H1 2025
Central Mexico Growth:
Guanajuato secured 26 private investment projects totaling US$2.4 billion and 7,000 new jobs in nine months
Sigma Alimentos announced US$18 million investment across four Estado de México municipalities, creating 300 jobs
Manufacturing Industries: US$12.7 billion (36% of total FDI)
Transportation and Storage: US$5.2 billion
Financial and Insurance Services: US$4.6 billion
President Sheinbaum's comprehensive "Plan México" targets achieving 28% GDP investment ratio by 2030, focusing on:
Strategic sectors: automotive, aerospace, energy, semiconductors, pharmaceuticals
US$200 billion investment portfolio through 2030
15 Economic Development Poles across key cities
100% immediate deduction for new fixed asset investments through 2030
New Relocation Decree (2025-2030) provides:
25% annual deduction on dual training programs
Additional 25% tax deduction for R&D initiatives
Reduced income tax credit from 20% to 10%
Fibra Next completed Mexico's largest IPO in nearly a decade with approximately US$450 million raised, representing the largest warehouse and logistics REIT in Mexico
Fibra Shop secured MXN$6.6 billion syndicated credit facility for shopping center refinancing
Fibra Macquarie obtained US$375 million sustainability-linked loan for expansion
Fibra MTY acquired two Monterrey industrial properties for US$73.4 million
FINSA announced US$500 million investment in 70 industrial warehouses across 12 states
Meor plans US$1.5 billion investment over 5-7 years for industrial park development
Government commitment: US$625 million for 13 new industrial parks, targeting 100 parks by 2030
Despite 25% U.S. tariffs on Mexican goods, nearshoring momentum continues with:
450 new companies expected to establish Mexican operations in 2025
Amazon Web Services investing US$5 billion in Querétaro digital hub
Mexican Association of Private Industrial Parks projecting continued growth despite trade uncertainties
Opportunities:
Record FDI performance demonstrates sustained investor confidence
Manufacturing sector remains the dominant investment destination
Government's Plan México provides comprehensive policy framework through 2030
FIBRA market shows robust activity across industrial and commercial segments
Challenges:
25% U.S. tariff impact on automotive and manufacturing exports
Judicial reform uncertainties affecting long-term investment climate
Need for continued infrastructure development to support nearshoring demand
Mexico's industrial landscape is poised for continued growth, driven by nearshoring trends and strategic advantages in manufacturing. The country's resilience in navigating global trade challenges, coupled with significant infrastructure investments, suggests a promising future for investors and businesses alike.
Outlook: Mexico's investment environment remains fundamentally strong, supported by strategic location, USMCA benefits, and proactive government policies, despite short-term trade uncertainties.
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.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
Investor Nationalities: #MexicoFDI
UnitedStates is the dominant FDI origin, contributing nearly 43% of total inflows; its investment increased by almost $1 billion year-over-year to $14.7 billion in the first half of 2025. Spain is the second largest, at 17.3% ($5.9 billion), rebounding strongly from a prior outflow. Other leading sources: Canada (5.1%, $1.75 billion), Japan (4.2%, $1.44 billion), and Germany (3.7%, $1.28 billion). The top five investor countries collectively account for 73.3% of all FDI.
Manufacturing Plant Openings and Expansions:
Bobcat has broken ground on a major new facility in Salinas Victoria, Nuevo León, aimed at expanding production of compact machinery; the plant is expected to be operational in 2026.
Unilever confirmed a new $400 million factory in Nuevo León focused on beauty and personal care, as part of a broader $1.5 billion investment plan for Mexico running through 2028.
Recent pharmaceutical investments include Carnot Laboratorios’ new plant in Hidalgo (₱3.5 billion/$185M) and large-scale reinvestment by Bayer, AstraZeneca, and others, supporting more than a dozen new and expanded life sciences facilities in 2025.
ENGEL opened a major new production facility in Querétaro, enhancing injection molding capacity and supporting faster delivery for the Americas market.
CFMOTO inaugurated a new factory in Apodaca, with a $46 million investment and 500 new jobs, expanding assembly and production capacity for motorsports vehicles.
Key Investment Sectors and Locations:
Manufacturing dominates FDI inflows, accounting for 36% of the total, but there are also strong commitments to food, chemical, agro-processing, and pharma sectors.
Jalisco, Baja California, Nuevo León, Puebla, and Hidalgo are hotspots for new plant and infrastructure developments.
The San José Chiapa industrial cluster in Puebla is receiving a $105 million investment aimed at generating over 5,000 jobs.
Government Policy Updates Affecting FDI:
The new federal administration under President Sheinbaum has reinforced incentives for #nearshoring and for strategic sectors including semiconductors, electromobility, and medical devices, boosting business confidence.
National policies prioritize trade openness and #supplychain integration with the U.S., while ongoing programs like “Plan México” are aimed at sustaining FDI inflows despite global uncertainty.
Authorities have unveiled major new industrial hubs and water infrastructure projects nationwide ($540 million for a new industrial hub and $5.6 billion for strategic water projects), reinforcing regional competitiveness.
Mexico's industrial landscape is poised for continued growth, driven by nearshoring trends and strategic advantages in manufacturing. The country's resilience in navigating global trade challenges, coupled with significant infrastructure investments, suggests a promising future for investors and businesses alike.
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.
Ready to simplify your Mexico expansion?
USA and Canada Toll free number 1 (800) 603-3460
Mexico Toll Free number 800 099 1437
Guadalajara Telephone number +52 33 3348 2317
Luis@DiscoveryCRE.com
Thank you for reading our edition of the MexicoCRE Newsletter. Stay tuned for more updates and investment opportunities! 🙏
The week of Oct. 20-24, 2025, delivered a major win in the international fight against fentanyl trafficking as Cuban authorities successfully recaptured Chinese criminal “Brother Wang” after he escaped from house arrest in Mexico City in July. The past five days also saw former President Felipe Calderón float a potential political comeback, and Sheinbaum tackle everything from breast cancer prevention to soda consumption during her daily press conferences.
Didn’t have time to read every story this week? Here’s what you missed.
In a significant victory for regional drug enforcement efforts, fentanyl kingpin “Brother Wang” was recaptured in Cuba after escaping from Mexico. The arrest marked a dramatic turn in a case that had embarrassed Mexican authorities when the high-value target fled the country.
Brother Wang, whose real name is Zhi Dong Zhang, had been a priority target for both Mexican and U.S. law enforcement agencies due to his alleged role in supplying precursor chemicals used to manufacture fentanyl, the synthetic opioid that has fueled an overdose epidemic in the United States. His recapture in Cuba and subsequent deportation represented a crucial moment in bilateral cooperation against drug trafficking organizations.
Former president Felipe Calderón sent a shockwave through Mexico’s political class by hinting at a potential return.
Calderón, who served as president from 2006 to 2012 and launched the controversial “war on drugs” that continues to shape Mexico’s security landscape, has remained a polarizing figure in Mexican politics. His potential return would inject new dynamics into opposition efforts against the ruling Morena party, though his legacy remains contested among voters who remember both the security challenges and economic policies of his tenure.
The former president’s comments coincided with the formal relaunch of the National Action Party (PAN), which he once led, on Saturday, Oct. 18.
PAN’s relaunch shows ‘lack of sensitivity,’ says Sheinbaum: Monday’s mañanera recapped
Economy Minister Marcelo Ebrard addressed mounting concerns about U.S. trade policy, as Oct. 29 is a crucial tariff deadline for Mexico. According to Ebrard, progress of “around 90%” has been made on outstanding trade issues, indicating that Mexico will reach a deal to stave off the threatened five percentage-point increase in the tariff on goods that don’t comply with the USMCA.
Also this week, Mexican scientists announced they are working on a screwworm vaccine to protect Mexican cattle, a promising development that could help safeguard the livestock industry from disruptions that have severely affected cross-border agricultural trade.
Ebrard: Mexico ‘90% done’ with US tariff negotiations as Oct. 29 deadline nears
Mexico’s retail landscape continued its evolution as Costco revealed plans for new stores across the country, signaling confidence in Mexican consumer markets despite economic uncertainties.
In the Riviera Maya, Puerto Aventuras announced a US $233M expansion, reflecting the ongoing strength of Mexico’s tourism sector and real estate development in key coastal destinations.
Beyond the headline-grabbing Brother Wang case, the week brought other significant security developments across multiple states.
In Sinaloa, a shootout between federal agents and cartel members shook Culiacán, leaving four people dead.
In Michoacán, authorities arrested a suspect in the killing of a labor organizer representing lime growers, a case that highlighted organized crime’s continued targeting of the lucrative agricultural sector. Extortion of lime and avocado producers has become a persistent problem in the state, with criminal groups seeking to control or profit from legitimate industries.
In Baja California, a U.S. company was implicated in Mexican cartel fuel smuggling operations in Ensenada, exposing how cartels use cross-border business relationships to facilitate fuel theft.
The successful recapture of Brother Wang demonstrated the potential for effective international cooperation on security issues, while Felipe Calderón’s maneuvering suggested that Mexico’s political landscape may become more competitive in the next year.
As the Oct. 29 tariff deadline approaches, Mexico’s ability to maintain its nearshoring advantage while managing relationships with major trading partners will be tested. The Sheinbaum administration’s handling of these interconnected challenges will mold this year’s economic and security landscape.
Mexico News Daily
This story contains summaries of original Mexico News Daily articles. The summaries were generated by Claude, then revised and fact-checked by a Mexico News Daily staff editor.
