The review of the United States-Mexico-Canada Agreement (USMCA) represents an opportunity to consolidate the competitiveness of the country’s industrial infrastructure, stated the Mexican Association of Private Industrial Parks (AMPIP) , highlighting that Mexico faces a new stage marked by more selective trade, more strategic investments, and a growing demand for ready-to-operate infrastructure.

The association echoed the reflections shared by Ildefonso Guajardo, former Secretary of Economy and Mexico’s chief negotiator for the USMCA, during a conference with AMPIP members. He noted that the world has moved beyond an era in which production chains were designed solely based on costs . Now, he explained, investment decisions incorporate elements such as resilience, national security, and the ability to operate in reliable regions.

“The pandemic taught us a lesson: we are not only going to look for models of maximum efficiency in operating costs, but also resilience in value chains,” Guajardo stated.

The former official emphasized that regional integration will continue to be a determining factor for the country’s competitiveness. “The future lies in strengthening integration ,” he stated.

For AMPIP, this view aligns with the recent evolution of the industrial real estate market. In a presentation published in its digital Think Tank library, the association points out that demand for industrial space remains strong, but now requires conditions such as availability of energy, water, security, connectivity, and operational certainty.

Currently, AMPIP members comprise a network of more than 477 industrial parks operating in 28 states of the country, with more than 85 million square meters of industrial surface, more than four thousand companies installed and around 3.7 million jobs linked to their operations.

The association has also identified 103 industrial parks under construction , reflecting Mexico’s continued expansion of its capacity to receive new investments, production expansions, and higher value-added logistics operations.

The productive relationship between Mexico and the United States is also reflected in the composition of the tenants of these complexes, since 44% of the companies installed in industrial parks affiliated with AMPIP are of US origin , an indicator of the depth of integration between both countries.

Guajardo warned that Mexico must avoid short-term decisions that affect its competitiveness, noting that industrial projects are built with a long-term vision.

“This is a medium- and long-term game,” he noted.

In anticipation of the upcoming review of the USMCA, AMPIP believes it is necessary to strengthen factors such as the availability of reliable energy, water security, connectivity, logistics infrastructure, security, talent, administrative simplification, and regulatory certainty.

The association reiterated that industrial parks represent a key destination for productive investments and constitute a crucial platform for transforming trade integration into employment, exports, regional development, and greater competitiveness for Mexico. In this context, it emphasized that the challenge lies in ensuring the country has the necessary infrastructure to fully capitalize on the new industrial phase in North America.

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El cargo USMCA review demands strengthening of Mexico’s industrial infrastructure: AMPIP apareció primero en T21.

Industrial developer FINSA renewed the “ AMPIP Safe Industrial Park ” distinction in six of its industrial parks for the period 2026-2028, consolidating its commitment to safety, operational continuity and certainty for companies located in its developments.

The renewal was presented during the Second Meeting of Associates of the Mexican Association of Private Industrial Parks (AMPIP) , held in Monterrey, Nuevo León, where David O’Donnell , president of the Board of Directors of AMPIP, recognized the company for maintaining compliance with the program guidelines in six of its industrial parks.

The AMPIP Safe Industrial Park program was designed in 2023 under the presidency of Sergio Argüelles , with the objective of establishing operating rules and technical criteria that strengthen the competitiveness, asset security and logistical protection of the country’s industrial parks.

The FINSA parks that retained their certification are the following complexes: Aguascalientes Industrial Park, Puebla Industrial Park I, Querétaro Industrial Park II, Santa Catarina Industrial Park I, FINSA Apodaca Industrial Park and FINSA Guadalupe Industrial Park.

The evaluation carried out by AMPIP considers audits in 10 comprehensive security standards , including strategic planning, physical security, access controls, business partner management, process security, cargo vehicle inspection, personnel security, information and documentation protection, training and incident management.

For Claudia Esteves , general manager of AMPIP, the renewal of the distinction takes on special relevance in the current economic and logistical environment.

“Reaffirming this commitment right here in Monterrey, a key epicenter for international value chains, has strategic significance. FINSA’s renewal of this certification in six of its industrial parks demonstrates that our sector is moving toward a higher standard of sophistication. By certifying such meticulous processes, we inject resilience and operational certainty into the entire North American supply chain. The continued commitment of developers like FINSA raises the bar for quality across the entire national industry,” he said.

The renewal of the certification is based on the report submitted by FINSA to AMPIP, in which the company demonstrated that the security and infrastructure systems audited by external consultants show no significant changes. Furthermore, FINSA committed to submitting its six parks to another external audit within two years.

For his part, Sergio Argüelles, CEO of FINSA, highlighted that certification has become a key element in strengthening the confidence of investors and tenants.

“In an environment where supply chain reliability is a decisive factor for investment, having this distinction supports what FINSA has built over decades: industrial parks that operate with the highest standards of safety and certainty for our tenants,” he said.

According to both organizations, this accreditation represents direct benefits for companies located in industrial parks , by contributing to the reduction of operational risks, improving preventive coordination with authorities, and offering more reliable conditions for advanced manufacturing activities and last-mile logistics.

With this renewal, AMPIP and FINSA seek to reinforce the modernization of Mexican industrial infrastructure, in a context where security and operational resilience have become strategic factors for the competitiveness of supply chains and the attraction of investments.

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El cargo AMPIP delivers first industrial parks under the Mexico Plan apareció primero en T21.

The growth of industrial infrastructure in Mexico is advancing at an accelerated pace, increasing the pressure on the national electricity system. As part of the Plan Mexico agenda , the construction of 103 new industrial parks was announced this year , with a projected development horizon to 2030 , which will imply a significant additional demand for energy

According to estimates from the Mexican Association of Private Industrial Parks (AMPIP) , these new developments will require approximately 2.5 gigawatts (GW) of installed capacity to meet their operational needs . This is in addition to the existing infrastructure: there are currently around 500 industrial parks operating in the country , which together will demand approximately 13.2 GW more .

Although nearly 90% of these complexes have a basic electricity supply , the pace of industrial expansion makes strengthening the distribution and transmission networks essential to ensure operational continuity and the arrival of new investments.

Self-consumption, key to industrial energy planning

In this context, Enlight , a Mexican renewable energy solutions company, pointed out that on-site generation schemes for self-consumption , which include power plants with a capacity of 0.7 megawatts (MW) or greater , are acquiring a strategic role. These solutions help alleviate pressure on the electrical grid , using it as a supplement to the supply rather than as the sole source of energy.

The company emphasized that the recent publication of the Regulations of the Electricity Sector Law (RLSE) provides greater legal clarity for the implementation of these schemes by establishing more precise definitions and conditions that allow industrial users to actively participate in generating their own energy. This strengthens energy planning for both new developments and existing industrial parks.

Among the most relevant elements of this regulation is the formal incorporation of the figures of self-consumption user , defined as the natural or legal person who satisfies totally or partially their electrical needs through energy generated on site, and of self-consumption group , which allows two or more users to share the energy produced through a particular network, even without belonging to the same business group.

Under these schemes, industrial parks can guarantee the operational continuity of the companies they house, either by combining the energy generated on site with the use of the public grid, or even through completely autonomous operations , without a physical connection to the transmission or distribution networks, in “island mode” .

Industrial microgrids strengthen resilience and energy security

On the other hand, Enlight asserted that the adoption of industrial microgrids is emerging as a key solution for production facilities to locally manage their energy generation, consumption, and backup. A microgrid is a system developed by specialized providers that integrates generation, storage, and control under a coordinated operating strategy.

These systems incorporate, firstly, on-site generation from renewable sources , such as solar photovoltaics, which reduces dependence on external supply and promotes the use of clean energy in industrial operations. Secondly, they integrate battery energy storage systems (BESS) , which provide stability, allow for meeting peak demand, and maintain operations during power outages.

Finally, microgrids incorporate intelligent control and monitoring platforms , capable of responding dynamically to the energy needs of industrial plants.

Beyond cost optimization, these solutions are consolidated as a key factor in strengthening energy security, operational resilience and supply reliability , while driving an orderly transition towards cleaner production schemes that accompany the sustained growth of industrial activity in Mexico.

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El cargo Expansion of industrial parks in Mexico increases energy pressure apareció primero en T21.

The rapid development of data centers, particularly those intended for artificial intelligence (AI) workloads , is positioning Mexico as a strategic market in Latin America, but it is also revealing deep gaps in energy supply, engineering capabilities, and supply chain readiness.

Turner & Townsend ‘s Data Centre Construction Cost Index 2025-2026 warns that 2026 will be a turning point for the industry, driven by the transition to high-density architectures and the increasing use of liquid cooling, a technology that is not yet fully available in the domestic supply chain.

The survey included in the report reveals that 83% of industry experts do not believe that supply chains in Mexico are ready to support the advanced cooling technologies required by next-generation data centers.

The energy challenge is at the heart of the debate. According to Turner & Townsend, energy availability is now the main risk factor for delivering projects on time and within budget, in a context where delays in connecting to the electrical grid have become increasingly frequent.

In this regard, according to Diana Vázquez Castañeda, Energy and Sustainability Coordinator of the Mexican Association of Private Industrial Parks (AMPIP) , the association has 477 industrial parks in 28 states and 103 new parks under construction have been identified, aligned with the federal government’s Mexico Plan.

To highlight the problem, the AMPIP executive pointed out that, to operate by the end of 2025, the parks required between 13 and 15 GW of additional installed capacity and warned that, although 90% of the parks operate within the regulated market, the country’s transmission and distribution infrastructure has critical areas for improvement.

“The strategy we need to meet these energy needs is tremendous. The national infrastructure is not growing at the same pace as our needs,” he said.

If you wish to continue reading this text, we invite you to consult the digital version of T21 magazine in its January 2026 edition, just click here .

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El cargo Data centers, the boom that “turns on” Mexico and turns off its electrical grid apareció primero en T21.

CANCUN, Q. ROO.- Mexico needs to accelerate the transition towards clean and flexible solutions if it wants to sustain the momentum of nearshoring (relocation of production lines) , according to Diana Vázquez Castañeda, coordinator of Energy and Sustainability at the Mexican Association of Private Industrial Parks (AMPIP) .

During the conference “Building the path for clean & green energy at industrial parks” , within the framework of Huawei ‘s Latin America C&I Greenovation Summit 2025 , Vázquez outlined the energy landscape that will accompany the country’s industrial growth in the coming years, and highlighted the relevance of analyzing the energy issue at a key moment for industrial development.

He recalled that the federal strategy proposed by the president of Mexico, Claudia Sheinbaum, includes the construction of 100 new industrial parks , a move that will significantly increase the demand for energy in regions that already show signs of saturation.

AMPIP represents industrial real estate developers, an ecosystem that, while not as energy-intensive as steel or cement, is essential to Mexico’s export model. These parks house the manufacturing chain that positions Mexico as the “production hub” for the United States: automotive, metalworking, electronics, logistics, and e-commerce.

Currently, AMPIP has 477 industrial parks distributed across 28 states of the country , 85 million square meters of developed industrial territory and nearly four thousand companies installed, 44% of which are American.

The recent growth of this sector is explained by the pandemic, the rise of e-commerce , global trade conflicts, and the reconfiguration of supply chains. Between 2019 and 2025, net industrial absorption registered a historic increase that has strained the national electricity infrastructure.

According to Vázquez, energy demand will grow at an unprecedented rate . Existing industrial parks alone will require approximately 13,000 megawatts (MW) of additional installed capacity by the end of 2025 to maintain operations and allow for expansion.

That is equivalent, on average, to the installation of one combined cycle plant per year , not counting energy-intensive industries or the accelerated entry of data centers.

The greatest pressure is concentrated in the north of the country, where more than 54% of industrial activity is located , as well as in the Bajío region, which is experiencing strong technological expansion.

“We all know that these are the areas where we need energy the most and where there is the most saturation,” he said.

Today, 90% of the parks are connected to the basic service of the Federal Electricity Commission (CFE) . However, it is clear that this infrastructure will not grow at the speed required by nearshoring .

Therefore, AMPIP actively promotes alternatives such as qualified user , distributed generation , storage systems and photovoltaic solutions, cogeneration and hybrids .

These options allow for the gradual growth of industrial parks, considering that a new development may start with only 1 MW of demand, but multiply that demand as its supply chain is established. Furthermore, each industrial building may require different levels of electrical quality, continuity, and power.

Therefore, Vázquez explained that the near future demands modular energy mixes , where renewable generation, storage for demand control, and specific solutions for manufacturing processes coexist.

Storage as a key element

Energy storage is one of the elements that has generated the most interest among developers. Its applications range from peak demand control to variable load management and integration with solar power generation systems.

Projects of this type require advanced technology, and for this reason, AMPIP has sought alliances with companies such as Huawei and Enlight , which are part of its sector affiliates and contribute innovation in the design, digitization and operation of energy systems.

Furthermore, with 44% of companies located in the industrial parks being American and the remainder coming from Europe and Asia, these parks face increasing pressure to reduce their carbon footprint. ESG KPIs and corporate decarbonization commitments are forcing them to accelerate the shift towards renewable energy.

“Ensuring a reliable, resilient, and decarbonized supply is essential to maintaining Mexico’s competitiveness,” Vázquez emphasized.

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QUERÉTARO, QRO.- In a global environment marked by technological disruption, environmental pressure, and the reconfiguration of production chains, industry leaders agreed that logistics is facing a structural transformation that will define Mexico’s competitiveness by 2030. This was the message conveyed during the panel “Global Trends in Logistics: Evolution, Challenges, and Innovative Solutions ,” held as part of the 31st Mexican Foreign Trade Congress , organized by the Mexican Business Council for Foreign Trade, Investment, and Technology (Comce Nacional) .

The conversation, moderated by Adriana Huerta, brought together key voices from public policy and the private sector: Diana Elena Portilla Romero, from the General Coordination of Ports and Merchant Marine ; Claudia Esteves, general director of the Mexican Association of Private Industrial Parks (AMPIP) ; Rodrigo Estrada, general manager of Canadian National Railway of Mexico ; and Verónica Valverde, president of the Querétaro Industrial Club . The starting point was clear: global logistics is evolving amidst digitalization, sustainability, and the regionalization of trade flows .

Huerta argued that automation, artificial intelligence, and sustainability are no longer emerging trends, but rather key drivers reshaping operational efficiency, while nearshoring —which aims for greater regionalization of supply chains—is redefining the geography of trade. In this context, the panelists agreed that Mexico faces both the opportunity and the challenge of consolidating its position as a strategic hub for manufacturing and logistics in North America , even in the face of the significant challenge posed by a review or renegotiation of the United States-Mexico-Canada Agreement (USMCA).

From an industrial perspective, Claudia Esteves emphasized that tariffs do not hinder regional integration, but rather “make it more expensive and delay decisions ,” forcing companies to strengthen the missing links in the supply chain to comply with the USMCA’s rules of origin. She noted that 85% of Mexican exports are conducted under this agreement, solidifying the country’s position as a natural manufacturing hub. She stressed that industrial infrastructure must evolve in line with nearshoring : “Today, there are more than 477 industrial parks in operation, with 85 million square meters of warehouse space and more than 100 new developments under construction . This requires sufficient energy, 5G connectivity, natural gas, and security, not just square meters.” She also warned that, despite the tariffs and the uncertainty generated by the US government due to policy changes, “investments continue to arrive because Mexico maintains a strategic position within global supply chains.”

From the railway sector, Rodrigo Estrada argued that sustainability necessarily depends on rail. “A locomotive can move the equivalent of 300 trucks with just one gallon of fuel,” he explained, highlighting that rail reduces pollutant emissions by 75% compared to road transport. However, he warned that Mexico still faces structural shortcomings: “We have more than 26,000 kilometers of active track, much of it dating back to the Porfiriato. Technical modernization, double tracks, and bypasses are needed to alleviate pressure on strategic corridors such as the Bajío region and the northern border.”

The executive emphasized that digitalization and long-term planning are key to achieving a modern, competitive, and safe rail network. He also acknowledged the operational challenge of combining freight and passenger transport, a policy promoted by the current government, stating that it is “viable, but only with high-level technical and regulatory coordination.”

From the maritime sector, Diana Portilla offered a brief overview of port modernization . She explained that the country has identified six priority ports —Ensenada, Manzanillo, Lázaro Cárdenas, Acapulco, Veracruz, and Progreso —where intermodal connectivity and logistics expansion projects are being promoted. She emphasized that the national port system reached a historic record in 2025 with more than nine million TEUs (twenty-foot equivalent units) handled , demonstrating that logistics demand continues to rise despite global uncertainty. “The key is public-private coordination. We signed an agreement with COMCE, CANACAR , ANAM , and the Navy to resolve operational and customs issues directly with users,” she stated.

The statistical information issued monthly by the General Coordination of Ports and Merchant Marine indicates that in the first nine months of this year, that is, from January to September, Mexican deep-water ports had handled just over 7.1 million TEUs .

Portilla also emphasized the urgency of strengthening the port-city relationship to achieve harmonious development. “Ports cannot grow in isolation from their urban surroundings. Social and multimodal infrastructure must evolve alongside port infrastructure ,” he said. He added that the port decarbonization strategy, which includes emissions inventories and new environmental regulations, will be crucial for moving toward cleaner and more efficient logistics. The official documents containing all this information are expected to be made public before the end of this year.

From a business perspective, Verónica Valverde positioned Querétaro as an example of a balance between industrial development and social stability . “Our security, talent development, and cluster policies have allowed us to attract global investment from sectors such as automotive, aerospace, and information technology,” she explained. The president of the Industrial Club emphasized that cooperation between government, industry, and academia—the so-called triple helix—has been essential in consolidating the state as a benchmark for regional competitiveness.

Valverde argued that post-pandemic regionalization can benefit Mexico if it leverages its location and productive diversity. “Our border with the United States is an opportunity, not a challenge. If we act with vision, Mexico can substitute imports and consolidate its position as a key player in international trade,” he stated.

The panel concluded with a consensus: the logistics transformation is already underway , and its success will depend on the country’s ability to align public policies, technological innovation, and private investment under a single objective: to build a more integrated, green, and resilient supply chain. In Huerta’s words, “the future of logistics will not only be faster and more digital, but also smarter and more sustainable.”

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El cargo The logistical challenge: growing without losing sight of the green path apareció primero en T21.

At Mexican President Claudia Sheinbaum’s morning press conference on Wednesday, Ibarzábal highlighted that the investment for the parks they have “ahead of them will be very close to five billion dollars (mdd) ,” while the amount for those announced today, which are already operating, is 626 million dollars .

“This includes exclusively what we call horizontal development, meaning the land plus the infrastructure, regardless of the vertical investment made in each of the buildings we’re going to construct. This is done gradually as the park is accepted and absorbed,” he explained.

He indicated that the four thousand tenants currently operating in the industrial parks associated with AMPIP “are a source of activity for launching new investments,” adding that 44% of their activity comes from the United States.

The CEO of Fibra Prologis also  indicated that Mexico is key to attracting foreign capital due to its geographic location and labor force.

“We also have many clients who are primarily looking for Mexican labor. Mexico’s demographic profile puts us at a competitive advantage compared to many other countries, not only because of our geographic location, but also because of this labor force,” he noted.

In his speech, he explained that the AMPIP seeks to attract all manufacturing investment coming to Mexico, and emphasized that they are aligned with Plan Mexico , which is why greater investments in infrastructure are needed.

“Through the Secretary of Economy , Marcelo Ebrard , we are holding ongoing dialogue tables to understand the electricity requirements, security requirements, water requirements, road requirements, etc. And we have a dialogue that I must describe as like no other we’ve ever had before. It’s extraordinary,” he said.

The executive noted that AMPIP represents 95% of the country’s industrial activity, with 477 parks in 28 states.

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El cargo AMPIP highlights investment in industrial parks in Mexico apareció primero en T21.

The Mexican Association of Private Industrial Parks (AMPIP) and Fibra Mty announced the city of Guadalajara, Jalisco, as the host city for the Second AMPIP 2025 Meeting , to be held on June 18 and 19.

The choice is not accidental; Jalisco has become a key hub for the industrial real estate sector. Currently, AMPIP members have 30 industrial parks in operation in the state, totaling more than 2.3 million square meters (m2) of industrial warehouses, and six new parks under construction, which will add another 635,000 m2.

“The decision to hold this meeting in Jalisco is no coincidence. With 469 industrial parks operating nationwide and 106 more under development, AMPIP members identify this state as one of the regions with the greatest industrial dynamism and growth potential for the coming years,” stated Jorge Ávalos Carpinteyro , president of AMPIP and CEO of Fibra MTY.

For its part, Fibra Mty highlighted its strong presence in the so-called “Pearl of the West” with seven industrial and office properties, representing an investment of $200 million and a 96 percent occupancy rate. Jalisco accounts for 11.6 percent of the company’s revenue, making it the second most important market after Nuevo León.

The Second AMPIP 2025 Meeting will bring together key players in the country’s industrial real estate sector, who have invested more than $16 billion in Mexico over the past three years and are consolidating their position as key allies for the country’s economic development.

The meeting’s agenda will include conferences, networking opportunities , and strategic dialogues with authorities. AMPIP reported that a special invitation has been extended to the Governor of Jalisco, Pablo Lemus, and the Secretary of Energy, Luz Elena González, to discuss the fundamental role of the electricity sector in the region’s industrial expansion.

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El cargo Jalisco announced as host of the Second AMPIP 2025 Meeting apareció primero en T21.

The relocation of production lines to Mexico ( nearshoring ) represents a great opportunity for economic growth for the country and one of the challenges is to meet the high demand that this phenomenon has brought in the industrial real estate sector, whose inventory could increase between 50% and 70% by the end of this six-year term.

This was projected by Jorge Ávalos Carpinteyro , president of the Mexican Association of Private Industrial Parks (AMPIP) , who highlighted that in this period approximately 150 million square meters (m2) of gross rentable area could be reached .

“We see a market at a very healthy equilibrium point (there is) a fairly healthy unemployment rate, giving developers and investors in the sector a lot of confidence to continue developing industrial space and meet the demand from national and international companies that are contributing to the economic development of Mexico,” said Ávalos Carpinteyro in his participation in the Norte Económico podcast of Grupo Financiero Banorte .

Currently, AMPIP groups 463 industrial parks in operation , which total 90 million m2 with a vacancy rate of 5%; there are also 94 projects in development .

In the third quarter of 2024, nearshoring accounted for 35% of the absorption of industrial spaces, equivalent to 1.7 million m2 , according to Jorge Ávalos.

“We have seen significant sustained growth in the association over the past three years, both in the demand for industrial space and in the development of parks,” he stressed.

Regarding investments made in industrial parks by AMPIP, he explained that this year alone they have disbursed more than five billion dollars (mdd)and noted that this could increase to six billion dollars by 2025.

“Today, what we are seeing the most are developments that are buying land reserves and putting to work the development of new ships to be able to meet the demand that is entering Mexico,” said Ávalos.

In his participation, he said that the automotive industry leads nearshoring , since it represents between 33% and 42% of new installations and expansions in Mexico, followed by the electronics sector with 39%, and machinery with 33 percent.

In this regard, he indicated that a new announcement was made in Nuevo León of a “huge plant” of Volvo Trucks , with a very large investment, “just like another one we are building in San Luis Potosí for batteries.”

Strategically located near the world’s largest market, the United States, Mexico continues to establish itself as a key point for companies seeking to invest and relocate their production lines in the country, so the demand for industrial spaces will continue.

In the third quarter of 2024 alone , Mexico  captured an amount of 35,732 million dollars in Foreign Direct Investment , which represented more than 10% more than the same period of the previous year, according to the Ministry of Economy .

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