The industrial real estate market in Monterrey maintained its dynamism during the second quarter of 2026 (2Q26), driven by the manufacturing sector and the arrival of new investments, according to the consultancy CBRE Mexico .

According to the Market View report , gross absorption or marketed spaces during the quarter reached 295,000 square meters (m²) , a growth of 125% compared to the previous quarter, derived from new industrial investments.

This performance allowed the cumulative absorption during the first half of the year (1H26) to reach 426 thousand (m²) , an annual increase of 19.1%, reflecting that the market continues to attract industrial projects despite a moderate economic context.

“The Monterrey industrial market continues to grow in a phase of normalization. Today it is moving towards a more sustainable balance, with greater competition among landlords and more favorable conditions for tenants,” highlighted Ramón Flores, Vice Chairman of CBRE Mexico Northeast region.

At the close of Q2 2026, the industrial inventory reached 17.99 million m² , after adding 93,000 m² of new supply during the period, representing a year-over-year increase of 6.3 percent . Apodaca accounted for 40% of the new developments, followed by Santa Catarina with 35%, consolidating their positions as the main centers of industrial expansion in the metropolitan area.

According to CBRE, the vacancy rate closed Q2 2026 at 6.8% , a slight decrease from 6.9% in Q1 2026, representing approximately 1.21 million square meters of available space . Construction activity totaled 521,000 square meters , although this was part of an adjustment process in response to increased market supply. The average monthly rent was $6.98 per square meter .

Manufacturing solidified its position as the main driver of real estate demand. This sector accounted for 78% of the total area sold , followed by logistics companies with 11% and high-tech companies with 6%.

By origin of investment, operations from the United States led the demand with 29% of gross absorption , followed by Denmark with 23% and Germany with 11 percent.

CBRE also highlighted the return of Asian investment , which contributed 74,000 m² of demand during the quarter . Furthermore, the average transaction size increased by 40%, reaching approximately 15,000 m² .

Nuevo León registered favorable economic indicators at the beginning of the year, with a Foreign Direct Investment (FDI) of 1,956.5 million dollars (mdd) in 1Q26 , equivalent to 8.3% of the national total.

In terms of employment, 38,000 new jobs were created between January and May, according to figures from the Mexican Social Security Institute (IMSS) . Of these, 52% were in the manufacturing sector.

Against this economic backdrop, the ETYL MTY 2026 (Transportation and Logistics Meeting) will take place on October 14 and 15  in Monterrey, Nuevo León , under the theme “Mexico, Global Hub 2026: New Times in Logistics, Nearshoring , and International Trade.” This forum, organized by T21 , will bring together industry leaders. For more information, visit https://etylmx.com/ .

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El cargo Manufacturing drives demand for industrial space in Monterrey in Q2 2026: CBRE apareció primero en T21.

The transportation and logistics sector is positioned as the main driver of expansion in the Mexican real estate market, according to the Investment Sentiment Survey by consulting firm CBRE Mexico for the first quarter of 2026 (1Q26). The study reveals that 83% of investors will maintain or increase their exposure to real estate , in an environment of greater macroeconomic stability and expectations of a less restrictive monetary policy.

Industrial and logistics lead the preferences with a 35% share, supported by a net absorption of 2.46 million square meters (m²) in the third quarter of 2025. Retail and data centers also strengthen their position with 18% and 8%, respectively, which consolidates them as diversification alternatives.

“The results of this survey confirm that the real estate market in Mexico enters 2026 with a more solid foundation, where price discipline, selectivity in transactions and a focus on strategic sectors such as Industrial and Logistics are shaping the course of investment,” said Lyman Daniels, president of CBRE in Mexico, Colombia and Central America.

The survey also indicated that investors identified the reduction in debt costs and the improvement in rental prospects , supported by controlled supply and firm occupancy demand, as key factors.

Regarding strategies, opportunistic and core approaches stood out , allowing for a balance of risk and return in portfolios. According to Santiago Mijares, head of capital markets Mexico at CBRE, this trend reflects a relatively stable macroeconomic environment and resilient demand , which opens up opportunities for value creation in the country’s main markets.

Capitalization rates remain stable compared to 2025 , with slight adjustments in industrials, transportation and logistics, retail , and business hotels, opening up performance opportunities in specific segments. Regarding markets, Mexico City remains the leading investment destination , with Monterrey holding steady in its position.

With the results of the Investment Sentiment Survey , CBRE Mexico confirms that the real estate market enters 2026 with a more solid foundation and that investors maintain confidence in Mexico , consolidating it as a key destination for real estate expansion.

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El cargo Transportation and logistics lead real estate investment in Mexico apareció primero en T21.

The CTT (Cuautitlán, Tultitlán, and Tepotzotlán) logistics corridor , located in the metropolitan area of Mexico City, continues to be the main driver of demand for industrial space so far this year, with a 47% share of total activity, according to consulting firm CBRE Mexico .

According to the Marketview Industrial CDMX report for the second quarter of 2025 (2Q25) , the firm noted that 91% of the new supply entered was also concentrated in the CTT, and indicated that this same area remains with minimum vacancy rates , with 0.8 percent.

The logistics sector led the transactions reported at the close of 2Q25, accounting for 69% of the marketed area. Meanwhile, the average transaction area for the CTT was 9,000 square meters (m ² ) .

In 2Q25, industrial activity in the nation’s capital and its metropolitan area recorded gross absorption or marketed space , which includes renewals and pre-leases, of 331 thousand m2 ^. This demand was driven primarily by pre-leases in corridors such as Zumpango-AIFA and Tultitlán, for a cumulative total of 640 thousand ^m2 .

In the reference period, net absorption registered 252 thousand m2 ^, with a cumulative total of 439 thousand m2 ^, a figure 97% higher than that reported in the pre-COVID-19 pandemic, in the first half of 2019, and 496% higher than that recorded in the first half of 2024.

The vacancy rate closed at 1.5%, a slight increase from the previous quarter, but still below the 2024 level.

According to the report, the industrial sector remains the largest recipient of foreign direct investment (FDI) at the end of the first quarter of 2025, accumulating $12.216 billion, 10% more than the figure reported in 2024. The majority of this investment was allocated to manufacturing and mining projects , with 76% and 18%, respectively.

“For the first half of the year, Mexico City maintained solid demand figures. Gross demand, or marketed space, which includes all transactional activity in the market, totaled 640,000 m2 ^, while net absorption, or occupied space, registered a cumulative figure of 439,000 m2 ^, a 396% increase compared to the same half of the previous year, so activity has been constant,” CBRE’s analysis detailed.

Meanwhile, corridors such as Huehuetoca-Tepeji and Zumpango-AIFA accounted for 45% of the activity, driven by demand for big boxes , while the remaining 8% of the participation was captured by corridors such as Vallejo-Azcapotzalco and Last Mile.

At the end of 2Q25, the construction pipeline reached 433,765 m2 ^, of which 213,064 m2 ^correspond to construction starts distributed in Cuautitlán (63%), Tultitlán (25%) and Last Mile (12%).

The consulting firm estimated that Zumpango-AIFA is emerging as the fastest-growing industrial corridor in the center of the country, representing 54% of the total; followed by the CTT (City of the Territory), with 26%, and Hidalgo, with 15%.

During the first half of 2025, the Class A inventory in the Mexico City metropolitan area added 411,000 m2 ^, reaching a record 11.98 million m2 ^, representing an annual increase of 10.9%. Meanwhile, Cuautitlán is the corridor that incorporated the most new supply with 73%, followed by Tultitlán with 17%, Huehuetoca-Tepeji with 4%, Last Mile with 3%, and Vallejo-Azcapotzalco with 2%, the company stated.

In the second quarter of 2025, a vacancy rate of 1.5% was reached, with 181,782 m2 ^, with Zumpango–AIFA and Tultitlán being the corridors with the largest amount of available space, with 46,000 m2 ^and 45,000 m2 ^, respectively.

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El cargo CTT leads demand for industrial space in Mexico City and the metropolitan area: CBRE apareció primero en T21.

The consulting firm CBRE Mexico presented an analysis of the CTT (Cuautitlán, Tultitlán, Tepotzotlán) logistics corridor, located in the metropolitan area of Mexico City. According to the report, 76% of the region’s logistics inventory is concentrated in this corridor .

“Mexico City has historically positioned itself as the logistics hub par excellence, with 90% of its tenants being this type of business. This is thanks to its geographic location, as well as the regions of the country it connects. The increase in demand from the e-commerce sector and the need for efficiency in supply chains have driven demand for operators in the logistics sector,” said Francisco Muñoz, Executive Vice President of Industrial and Logistics at CBRE Mexico.

During the first quarter of 2025 (1Q25), the CTT corridor recorded a gross absorption of 198,000 square meters (m²) , equivalent to 65% of the activity in the capital’s industrial market, a trend that has continued in recent years. In 2024 alone, 47% of demand was focused on spaces dedicated to the logistics sector in the CTT.

Likewise, in 1Q25, the construction pipeline in Mexico City reached 508 thousand m² , of which 75% is under development within this corridor.

Regarding rental prices, asking prices have increased by approximately 6% annually. The vacancy rate in the corridor has reached historic lows in recent years, standing at 0.3%, approximately 30,000 m2 ^; while 40% of the spaces under construction are already committed for rent.

Demand in this logistics corridor remains diversified, with 65% coming from the logistics sector and 35% from companies dedicated to diverse manufacturing . Muñoz noted that the consulting firm anticipates the CTT corridor will continue to be a key industrial cluster in Mexico City, with versatile spaces for diverse tenants.

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Despite the commercial uncertainty framed by tariffs, the industrial real estate market in Guadalajara, Jalisco, showed solid growth in the first quarter of 2025 (1Q25), with a  gross absorption of 83 thousand square meters (m²) , which meant an increase of 11% compared to the same period last year, according to the MarketView City of Guadalajara industrial sector report , carried out by the consulting firm CBRE Mexico .

According to the analysis, the Class A space inventory reached 5.17 million m² , representing a 10.2% annual increase over the reference period; more than 143,000 new m² were added to the market at the beginning of the year.

In 1Q25, there was a significant push in the construction of industrial spaces, highlighting the El Salto submarket, which reached 168 thousand m² under construction, of which 20 thousand m² began construction during the period .

Likewise, El Salto accounted for 88% of the new industrial supply in Guadalajara, with 127,600 m² added, while the remainder was distributed between Periférico Sur and Acatlán, with 4,000 m² each. Additionally, 32,000 m² are in the pipeline.

The vacancy rate stood at 3.4% , or 174,000 square meters available, driven by the addition of 80,000 square meters of vacancy and the vacancy of 23,500 square meters. Despite the growth, vacancy remains below 2019 levels, CBRE emphasized.

At the close of 1Q25, 50,700 m² of new demand were recorded in Guadalajara, exceeding the first quarter of 2024 by 12,200 m².

According to the report, industry diversification in terms of gross uptake or marketed space was primarily comprised of the automotive, technology, retail , logistics outsourcing, and agricultural sectors.

This dynamism stemmed from the investment that has come to Jalisco. According to the Ministry of Economy , in the first quarter of 2025, this state attracted $606.8 million in foreign direct investment (FDI).

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El cargo New projects boost Guadalajara’s industrial real estate sector apareció primero en T21.

According to the report, at the close of the first quarter of 2024, the marketing of the industrial real estate market in Monterrey was higher than in the first quarter of 2019, with an increase of 210.2% and in the first quarter of 2020, with a growth of 23.4% , “years prior to the boost that the market had due to the signing of the Treaty between Mexico, the United States and Canada (T-MEC) , the growth of e-commerce due to the pandemic, as well as adjustments in supply chains and the relocation of production lines in Mexico, known as nearshoring .”

CBRE also reported that the city’s industrial inventory closed Q1 25 with 10.9% annual growth, reaching 16.4 million m² , following the addition of 329,000 m²  of new supply.

“Construction starts reached 401,000 m², of which 76% is available, and half is concentrated in the Apodaca submarket,” the consulting firm emphasized.

Likewise, the percentage of pre-leases decreased, closing at 39% during that period, with 679,000 m² ^available and under construction. Regarding vacancies , 191,000 m² were recorded , of which 75% were concentrated in the Santa Catarina submarket.

In the first quarter of the year, the vacancy rate in Monterrey increased by 5.1%, reflecting vacancies and the addition of new supply to the available inventory. This reflected accelerated growth compared to the same period last year, when vacancy was recorded at 1.4%.

The diverse manufacturing sector continues to be the main driver of industrial demand in Monterrey, with 67% of accumulated market activity at the end of 1Q25, followed by the logistics and transportation sector , with more than 30,000 m2 ^sold , representing 16% of total demand.

Meanwhile, the United States remains the main country of origin for companies growing in the city, with more than 57,000 m2 ⁱⁿ  the reference period.

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El cargo Manufacturing drives demand for industrial space in Monterrey in 1Q25 apareció primero en T21.

The diverse manufacturing, logistics and transportation, as well as automotive sectors and the sustained growth of e-commerce have accelerated the industrial real estate market in Monterrey, Nuevo León, which closed the fourth quarter of 2024 (4Q24) with a gross absorption or marketed spaces of 340 thousand square meters (m2 ⁾ , which brought the annual accumulation to 1.5 million m2 ^, reported the real estate services and investment company CBRE .

According to its MarketView report on the industrial real estate sector in Monterrey, at the end of the fourth quarter of 2024, 50% of that activity was built-to-suit projects and Apodaca remained the most important submarket, with more than 657 thousand m2 ^absorbed , 43% of the total demand. Escobedo and Guadalupe followed, with 15% and 13% , respectively.

“The year 2024 closes with the diverse manufacturing industrial sector as the main driver of annual demand in Monterrey, with 38% of total market activity. The logistics and transportation sector continues its expansion in the city, consolidating itself as the second most active in the year, with more than 374 thousand m2 ^sold , representing 26% of total demand,” explained Ramón Flores, executive vice president of the northeast region of CBRE Mexico.

These sectors were followed by the automotive sector , which remained in third place with an additional 15% . In addition, e-commerce showed exponential growth in 2024 and with only three transactions, it represented 12% of annual gross absorption.

The industrial market in Monterrey ended 2024 with accelerated growth in its inventory, exceeding 16 million m2 ^, after incorporating more than 1.7 million m2 ^{during the past year, which meant the second} highest annual increase, only behind 2023, when it was 1.8 million m2 , CBRE announced in a statement.

Meanwhile, construction activity remains at historic highs, above 1.1 million m2 ^, and is concentrated mainly in the submarkets of Apodaca, Ciénega de Flores and Guadalupe.

“This accelerated growth in inventory and a slower pace of built-to-suit or pre-leasing projects have allowed for rapid growth in supply in the city, which together with new vacancies added more than 244 thousand m2 ^of vacant space to the market in recent months,” the firm explained.

During 4Q24, more than 160 thousand m2 ^of vacant space were delivered in the different submarkets of the city, which, together with a new series of vacancies, drove the growth of the vacancy rate, which closed the year at 4% , with more than 639 thousand m2 ^existing and being marketed.

The United States is the main place of origin of these investments, with more than 645 thousand m2 ⁽ 44%). It is followed by Mexico (16%) and Germany with 9 percent.

In addition to the industries mentioned above, another factor that has driven the growth in the absorption of industrial spaces is the relocation of production lines in Mexico, a phenomenon known as nearshoring , which represents a development opportunity for our country and this market, as the demand for warehouses by foreign companies increases.

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El cargo Logistics and Transportation Boost Monterrey’s Industrial Real Estate Market apareció primero en T21.

The commercial real estate investment and services company, CBRE , reported that from January to September 2024, the net absorption of the Mexican Bajío region reached 540 thousand square meters (m2) , a figure that almost doubles that of the same period in 2023, while the commercialization of spaces or gross demand was 722 thousand m2 , which was mainly driven by land sale transactions, and the expansion of companies already established in the region.

In its MarketView report on the Bajío industrial real estate sector in the third quarter of 2024 (3Q24) , the firm noted that construction activity closed the third quarter with 612 thousand m2 ^under development, of which 30% is pre-leased.

He also indicated that demand for industrial space by tenants in the automotive and light manufacturing industries , which account for more than half of the demand, continues, and that figure is expected to remain high due to current negotiations.

According to information from the Ministry of Economy , during the first half of 2024 (1H24), the entities that make up the Bajío, that is, Aguascalientes, Guanajuato, Querétaro and San Luis Potosí, totaled three thousand 688 million dollars of Foreign Direct Investment (FDI) , with Guanajuato and San Luis Potosí being the largest recipients in the region.

“The Bajío region has been characterized by having an important automotive cluster. Automotive plants have been established in all four states, which have boosted the commercialization of industrial spaces,” said Rodrigo Folgueras, vice president of CBRE Mexico in the Bajío region.

At the close of 3Q24, Querétaro led gross demand with 41% , driven by diverse manufacturing tenant transactions. Meanwhile, Guanajuato was the second market with the highest gross absorption with 28% of the commercialization activity ; San Luis Potosí was in third position with 19% of the gross absorption driven by land sale transactions, CBRE reported.

In turn, the vacancy rate or availability remained with downward variations, since it closed said period at 3.4%, slightly lower compared to the same period in 2023, when it was 4.2 percent.

CBRE stated that construction activity has been characterized by the development of Build to Suit projects, closing 3Q24 with just over 612 thousand m2 under development , of which 30% are projects with these characteristics and are already pre-leased.

Developers have begun speculative building as demand is expected from industrial tenants in both light manufacturing and automotive. Light manufacturing and the automotive industry are expected to demand industrial space in the region, attracted by the logistical advantages, skilled workforce, as well as the infrastructure of industrial parks in the Bajío.

At the end of the period, the Bajío closed with an inventory of 14.1 million m2 , which represented an annual increase of 5%, with Querétaro and Guanajuato as the markets with the greatest inventory growth, being the first in which more than half of the new supply was concentrated from January to September 2024. 3Q24 closed with 612 thousand m2 of construction activity for delivery in the following six months.

Meanwhile, the vacancy rate closed at 3.4% in 3Q24, which was 0.9% less than at the end of 3Q23.

Due to the shortage of supply in markets in the north of the country, the Bajío continues to represent an opportunity for investors and companies looking for industrial space as a result of the relocation of companies in Mexico ( nearshoring ).

In addition, the dynamism of the automotive and light manufacturing sectors continues to drive the growing demand for industrial real estate in this region of Mexico.

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El cargo Automotive and Manufacturing Industries Drive Demand for Industrial Spaces in the Bajío apareció primero en T21.

The Guadalajara Metropolitan Area (ZMG) is experiencing significant growth in the industrial sector  and, according to the third quarter (Q3) 2024 report presented by CBRE Mexico , companies occupied a greater number of spaces in industrial parks, especially in the El Salto area , which stands out as the most active area for activities such as storage, product distribution and e-commerce. 

The report also highlights that the demand for these spaces is growing so much that it is no longer easy to find large available plots of land . 

For this reason, several companies are reserving buildings that are still under construction, ensuring that they will have space for their operations once the work is completed. 

Currently, there are seven projects under development in the region , which will add more than 220 thousand square meters (m2) of industrial space by the end of 2024. 

The total amount of industrial space available in the ZMG reached 4.93 million m2 , with a significant increase in new developments. 

However, most of these spaces are already occupied or reserved, leaving a very low availability of just 2.9 percent. 

Furthermore, the state of Jalisco continues to be one of the main destinations for foreign investment in Mexico .

During the first half of 2024, more than 893 million dollars (mdd) were attracted , highlighting sectors such as food and beverage manufacturing, as well as the pharmaceutical industry. 

With a strategic location and a constantly expanding market, Guadalajara continues to establish itself as a key point for companies seeking to grow in Mexico and serve both national and international markets. 

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El cargo Industrial Parks in Guadalajara Expand Amid High Logistic Demand apareció primero en T21.