FINSA , a developer of industrial parks in Mexico, announced the start of a project in the municipality of García, Nuevo León, with an investment exceeding $220 million . This new development, called FINSA Monterrey García Industrial Park, will become the first large-scale, sustainable institutional park in the area.

The project will be developed in two phases, beginning with 45 hectares in the first phase and reaching a total of 92 hectares by the end of the second. The master plan includes the construction of 17 industrial buildings , with an estimated rentable area of ​​370,000 square meters (m²).

FINSA anticipates the arrival of more than 25 world-class companies, which will generate more than 14,000 direct jobs and a multiplying impact on the local economy through thousands of indirect jobs. This development is aligned with the García municipality’s strategy to attract responsible investments that boost regional competitiveness and social well-being.

The main features of the FINSA Monterrey García Industrial Park include its focus on clean and sustainable manufacturing , designed to house light and non-polluting industries; its phased development , beginning with 45 hectares and adding an additional 47 hectares in the second phase; a world-class infrastructure that will position it as the largest industrial park in the municipality; and its capacity to attract national and international investment , with the projection that more than 25 companies from various light manufacturing and logistics sectors will establish themselves in the area.

With these projections, Sergio Argüelles González, president and general director of FINSA, expressed his commitment to the municipality.

“This development reaffirms our commitment to promoting García as a strategic location in Nuevo León’s industrial corridor,” he emphasized.

With this investment, FINSA adds its seventh industrial park in Nuevo León, reaching more than 740 hectares in the Monterrey metropolitan area.

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The long lines at the Otay port of entry , between San Diego, United States, and Tijuana, Mexico, are no longer a constant; now they seem to be less-traveled territory after the tariffs imposed by the United States, which have affected one of the sectors that drives Mexico’s economy, such as trucking .

“You realize how bad the economy is when you’re the one chasing operators, saying, ‘Please give me freight.’ Now it’s the other way around. I bring everyone chasing me, saying, ‘Please give me freight to Los Angeles, even if it’s local.’” explained Gabriela Fernández , Trade & Logistics Manager at Tacna Services .

Before the tariffs, transportation companies were in high demand, but now the situation has changed, the specialist pointed out in an interview with T21.

The impact of the tariff imposition has led to an approximate 30% decrease in freigh

“Previously, holidays generated logistical congestion three days before, and even three days after; now, crossings are operating normally, indicating a drop in demand,” he said.

It is estimated that in 2023, the Otay border crossing processed more than $13.5 billion in exports and $37.4 billion in imports, as well as almost one million commercial trucks, according to data from the United States General Services Administration (GSA) , which reflects the importance of this border crossing for the economies of Mexico and the United States.

Manufacturing affected by tariffs

The logistics and manufacturing industry in Tijuana, Baja California, faces a difficult outlook due to tariffs imposed by the United States government, said Gabriela Fernández, who noted that the impacts also range from a decrease in industrial warehouse occupancy to supply chains .

“At the shelter —a company that provides comprehensive manufacturing and administrative management services to foreign companies—where I work, there are 71 companies; we used to be 75. This year, four closed, and those that did so were mainly due to the impact of tariffs. This impact generated instability. Almost all of the four that left were textile companies,” he emphasized.

It is worth remembering that on December 19, 2024, the Mexican government signed a decree to increase tariffs on manufactured goods by 35% and textile imports by 15%, in order to protect the national textile industry and prevent abuse of current provisions.

Impact on the supply chain

The effects of tariffs have reached the supply chain. Vacancy rates for industrial warehouses in Tijuana are between 25% and 30% , a drastic change compared to previous years, when demand outstripped supply.

“Before the tariffs, it was common to expand to Mexicali due to the lack of space in Tijuana. Now, when you tour industrial parks, it’s for rent, for rent, for rent, from all the companies that have left,” Fernández explained.

Tariffs, especially in sectors such as textiles and steel, have generated operational instability, and although companies have sought domestic suppliers to mitigate the impact , efforts have been unsuccessful. This lack of local supply has forced companies to explore options with countries with which Mexico has free trade agreements; however, the results have been limited.

The closure of companies has also led to significant job losses . In the case of Tacna Services, the departure of four companies represented a 5% reduction in its shelter operations , as its business model depends on the number of workers per plant. This impact adds to the pressure faced by other large companies in the textile sector, which are struggling to remain operational.

In addition to tariffs, new permits and regulations, especially in the textile sector, have affected the tariff rates of products manufactured in Tijuana. These measures seek to protect the national industry, but have generated additional costs for companies.

To address this crisis, companies have attempted to reduce operating costs. In this regard, Gabriela Fernández mentioned that they have negotiated with customs agencies and transporters to lower tariffs , achieving small but significant savings.

“However, the lack of domestic suppliers remains an obstacle. Companies also seek partners in countries with free trade agreements, although dependence on Asian suppliers, especially in textiles, limits these options,” he noted.

A temporary respite, but with uncertainty

The U.S. government’s 90-day tariff extension to Mexico represents temporary relief, but with uncertainty, Fernández said.

In light of this, the specialist emphasized the importance of strengthening domestic supply to reduce dependence on imports and indicated that the Mexican government should promote connections between companies and suppliers through initiatives such as industrial fairs in the states, which could help mitigate the impact of tariffs and revitalize local industry.

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Fibra Mty , a real estate investment trust, announced the liquidation of the two remaining warehouses in the industrial portfolio called “Batach” in Nuevo León, in a transaction valued at 73.4 million dollars (mdd) .

The company reported in a statement that both newly built properties are already fully occupied and generating revenue.

“The transaction was fully settled using proceeds from the capital raising conducted in early 2024. With this transaction, Fibra Mty reaffirms its commitment to creating value for its investors through strategic acquisitions that prioritize cash flow growth from CBFIs and consolidate a portfolio of high-quality assets in the country’s key markets,” said Jorge Ávalos Carpinteyro, CEO of Fibra Mty.

The transaction was approved by the Federal Economic Competition Commission (Cofece) as it complied with the regulatory provisions of Trust 2157.

With this transaction, Fibra Mty completed the full acquisition of the “Batach” industrial portfolio, comprised of eight properties totaling approximately 185,966 square meters (m²) of Gross Leasable Area (GLA). The total investment in the transaction reached US$192.4 million, considering the exchange rate in effect at the time of the first closing in December 2024.

Nuevo León is one of the most active industrial markets in the country. In Monterrey alone, in the first quarter of 2025, there was 16.4 million m² of industrial inventory and 1.1 million m² under construction, according to data from the consulting firm CBRE México .

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Fibra Mty announced through a press release the acquisition of six warehouses in the Aerotech Industrial Park in Querétaro, in a strategic move aimed at strengthening its position in the industrial market.

The operation, valued at 83 million dollars (USD), was completed as part of the company’s growth strategy led by Jorge Avalos Carpinteyro, CEO of Fibra Mty.

The acquired portfolio comprises six stabilized Class A warehouses with a total gross leasable area (GLA) of approximately 93,525 square meters (m2), built on a land area of around 253,611 m2.

This ensemble includes two areas reserved for future expansions that are part of Fibra Mty’s long-term development vision in the region.

The industrial warehouses are located in the Aerotech Industrial Park, two kilometers from the Querétaro International Airport. This location ensures easy access to major regional and federal highways, as well as proximity to the services of the country’s main railway companies. Additionally, the proximity to the airport terminal facilitates logistics and the transportation of goods, providing a competitive advantage for the facilities’ tenants.

The industrial warehouses’ lease agreements are denominated in dollars and have a remaining term of 8.8 years from the date of acquisition.

All contracts are triple net (NNN), meaning that tenants bear the costs of maintenance, insurance, property tax, in addition to the basic rent. This provides financial stability to Fibra Mty and its investors.

The transaction was financed using funds from the syndicated unsecured credit 2023, made available on May 29, 2024, with a covered reference rate of 4.4% through a derivative financial instrument swap. The operation will allow Fibra Mty to maintain a debt level of approximately 26.1%, in line with its financial and growth objectives.

With this acquisition, Fibra Mty seeks to reaffirm its commitment to expanding its investment property portfolio, consolidating its presence in the country’s most important industrial markets.

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