Picking the wrong site can add 18 % to your build cost and months to your schedule. This 2025 site‑selection guide for Mexico shows U.S. and international investors where to build—and why—using clear data on labor, logistics, incentives, and risk. You’ll get:
- A sortable industrial‑park table by region
- An interactive map of Mexico’s nearshoring corridors
- Tax‑incentive tiers and lease‑rate benchmarks
- A free Excel tool to score sites on 12 factors
Read to the end for a one‑click Calendly link to talk with our bilingual team.
1 — Mexico’s Nearshoring Hotspots
- Bajío Corridor — Querétaro, Guanajuato, León
- Northeast — Monterrey & Saltillo mega‑region
- Border / Tijuana — Fast U.S. access, higher labor costs
2 — Industrial Park Scoreboard 2025
| Park | City / State | Lease USD/m²/mo | Labor Index (100=Nat) | Rail Spur |
|---|---|---|---|---|
| Amistad Chuy Maria | Saltillo, Coah. | 4.5 | 95 | Yes |
| Vynmsa Aeropuerto | Monterrey, NL | 5.2 | 98 | No |
| Puerto Interior | Silao, Gto. | 4.0 | 92 | Yes |
| FINSA Querétaro II | Querétaro, Qro. | 4.3 | 93 | No |
| El Florido | Tijuana, BC | 6.1 | 105 | No |
3 — Key Location Factors
3.1 Labor Availability
| Region | Direct‑Labor Pool | Turnover % | Note |
|---|---|---|---|
| Bajío | 300 k | 7 % | Auto cluster skills |
| Nuevo León | 280 k | 12 % | Wage competition |
| Border | 420 k | 9 % | Maquiladora experience |
3.2 Logistics & Corridors
- Highway 57 links Bajío to Laredo in 8 hrs.
- Interpuerto Monterrey rail cuts drayage by 12 %.
- Ensenada port handles break‑bulk but limited TEUs.
3.3 Utilities & Water
Power in NL costs US $0.11/kWh vs US $0.09 in Bajío. Water stress index rises above 3.0 in northern states—budget RO systems.
4 — Nearshoring & Trade Benefits
USMCA rules of origin let 62.5 % regional content qualify for zero duty. Moving final assembly to Bajío saved one auto client US $8 M/yr in tariff avoidance. A recent Reuters study notes 44 % of surveyed CEOs plan Mexico moves by 2026.
5 — Industry Hot Zones
| Sector | Top City | Why |
|---|---|---|
| Automotive | Silao, Gto. | GM supply chain; rail to Port Lázaro Cárdenas |
| Electronics | Guadalajara, Jal. | EMS talent + airport cargo |
| Aerospace | Querétaro, Qro. | Bombardier cluster + tech uni |
| Medical Devices | Tijuana, BC | FDA track record; cross‑border supply |
Compare build costs in each city in our construction cost guide.
6 — Lease Rates & Incentives
| Region | Avg. Lease USD/m²/mo | State Tax Credit % | Cash Grant (USD 000s) |
|---|---|---|---|
| Bajío | 4.2 | 2 | 250 |
| Nuevo León | 5.0 | 3 | 300 |
| Border | 6.0 | 1 | 150 |
7 — Risk & Compliance
- Security: Cargo theft index 14/100 in Bajío vs 28/100 on border (SIOR).
- Environmental permits: MIA needed for plots > 3 ha.
- Seismic: Zone C (CDMX) requires 20 % steel premium.
FAQ — Site‑Selection Doubts
What factors affect site selection in Mexico?
Labor pool, logistics, utilities, incentives, and security top the list.
Is Monterrey better than Guadalajara for manufacturing?
Monterrey wins on steel supply; Guadalajara on tech talent and lower turnover.
Which state offers the best tax breaks?
Nuevo León currently tops the chart with a 3 % income‑tax credit.
How long does site selection take in Mexico?
A focused process takes 6–10 weeks, including due diligence.
Do I need an environmental permit for a 5 000 m² site?
Yes—if the land exceeds 3 ha or is near a protected area.
Mini Case Study — Electronics Plant, Querétaro
A U.S. EMS firm debated Monterrey vs Querétaro. SER Projects’ scorecard showed 14 % lower turnover and US $0.02/kWh cheaper power in Querétaro, slicing US $1.1 M Opex over five years.
