Key Takeaways

  • Pipelines continued dropping across most markets, with nationwide industrial space under construction down 25% year-over-year.
  • Five of the 10 markets with the largest pipelines at the start of 2025 had less industrial space underway compared to the same time in 2024.
  • Savannah, Ga., claimed the top spot for industrial development with 24.7 million square feet of space under development.
  • Hyundai’s 17-million-square-foot electric vehicle plant is set to become 2025’s largest industrial project upon its full opening early this year, driving much of Savannah’s pipeline.
  • Five of the largest industrial projects scheduled for completion this year are EV plants or EV battery plants. The list also includes one chip plant and one data center.
  • All 10 of the largest industrial completions of 2024 were logistics facilities, eight of which were multi-building expansions in industrial parks.

In 2025, industrial development is expected to continue decelerating in response to the rapid expansion seen early in the decade. Now, the oversupply in logistics space is resulting in a tenant-favored market, and Fed rate cuts may not arrive as quickly as investors had hoped. Consequently, industrial space operators are focused on filling up tenant rosters, resulting in increasingly thinner pipelines across most U.S. industrial markets.

Still, the sector has a lot to show. For instance, with fundamentals on the upswing and a positive vacancy outlook later in the year, logistics space construction could begin to rebound. Additionally, the continued growth seen by manufacturing facilities and data centers bodes well even amid market uncertainties. Read on to discover which markets have the most industrial space under development and the largest projects set for completion in 2025.

National Industrial Pipeline Drops 25% Y-o-Y to 346.2 MSF; Savannah, Ga., Now Home to Most Development Nationwide

Across all industrial markets in the U.S., there is currently 346.2 million square feet of industrial space under construction, amounting to 1.7% of the current national stock. This figure represents a significant drop of 25% compared to the same time last year, which itself was a 33% drop compared to 2023. Record-breaking deliveries from 2021 through 2023 have resulted in an oversupply of logistics space.

Accordingly, tenants who were hard-pressed to take what space they could during the pandemic can now bide their time and choose between availabilities, with a flight to quality beginning to develop in the industry. This shift is likely to hold up for the remainder of the year, meaning that development may continue with the same sluggish pace for a while longer.

Industrial is still a bright spot in commercial real estate, even as pressures from market uncertainties and stubbornly high interest rates drive down new starts. As vacancies reach equilibrium and begin to tick down – potentially at the end of 2025 or early 2026 – significant investments in reshoring and the need to expand supply line logistics should provide a boost in development in the latter end of the decade.

– Peter Kolaczynski, Director, CommercialEdge

 #1. Savannah, Ga

After claiming the third spot in 2024’s pipeline, Savannah leads the pack this year with 24.7 million square feet of space currently under construction. Here, the current pipeline will expand the market by almost 17%, making it the leader in that metric as well. Admittedly, a majority of the pipeline can be attributed to Hyundai’s 17-million-square-foot electric vehicle plant, and it's also worth noting that the market still saw a drop of around 18% compared to the start of last year in terms of space under construction.

With that being said, Savannah is still one of the fastest-expanding industrial markets in the nation. As the fifth-largest port in the entire U.S. and home to the single largest terminal nationwide, its significance to the East Coast’s logistics network is key. Plus, a $200-million expansion of the Savannah/Hilton Head International Airport has greatly expanded its capabilities. But, the market’s significance was best underlined when Hyundai chose it as the site of a brand new, $7.6-billion electric vehicle plant, driving local employment as well as further development of Savannah industrial space through the multiplier effect.

#2. Dallas–Fort Worth

With 22.6 million square feet of industrial space underway, Dallas-Fort Worth has the second-largest pipeline nationwide and is set for a 2.3% market expansion. Although that figure is down considerably from the 62 million that was under construction in early 2023, it’s still a significant recovery from the 15.7 million square feet of space recorded in our mid-year 2024 industrial report. Yet, the vacancy rate for the market’s more than 1 billion square feet of industrial space currently rests at more than 9%, meaning further construction that is not built-to-suit may not be immediately leased.

Granted, the market’s significance as a transportation and logistics hub means that as the freshly built space of the last few years gets absorbed, demand is likely to push further development, especially if lending conditions become more favorable. Beyond supply line logistics, other industrial sectors are also driving the Metroplex’ industrial market, with Google investing a further $1 billion in data centers in its cluster that it calls the “Dallas Cloud region.”

#3. Phoenix

Phoenix was one of the markets that benefited the most from the rapid expansion of logistics space of the past few years. Specifically, the Phoenix industrial market started the decade with less than 10 million square feet of industrial space under construction. Then, demand for distribution and fulfillment centers servicing the Valley of the Sun and the wider Southwest led to accelerated development to bring it up to a maximum of almost 60 million square feet by mid-2023.

Now, much of that surge of new industrial stock has been delivered, but a drought in new construction starts has caused the pipeline to drop to 17.7 million square feet, or 4.1% of current stock. Still, it’s worth mentioning that the Phoenix industrial market is pivoting toward advanced manufacturing. Namely, Taiwan Semiconductor Manufacturing Co. (TSMC)’s new facility has already begun production of advanced chips here, and the company recently upped its investment in Arizona by another $100 billion.

#4. Houston

After a steep drop in industrial space underway between 2023 and 2024, demand seems to be normalizing in metro Houston. With a current pipeline of 13.2 million square feet, Houston is one of the few major industrial markets nationwide to see pipeline growth year-over-year, up 5.6% since the start of last year. Another indicator that Houston is one of the first markets where the balance has tipped is its vacancy rate of 6.5%, which — though still relatively high compared to two years ago — is among the lowest in the region. The artificial intelligence boom also brings prospects of further growth for industrial space in Houston, as Apple announced a 250,000-square-foot AI-dedicated server facility in early March.

#5. Austin, Texas

With just under 13 million square feet of industrial space underway, Austin is the Lone Star State’s third entry out of five markets with the largest pipelines. While that represents a 29.2% drop compared to 2024’s space under construction, it will still result in a significant market expansion of 9% — the second-largest pipeline-to-inventory ratio on the list, behind only Savannah. The metro’s access to the I-35 Corridor makes it an important transportation hub as companies look to boost their logistical capabilities to keep up with Texas’ population growth, making warehouse space in Austin a critical part in many regional supply chains. However, it’s manufacturing that truly drives the Austin industrial real estate market forward, with significant operations from giants like Tesla, Samsung and Dell.

#6. Memphis, Tenn.

Industrial space under construction in Memphis currently totals 11.7 million square feet, up 9.3% from the 10.7 million that was under construction one year ago. The Memphis industrial market stands to win from two major economic trends — electric vehicle adoption and artificial intelligence. More precisely, EV production is being set up here through Ford’s BlueOval City — a $5.6-billion investment that will encompass both an assembly plant as well as a battery manufacturing facility — which the company hopes will begin production in a limited capacity by the end of the year. At the same time, artificial intelligence venture xAI is also in the process of building a supercomputer on the site of a former Electrolux factory. All of this supplements Memphis’ status as one of the Southeast’s critical distribution hubs.

#7. Kansas City, Mo.

Keeping in theme with major inland transportation hubs, Kansas City boasts the seventh-largest industrial pipeline in the U.S. at 11.2 million square feet of space — the largest pipeline in the Midwest and slightly more than last year’s 10.7 million. Here, the market’s key positioning makes it an important freight center for companies like Amazon and Walmart, but the automotive industry also drives industrial growth. In fact, Panasonic’s EV battery plant in metro Kansas City is slated to be this year’s third-largest industrial completion at 4.7 million square feet in total.

#8. Philadelphia

With 11 million square feet of industrial stock underway, Philadelphia is home to the eighth-largest industrial pipeline in the U.S. Construction in the market is being driven by revitalization efforts such as those in the Bellwether District, a $4-billion project that will convert 1,300 acres of a former oil refinery into a sustainable, mixed-use cluster for e-commerce, life sciences and logistics. And, with vacancies stabilizing and development on the rise, the fundamentals for further demand for Philadelphia industrial space are certainly there.

#9. Inland Empire, Calif.

Once at the top of the list in terms of pipeline, the Inland Empire now ranks ninth with just over 10 million square feet of space in the works. During the high-water mark of speculative industrial construction of 2022, tenants in the market were faced with vacancy rates lower than 2%. Now, the rate is ticking close to 8% and construction has cooled considerably, meaning that 2025 will allow landlords in this California market to work on improving occupancy. The Inland Empire’s status as a major logistics corridor as well as spillover demand from Los Angeles will certainly work in their favor.

#10. Atlanta

The 8.2 million square feet of industrial space currently being built in Atlanta makes it the 10th-most active location for industrial development nationwide and Georgia’s second entry in the top 10. The metro is already among the largest markets for big-box industrial warehouses, and new developments are still coming in, such as the upcoming automated warehouse being developed by a venture between Japan’s SoftBank and Wilmington, Mass.-based Symbiotic. Atlanta also leads the nation when it comes to demand for data centers, surging ahead from seventh place in just six months.

Five out of 10 Largest Industrial Facilities to Be Completed in 2025 Are EV Factories or Battery Plants

While economic uncertainty defined the start of the year, enthusiasm for artificial intelligence and domestic chip production continues to prop up development of manufacturing space and data centers. And, while electric vehicle sales have flatlined, the current production model for EV is vertically integrated, with production of complex components like batteries and powertrains happening onsite or in adjacent facilities. The result is a series of mammoth, multi-million-square-foot developments in markets with the right supply chains, skilled labor and utilities.

Initially scheduled for completion in 2024, Hyundai’s 17-million-square-foot plant near Savannah, Ga., already began limited electric vehicle production in October and is set for a grand opening ceremony early this year. Beyond being this year’s largest industrial completion by a comfortable margin, the project will produce an estimated 300,000 EVs per year and include every step in the production process, from battery manufacturing to assembly.

In second place, Ford’s BlueOval City in metro Memphis, Tenn., follows the same model, resulting in a 10-million-square-foot facility spanning more than 4,000 acres. Ford is aiming to start limited production in the facility by the end of 2025, and the site will include a supplier park for companies providing components, as well as a battery production facility by SK Innovation that ranks as this year’s fourth-largest scheduled completion at 4 million square feet, further expanding the amount of Memphis industrial space in the pipeline. While large EV plants have faced controversy due to the large amount of power and water they require, Ford aims to make BlueOval City carbon-neutral and powered by renewables, while also housing a battery recycling center. Additionally, the carmaker aims to give back to the community through an educational initiative emphasizing STEM fields, in addition to a childcare center open to both employees and local residents.

Coming in as 2025’s third-largest industrial completion at 4.7 million square feet, Panasonic’s battery plant in De Soto, Kan. — 30 miles southwest of Kansas City — cements the EV industry’s domination of the pipeline this year. The plant is expected to boost Panasonic’s global battery production by 60% and is the largest economic development in the history of Kansas at $4 billion.

Not to be outdone, one more battery plant also made the cut this year: The Ultium Cells facility in Lansing, Mich., was delayed from its initial targeted opening date in mid-2024. Originally a joint venture between General Motors and LG, the automaker recently sold its stake in the facility to its co-owner.

Beyond the domination of EVs, the remainder of the top 10 largest industrial completions scheduled for 2025 are a mixed bag. TSMC’s semiconductor fab in Phoenix (which opened earlier this year) totals 3.5 million square feet of industrial space and is tied with Amazon’s new, four-story robotic fulfilment center in metro Denver. Then, two more logistics properties also made the list — another Amazon warehouse in Daytona Beach, Fla., at 2.8 million square feet, followed by a three-building development at Trammel Crow’s Coastal Trade Center near the Port of Savannah in Georgia.

The list was completed by a Google data center in Omaha, Neb. The company has committed more than $4 billion to develop its data center infrastructure in the state, and the Omaha project will span 2.2 million square feet of space on a 460-acre lot. The company is also building a data center in Lincoln, Neb., that spans roughly 580 acres, but that project is at an earlier stage of development and unlikely to be completed this year.

Completions ranked as the 11th- to 20th-largest this year are primarily warehouse properties, with two data centers belonging to CloudHQ, as well as Facebook parent company Meta, also making the list.

Warehousing & Logistics Properties Dominate List of Largest Completions in 2024

Compared to the largest properties lined up for completion in 2025, last year’s list of completions shows the results of the e-commerce and logistics boom.

With the exception of just two properties, all developments in the top 10 were multi-building, multi-tenant projects that were part of logistics centers in key markets such as the Inland Empire, Calif.; Bridgeport-New Haven, Conn.; or Savannah, Ga. The largest of these was the construction of Buildings 4, 5 and 7 in the Merrill Commerce Center in Ontario, Calif., which totaled almost 8 million square feet of industrial space in a Prologis-owned industrial park.

Lastly, the two standalone developments ranked second and third, respectively, were Amazon fulfilment centers in Johnston, R.I. and Charlton, Mass. After the e-commerce giant pulled back on new properties around 2022, speculative warehouse construction took over as the main direction of industrial development, and the expansions presented in the list of largest completions in 2024 are the result.

MarketUnder Construction (Million Sq. Ft.)Current Stock (Million Sq. Ft.)Under Construction as % of Current Stock
Savannah24.7146.716.9%
Dallas–Fort Worth22.6995.52.3%
Phoenix17.7426.84.1%
Houston13.2650.02.0%
Austin12.9143.19.0%
Memphis11.7298.43.9%
Kansas City11.2294.03.8%
Philadelphia11.0466.62.3%
Inland Empire10.3668.61.5%
Atlanta8.2578.41.4%
Detroit7.9601.91.3%
Raleigh - Durham7.8120.26.5%
Columbus6.8321.22.1%
Denver6.8280.12.4%
Washington D.C.–Suburban Maryland6.2172.63.6%
Charlotte5.9333.51.8%
Chicago5.81092.00.5%
New Jersey5.6601.00.9%
Richmond5.4205.62.6%
Los Angeles5.3707.80.8%

Methodology

All data on markets and individual properties is courtesy of CommercialEdge. Data on projected completion dates of individual properties was extracted on February 13, 2024. Market-wide square footages in the pipeline are as of January 2025. The ranking includes industrial properties with a projected completion date in 2025, which may include properties already completed as of the writing of this article. While CommercialEdge attempts to ensure data accuracy, final completion and opening dates may differ.

Only industrial properties larger than 25,000 square feet were covered in the report. For mixed-use properties, this includes other commercial real estate types, including office, retail and multifamily space.

In the case of construction projects in the same industrial park, the square footage displayed is the sum of all projects under construction in the same park, regardless of completion date in the same year.