Key Takeaways:

  • With 7.8 million square feet under construction, Phoenix West leads the nation with the largest industrial construction pipeline among the top 100 largest submarkets.
  • Nine Southern submarkets secured spots within the top 20 for the most industrial space currently under construction.
  • Lansing, Mich., is home to the largest industrial development underway in any submarket on the list — a 2.8-million-square-foot EV battery plant from General Motors & LG Energy.
  • Intel’s $28 billion investment in chip manufacturing plants in the Licking County submarket of Columbus, Ohio, underscores the effect of the onshoring boom.
  • Fontana, Calif., added the most industrial space (58.1 million square feet) between 2014 and 2023 to become the nation’s largest submarket by square footage.

In the last decade, six different industrial submarkets have more than doubled in size, while an additional seven grew between 50% and 100%. Now, a wave of industrial development — the result of prolonged investor appetite and government subsidies — are starting to open their doors, promising to further concentrate the advance of new industrial stock into small areas of high-demand markets as well as marking a resurgence in others. Naturally this expansion isn’t uniform across the country — or even within individual markets. Therefore, to understand the nuances, we zoomed in on the top 100 largest industrial space submarkets by total square footage, which represent roughly one-third of all U.S. industrial space.

For this analysis, we employed a two-step approach:

  1. Future Growth: We ranked these submarkets based on their current construction pipelines by identifying those poised for the most future growth.
  2. Past Decade’s Leaders: We analyzed their expansion throughout the last 10 years to reveal the submarkets with the most significant increases in square footage.

Keep reading to explore the top U.S. submarkets with the most upcoming industrial space (based on our analysis of the 100 largest). Alternatively, you can delve into the past decade’s leaders in a separate section.

Future Growth: Phoenix West Leads Industrial Pipeline Race With Denton, Texas, in Pursuit

Industrial development has slowed nationwide, but pockets of robust growth persist, particularly in the South. This trend is evident in the top 20 submarkets with the most active industrial pipelines, where nine are concentrated in Southern metros, including four in Dallas-Fort Worth alone.

At the same time, West Phoenix — initially attractive due to its readily available land and affordable labor compared to neighboring West Coast submarkets — is now carving its own path through diversification and, as a result, attracting a wider range of industries.

#1. Phoenix West

Mirroring the rise of its parent metro, the Phoenix West submarket has emerged as a national leader in industrial development. In fact, as of April 2024, Phoenix West boasted the largest active industrial pipeline among the top 100 largest U.S. submarkets with more than 7.8 million square feet of space under construction, which equates to 5.6% of its existing inventory. This ongoing momentum highlights the enduring demand within a broader market where vacancy rates persistently hovered below 4% as of April.

Plus, the prime location of Phoenix West offers businesses a multitude of advantages. Situated close to Sky Harbor Airport, the submarket benefits from proximity to the metro’s skilled workforce, while the crucial I-10 freeway runs directly through it to provide essential access to California and its West Coast ports. This logistical advantage presents a dual benefit: Companies can tap into the economic prowess of the state while enjoying substantial cost savings in Phoenix West.

Beyond affordability, Phoenix West is also making its own way with adaptability as the submarket is attracting a diverse array of development projects beyond traditional logistics warehouses. To that end, of the 25 industrial properties currently underway, two are designated for data centers, including an 800,000-square-foot facility from Vantage Data ranking as the second-largest industrial building under construction. This emphasis on innovation extends to manufacturing, as well, with a 600,000-square-foot facility on the horizon for the kitchen appliance giant Sub-Zero.

#2. Denton, Texas

Coming in second, Denton (in the Dallas metro area) has 6.7 million square feet of industrial space under construction for the second-highest volume underway among the top 100 U.S. submarkets. This accounts for 13.9% of the submarket’s total industrial inventory, which is the highest inventory percentage growth among the top 100.

Within the broader Dallas industrial market — which itself boasts the second-largest construction pipeline nationally — Denton has a strong lead over its peer submarkets. In fact, its ongoing projects dwarf the next-biggest contender, South Fort Worth, which has an active pipeline of 2.7 million square feet.

What’s more, Denton is home to the top three largest industrial projects currently underway in the entire Dallas market. Leading the pack is a 1.25-million-square-foot manufacturing facility for Drink Pak that’s located right off I-35.

#3. I-75 Corridor, Atlanta

Ranked third, the I-75 corridor submarket of Atlanta has 4.6 million square feet of industrial space under construction, which represents 5.4% of the submarket’s existing industrial real estate. Notably, this volume is achieved with just six industrial projects averaging 770,000 square feet each, thereby demonstrating significant scale in individual projects.

As Atlanta’s largest submarket, the I-75 corridor commands a significant share of industrial development activity by constituting 70% of all industrial projects in the wider Atlanta market. Moreover, this dominance is particularly impressive given that Atlanta ranks fourth nationally for total industrial space under construction.

Situated at Atlanta’s southern edge, the I-75 Corridor benefits from direct access to Georgia’s major ports and the broader Southeast region via I-75, making it ideal for logistics operations. A prime example is the massive, 1.4-million-square-foot distribution center for Target in Hampton, which is currently the third-largest industrial project underway within the top 100 U.S. submarkets.

#4. Spartanburg, S.C.

Located within the broader Greenville market, Spartanburg in upstate South Carolina currently has 4.34 million square feet of new industrial space under construction. This represents a significant 6.2% increase in its existing footprint, positioning Spartanburg as the fourth-largest submarket in terms of both its total active pipeline and the percentage increase it signifies.

Fueling this expansion are seven major industrial projects, including a 1-million-square-foot, $700-million EV battery manufacturing plant by BMW. For more than three decades, Spartanburg has been home to BMW’s sole North American manufacturing facility and driving regional infrastructure enhancements, such as improved connections between Port Charleston and the inland Port Greer. Along the way, it has also attracted other automotive giants, like Michelin, as well as suppliers like Boysen USA to the submarket.

Here, several factors contribute to Spartanburg’s industrial growth, including its rapidly expanding population and skilled workforce. However, a key advantage for businesses considering Spartanburg is its cost efficiency: With an average price of $45.70 per square foot last year, industrial space in Spartanburg was nearly half the price of Atlanta’s I-75 corridor, which averaged $95.80 per square foot.

#5. Lansing, Mich.

Renowned for its rich auto heritage, Lansing, Mich., in the Detroit market is on the brink of an industrial resurgence fueled by the ongoing electric vehicle revolution. After outsourcing severely damaged the region’s automotive output, Lansing is now leading Michigan’s charge into modern automotive production with a colossal, 2.8-million-square-foot EV battery plant co-developed by General Motors and LG Energy that will be erected in the Lansing submarket.

This enormous project, presently the largest of its kind under construction among the top 100 largest U.S. submarkets, comprises more than half of Lansing’s current 4.3 million square feet of industrial space underway. Upon completion, the submarket is poised to increase the size of its inventory by 9.6%, marking the second-highest growth rate among the top 100 U.S. submarkets.

However, industrial development in Lansing isn’t solely centered around the auto industry. To that end, Amazon has a 1.3-million-square-foot warehouse project under construction, which showcases a diversification that will favorably position Lansing — the fifth-largest submarket in the broader Detroit industrial market — in the long term.

#6. Savannah, Ga.

Sharing its name with the broader market, the Savannah submarket embodies many of the characteristics of a thriving industrial center by meeting various criteria for sustainable growth. Supported by the ongoing $1.9 billion master plan at the Port of Savannah, as well as sustained state investments in port capacity and infrastructure upgrades, the submarket’s supply chain ecosystem is efficient and user-friendly.

Currently, 4.2 million square feet of industrial space is under construction in the submarket across 10 properties. The largest project, which encompasses 1.5 million square feet, ranks as the second-largest among submarkets on our list and is considered the largest speculative industrial facility in the Savannah market. Additionally, another significant structure that’s 985,000 square feet is also underway. Together, these buildings form the inaugural phase of the Center Port Logistics Park — a project that’s ultimately anticipated to contribute 5.5 million square feet of industrial space to the Savannah submarket.

#7. Ontario-Chino, Calif.

When it comes to current industrial inventory size, Ontario-Chino now ranks as the third-largest submarket in the nation. With a total of 152 million square feet, it trails only the Gateway Cities submarket of Los Angeles and its San Bernardino County neighbor, Fontana. However, Ontario-Chino holds a distinct advantage in terms of its current trajectory. Boasting 4 million square feet of industrial space under construction, its active pipeline dwarfs those of both of the aforementioned submarkets by a considerable margin.

That’s because Ontario-Chino has 10 major industrial buildings underway with the top three biggest also being the largest under construction across the entire Inland Empire, Calif., market. Among these, the Merrill Commerce Center will house the two largest, each spanning more than 1 million square feet. It’s worth noting here that this is the same logistics park that’s home to one of the largest in Amazon’s logistics network — a 4.1-million-square-foot property custom-built by Prologis and completed earlier this year.

#8. Stockton-San Joaquin, Calif.

Further north in California’s Central Valley, the Stockton-San Joaquin submarket is poised to solidify its status as a major West Coast industrial hub. Presently, with 3.5 million square feet of industrial space under construction, Stockton is on track to surpass South Los Angeles, the current owner of the fifth spot in total inventory size. Although South Los Angeles maintains a lead of roughly 3 million square feet, its development pipeline lags significantly behind, registering just one-tenth the size of Stockton-San Joaquin’s.

As of mid-April 2024, five properties (all warehouses within logistics parks) were under construction in the Stockton-San Joaquin submarket. And, upon completion, this influx in industrial space will mark a 2.7% increase in the submarket’s overall size. This upcoming industrial space will then integrate into a broader Central Valley market that boasted one of the lowest vacancy rates (3.9%) among California regions earlier this year.

#9. North Las Vegas

Further inland, North Las Vegas stands out as another prominent industrial hub in the Southwest by showcasing resilience in its expansion efforts. Presently, it boasts just more than 3 million square feet of industrial space under construction, equating to 4.8% of its current inventory.

Distinguished by its project scale, North Las Vegas presents a unique profile with a prevalence of mid-sized industrial buildings among its ongoing developments to diverge from the larger, mega-warehouse projects common elsewhere. Rather, construction here comprises 14 projects with the largest spanning 400,000 square feet. Particularly noteworthy is the concentration of development within the new Windsor Commerce Park, where eight buildings are concurrently under construction, collectively encompassing 1.58 million square feet.

Situated on 87 acres near the North Las Vegas Airport, this industrial campus offers convenient access to Route 95, as well as to the I-15 and I-515 corridors. Meanwhile, its advantageous location within a five-hour drive of West Coast ports aligns with the logistical appeal of the area.

#10. Licking County, Ohio

Intel’s recent announcement of a $28 billion investment to construct two chip manufacturing plants in New Albany in Licking County marked a pivotal moment in the Midwest’s resurgence as a manufacturing powerhouse. Since then, the ripple effect on Licking County’s industrial development has become increasingly apparent. Now, the current pipeline stands at 2.94 million square feet. That’s driven not only by Intel’s project — which will occupy 850,000 square feet — but also by a larger, 1.2 million-square-foot project initiated by DSV, which is a Danish transportation and logistics firm poised to become a crucial supplier to Intel’s forthcoming facilities.

The submarket’s attractiveness for Intel and other companies is also bolstered by a strong talent pool fostered by educational institutions, such as The Ohio State University’s College of Engineering, as well as abundant land availability and affordability. Consequently, while it’s not the largest submarket in Columbus, Ohio (that distinction belongs to Columbus East), Licking County, the fourth largest, has firmly positioned itself as a development leader by surpassing any other of the city’s submarkets by roughly threefold in terms of square footage under construction.

Largest 10-Year Expansions: Fontana, Calif., Leads, Followed by West Phoenix & Savannah, Ga.

If 2024 and beyond marks a period of industrial growth in the Southeast and a resurgence in the West, then the last decade was characterized by the rise of major submarkets in the Inland Empire, Calif., and Dallas: These regions challenged the traditional dominance of Chicago and Los Angeles in total square footage.

Then, West Phoenix and Savannah, Ga., emerged as key players with West Phoenix expanding from the Valley and Savannah leveraging its growing seaport and robust infrastructure to meet the demand for large distribution centers.

California claimed three spots within the top 10 submarkets for industrial space growth over the past decade. First up, Fontana, Calif. — the largest submarket in the Inland Empire — led the nation by adding 58.1 million square feet of industrial space between 2014 and 2023 for a 41% increase. This growth has positioned the Inland Empire as a major competitor to Los Angeles, with Fontana surpassing the Gateway Cities of Los Angeles in 2015 to become the nation’s largest submarket.

Next in the Golden State, and #7 overall, the Ontario-Chino, Calif., submarket in the Inland Empire also made significant gains by adding 34.2 million square feet — a 34% increase — and moving into third place nationally. Notably, Ontario-Chino is on track to overtake Gateway Cities soon, given its high level of construction activity.

Further up the West Coast, Stockton-San Joaquin, Calif., added 43.6 million square feet (a 51% increase), making it the fifth-highest in terms of space added among the top 100 submarkets, as well as the second-highest in the Golden State. Serving as a crucial logistical gateway to northern California, Stockton-San Joaquin’s robust infrastructure — which comprises the Stockton port and airport — offers vital support for this burgeoning growth.

Of course, as southern California faced limits on developable land, the search for space moved inland. In this respect, Phoenix offered ample land and a growing population, making its largest submarket of Phoenix West a prime spot for investment. Accordingly, throughout the last decade, Phoenix West added 49 million square feet for a 53% increase and the second-highest addition among the top 100.

Similarly, North Las Vegas has seen remarkable growth, adding 33.9 million square feet — a 120% increase — and making it the third-highest uptick among the top 100 submarkets.

Meanwhile, in the South, the Savannah, Ga., submarket saw the third-highest addition of industrial space in the last decade with 46.1 million square feet added, reflecting a 112% increase. Here, Savannah benefits from its rapidly growing seaport, significant investment in logistics infrastructure, ample room for development and a growing population. As such, six buildings of more than 1 million square feet in size were constructed in this period.

Likewise, in Dallas — which is a market comparable in size to Chicago and one of the few with more than 30 designated submarkets — notable growth occurred in several areas. Highest among them, South Dallas expanded its industrial stock by 85% after adding 44.5 million square feet to secure fourth place nationally.

Nearby, East Dallas retained its position as the metro’s largest submarket by adding 40 million square feet — the sixth-highest in the country — with a 54.3% increase. Additionally, Denton, Texas (the ninth-largest submarket in Dallas) saw meteoric growth of 178.2% by adding 30.7 million square feet to rank 11th nationally.

Otherwise, in the Midwest, Hendricks County in Indianapolis led the region with 33.7 million square feet added to place ninth nationally. What’s more, this 85.7% increase resulted in Hendricks County having the second-highest density of Class A industrial space among the top 100 submarkets with 91.2% of its industrial space being Class A. Similarly, nearby Boone County boasted the highest share of Class A industrial space at 94.3%, which was supported by a 128.7% growth in the last decade.

Not to be outdone, Chicago’s Southern Will County rounded out the top 10 after doubling its stock with a 103.8% increase to add 31.7 million square feet. Despite being only the eighth-largest submarket in Chicago, it’s strategically located along the burgeoning I-55 corridor.

Finally, it’s worth noting that Chicago’s Southwest Cook County, closer to the city center, hosted the largest industrial project among the top 100 submarkets — a 3.86-million-square-foot Amazon warehouse completed in 2021. Even so, it nevertheless finished outside of the top 20 for total space added.


All data on submarkets was sourced from CommercialEdge and was extracted on April 17, 2024. Our focus was on properties used for industrial purposes, including mixed-use buildings, with a minimum size of 25,000 square feet. The analysis was limited to the top 100 U.S. submarkets based on their total industrial space (square footage)

Key Metrics Analyzed:

  • Total Completed Industrial Space (including 2024)
  • Industrial Space Under Construction (2024 and beyond)
  • Percentage of Under-Construction Space: Proportion of industrial space that is currently under construction in submarkets compared to the total existing stock of space
  • Year-over-Year Growth (2014-2023)
  • Total Industrial Space Added (2014-2023)
  • Industrial Space Growth Percentage (2014-2023)
  • Property Class Distribution: Class A, B or C as a share of total stock within each submarket
  • Average Sale Price per Square Foot: The average price per square foot for industrial space in submarkets with at least three sales transactions in 2023. (Note: Not all submarkets may have sales data.)