Data-center growth is reordering industrial real estate primarily through electricity. In markets where a campus and a warehouse would seek the same tract, the decisive questions are often grid capacity, connection timing, transmission upgrades and permitting—not simply acreage. That can create fierce local competition for powered land and raise operating costs for logistics buildings, but available market evidence does not show data centers broadly replacing warehouses nationwide.
The result is a more differentiated industrial market: power-ready sites command strategic value, development is spreading to places with available capacity, and logistics owners must treat electricity cost and reliability as core real-estate variables alongside highways, labor and customer access.
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What is changing—and what is not
Data-center demand has grown faster than the infrastructure needed to serve it. Large computing campuses require unusually concentrated, reliable electricity, fiber connectivity, cooling systems and long construction programs. Utilities and regulators may need years to approve interconnections, build substations or reinforce transmission. Developers therefore compete for sites that can demonstrate a credible path to power, even when those sites are far from established data-center clusters.
Logistics and other industrial occupiers feel the same electricity-system constraints, although their buildings usually have different load profiles and location priorities. A distribution center still depends heavily on highway or rail access, labor, truck circulation and proximity to customers. A data-center campus can justify a more remote location if it can secure power and network connectivity. When both uses target the same industrial corridor, land prices, entitlement queues and utility capacity can become contested.
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That is a local allocation problem, not proof of a national warehouse sell-off. The evidence summarized below measures data-center absorption, capacity and pipeline geography. It does not count warehouse parcels converted to data centers or quantify direct displacement.
The data-center market is absorbing capacity at an exceptional pace
CBRE’s North America H2 2025 data-center report, published in 2026, records strong demand across eight primary markets:
| Measure | Reported result | Qualification |
|---|---|---|
| 2025 net absorption | 2,497.6 MW | Eight primary North American data-center markets; 38% above 1,809.5 MW in 2024 |
| Year-end capacity | 9,432 MW | Up 36% year over year in those markets |
| Year-end vacancy | 1.4% | Data-center vacancy, not logistics vacancy |
| Average lease rate | $194.95 per kW per month | Average across the reported North American data-center markets; up 6.5% year over year |
| Capacity under construction | 5,994.4 MW | At year-end 2025, down from 6,350.1 MW at year-end 2024 |
CBRE attributed the smaller construction total to longer permitting, zoning and power-sourcing timelines. In other words, demand is not automatically converted into delivered space. A developer can have a customer, land and financing yet still wait for utility work or approvals.
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Power access has become a real-estate attribute
Connection schedules can exceed a normal development cycle
JLL Research reported in 2026 that grid connections for large new loads in major data-center markets were approaching five years on average. A separate JLL North America year-end 2025 release described average connection timelines of four years or longer. The figures use different wording and reporting contexts, so they should not be treated as one exact national measurement. Both indicate that a site’s utility schedule can determine whether a project opens this decade or remains speculative.
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For logistics developers, the implication is practical: a parcel with a nearby substation is not necessarily “powered.” The relevant questions include how much firm capacity remains, whether the utility has accepted an interconnection request, what transmission or substation upgrades are required, who pays for them and when energization is contractually expected.
Industrial electricity costs are rising too
BloombergNEF data reported by JLL found that industrial power prices across six major markets increased approximately 18% between 2019 and 2024, compared with 4% growth during the preceding five-year period. This is a six-market comparison, not a universal industrial price index. It nevertheless shows why warehouse underwriting can no longer treat electricity as a static operating line.
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Higher prices affect refrigeration, automated storage and retrieval systems, conveyor networks, robotics, lighting, battery charging and electric-vehicle fleets. Reliability matters as much as the tariff: outages can interrupt temperature control, sortation or charging and create service-level penalties. A logistics site with cheaper land but uncertain power may have a higher total cost than a more expensive, utility-ready alternative.
Development is spreading beyond traditional data-center hubs
JLL reported that 64% of a 35 GW North American data-center construction pipeline extended beyond traditional mature markets at the end of 2025. The statistic describes the location of data-center projects, not warehouse construction. It reflects a search for available electricity, land, permitting capacity and faster delivery.
CBRE identified growing interest in Nevada, Pennsylvania and Michigan because of combinations of land, permitting or potential power access. Its 2025 reporting also described power-related expansion west of Chicago and continued demand in Phoenix and Atlanta. These examples illustrate a pattern rather than a universal ranking: a secondary market can attract a major campus when a mature hub cannot provide power on the required schedule.
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For industrial owners, outward movement can produce both opportunity and pressure. New substations, transmission lines and fiber routes may improve a broader corridor’s investment case. At the same time, data-center bidders may raise land expectations or secure utility capacity before a logistics project is ready to commit. Whether that helps or harms warehouses depends on the specific county, utility territory and entitlement rules.
Are data centers taking land away from warehouses?
Sometimes they can compete for the same developable land, but the available evidence does not measure direct warehouse displacement. Three distinctions prevent an overstatement.
Competition is usually parcel-specific
Industrial land is not interchangeable. A data-center campus may need a large, contiguous tract with room for substations, generators, cooling equipment, security setbacks and future phases. A logistics developer may value a smaller infill parcel beside an interstate interchange. Their search areas overlap in some corridors and barely intersect in others.
Power can be the scarce resource even when land is plentiful
A county may have thousands of acres zoned industrial but insufficient transmission capacity. Conversely, a utility node may have capacity near land that is difficult to entitle or lacks truck access. In such cases, data centers and warehouses are competing indirectly for grid investment and delivery slots, not simply for acreage.
Conversion is not the same as displacement
A vacant industrial parcel planned for a warehouse can be redesignated for a data center, but proving displacement requires tracking the original project, the replacement use and the counterfactual supply that would otherwise have been built. The cited market reports do not provide that accounting. It is therefore accurate to describe a risk of local competition, not to claim that data centers are broadly eliminating warehouse inventory.
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How site-selection criteria now differ
The following framework helps compare a data-center proposal with a logistics project in the same region. The reports establish these categories as relevant; the weighting must be set with local utility, planning and operating data.
| Criterion | Data-center priority | Logistics/industrial priority | Questions to document |
|---|---|---|---|
| Electrical capacity | Very high, often requiring dedicated substations, multiple feeds or generation plans | High and rising, especially for automation, refrigeration and fleet charging | Firm megawatts, voltage, redundancy, upgrade scope and cost responsibility |
| Connection schedule | Can determine the project’s viability; large-load timelines reported at four years or longer | Must align with building delivery and tenant opening dates | Interconnection milestones, queue position, deposits and guaranteed energization date |
| Land and entitlement | Large contiguous campuses, equipment setbacks and expansion room | Building footprint, trailer yards, stormwater and circulation requirements | Zoning, height limits, noise rules, water rights, easements and community conditions |
| Connectivity and access | Dense fiber routes and network diversity; highway access is secondary | Interstates, rail, ports, labor sheds and customer proximity | Fiber route diversity, travel times, truck restrictions and workforce availability |
| Operating cost and reliability | Power-intensive cooling and stringent uptime requirements | Electricity, fuel, labor, maintenance and service-level reliability | Tariffs, outage history, demand charges, backup requirements and insurance effects |
| Delivery risk | Long equipment lead times plus permitting and utility dependencies | Construction labor, materials, road improvements and tenant-fit-out timing | Critical-path schedule, contingency budget and remedies for delay |
A practical evaluation process for an industrial site
- Map the utility reality. Obtain a written capacity and interconnection assessment from the serving utility. Record available firm capacity, voltage, redundancy, upgrade work, estimated energization date and the assumptions behind each figure.
- Separate “near power” from “contracted power.” A substation visible on a map does not prove capacity is available. Ask whether other queued projects have priority, whether transmission studies are complete and which costs the developer must fund.
- Model the building’s load profile. Estimate peak demand, annual consumption, charging loads, refrigeration and automation separately. Test operating costs under current tariffs and a higher-price case rather than relying on a single year’s bill.
- Audit entitlement and infrastructure dependencies. Verify zoning, conditional-use requirements, water and wastewater capacity, road upgrades, stormwater obligations, noise limits and environmental reviews. For data centers, include generator and cooling approvals; for logistics, include truck circulation and yard permissions.
- Measure network and labor access. For a warehouse, calculate drive times to customers, interchanges, rail or ports and the available workforce. For a data center, document diverse fiber routes, carrier options and latency objectives. Do not substitute one use’s access metrics for the other’s.
- Build a delivery-risk register. Assign an owner and contingency to every dependency: utility studies, transformers, switchgear, road works, permits, equipment orders and tenant fit-out. A site with a lower purchase price can be uneconomic if one critical item has no credible date.
- Recheck the market before commitment. Data-center queues, utility policies and local incentives can change during a multiyear process. Refresh capacity, pricing and competing-project information at each investment-committee gate.
What the shift means for key participants
Warehouse owners and operators
Owners should disclose electrical service in the same disciplined way they disclose clear height, dock doors and trailer capacity. Tenants increasingly need proof of upgrade potential, not just the existing meter size. Capital plans should prioritize efficiency, controls, on-site generation where permitted and resilience for critical automation.
Industrial developers
Developers can protect optionality by preserving substation easements, commissioning early utility studies and designing buildings that can scale electrical service. They should avoid assuming that a data-center project will automatically lift every nearby industrial parcel; customer access, labor and truck economics still determine logistics demand.
Data-center developers
Power-first site selection does not remove other constraints. A project still needs entitlements, water or cooling solutions, fiber diversity, equipment supply and community acceptance. Moving to a new market may shorten the utility queue while increasing construction, workforce or connectivity risk.
Investors and lenders
Underwriting should distinguish in-place electrical service from speculative future capacity. Lease-rate data for data centers cannot be applied to warehouse valuations. Cash-flow models should test power-price escalation, delay in energization, upgrade cost sharing and the possibility that a planned campus never reaches its target load.
Local governments and utilities
Officials face a sequencing problem: attracting large loads can fund infrastructure, but unmanaged queues can delay logistics projects and other employers. Transparent interconnection rules, coordinated transmission planning, realistic water and road assessments and clear zoning standards reduce the chance that one project’s promise crowds out a broader industrial strategy.
Risks that can derail a seemingly attractive location
- Unverified capacity: marketing material cites nearby power without a utility-confirmed delivery path.
- Queue saturation: earlier projects consume the capacity assumed in a preliminary study.
- Permitting mismatch: zoning allows industrial use but not generators, cooling systems, truck yards or required building height.
- Transmission delay: a substation upgrade depends on rights-of-way or equipment with no firm schedule.
- Cost transfer: the project appears viable until the developer receives its share of network-upgrade costs.
- Access trade-off: a power-rich site is too remote for the workforce, suppliers or customers a logistics operation needs.
- Community opposition: noise, water use, diesel generation or land-use concerns extend approvals.
These risks explain why the same region can report vigorous data-center demand and constrained construction at once. Demand is real, but delivered supply depends on infrastructure and approvals that move on different clocks.
What to watch in the next market cycle
Track utility interconnection queues and announced transmission projects rather than relying only on land listings. Compare asking rents with actual power costs and upgrade obligations. Watch whether local governments reserve industrial land for freight uses, create data-center overlays or change generator and water rules. Finally, separate data-center pipeline statistics from warehouse absorption, vacancy and rent data; the two markets interact, but one cannot stand in for the other.
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1Repair Windows errors before they cause bigger problems2Scan for outdated or missing drivers - takes under a minute3Clear out junk files and repair common Windows errorsThe durable conclusion is a market reordered by power and readiness. Data centers can outbid or outwait logistics users for particular parcels and grid positions, while industrial occupiers face higher and less predictable electricity costs. Yet the evidence supports a geography-by-geography competition for infrastructure—not a blanket replacement of warehouses by data centers.
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