Mesa’s southeast valley has emerged as one of the most active industrial submarkets in the country.
The corridor has been reshaped by Loop 202 industrial development, the Phoenix-Mesa Gateway airport industrial expansion, and a deepening cluster of advanced manufacturing and data center occupiers. Warner Gateway 202 is the master-planned business park Mesa program that anchors that growth.
The office entry. Glass curtain-wall corner and two-story office frontage of a Class A building on the master plan.
Conceptual Rendering
The 166-acre Mesa industrial business park sits on the south side of Warner Road between Loop 202 and Ellsworth Road, less than two miles from the airport, within the gravitational pull of Mesa’s Elliot Road Technology Corridor. The Phase 1 plat alone calls for nine buildings on 123 acres. The program delivers approximately 1.8 million square feet of industrial space plus roughly 100,000 square feet of office. Significant Loop 202 frontage is reserved for build-to-suit industrial Arizona users, with retail components rounding out the campus. Ware Malcomb serves as project architect.
Loading and truck court. Dock-high configuration serving the build-to-suit industrial program along Loop 202.
Conceptual Rendering
The development is positioned to capture demand from manufacturing, logistics, and tech-adjacent tenants drawn by the airport, the freeway grid, and Mesa’s deepening base of advanced manufacturing. Warner Gateway 202 is the kind of large-acreage entitlement and master-plan work that defines a regional industrial program: securing land, navigating municipal entitlement, and platting at scale across multiple phases and tenant types.
The Southeast Valley has become the center of gravity for Greater Phoenix industrial. Development around Phoenix-Mesa Gateway Airport has grown 256 percent in five years, and in the fourth quarter of 2024 the Southeast Valley drew more than half of all metro industrial sales volume. Warner Gateway 202 sits in the middle of it, two miles from the airport on Loop 202.
THESIS
Market Position · Data Sheet
04 STATS
Gateway Development
Up about
256%
Gateway-area spec industrial growth in five years.
Tenant Demand
About
15M SF
Active Southeast Valley tenant demand, late 2024.
Capital Concentration
Share
55.5%
Of metro Phoenix industrial sales, Southeast cluster, Q4 2024.
Corridor Anchor
About
$1B
Google data center campus four miles up the corridor.
Market Data
CBRE via AZ Big Media 2025 · Colliers 24Q4 · DatacenterDynamics
Airport adjacency. Loop 202 frontage. A manufacturing demand base that keeps deepening. The location that supports a multi-phase, build-to-suit program.
Large-acreage entitlement and master-plan work that defines a regional industrial program.
