The year 2025 offered plenty of uncertainty due to new trade announcements, ever-changing tariff policies and threats, cooling retail sales, and “sticky” inflation. Yet, despite it all, cargo activity at ten North American key maritime ports fell by only 0.3% year over year, according to Cushman & Wakefield’s “North America Ports and Trade Update.”
The report also said that:
- Retailers, manufacturers, and third-party logistics companies moved operations from coastal markets to more affordable inland hubs as part of cost-conscious strategies.
- Industrial absorption increased by 16.3% in 2025, as users focused on efficiency and capacity through multi-modal operations and trained labor pools.
- Volatile tariff and trade environments are moving occupiers toward more flexible networks, while “nearshoring is accelerating inland corridors.”
- Occupiers also prefer newer, high-quality facilities with automated, artificial intelligence-enabled logistics over older, port-adjacent buildings.
The “newer-is-better” philosophy also applies to investors, who are analyzing asset grade, infrastructure quality, and population access rather than port proximity. As a result, inland hubs are prized for their rail and truck intermodal access and deep labor pools.
Cushman & Wakefield’s outlook for the remainder of this year included the following:
USMCA uncertainty. The first mandatory joint review of the United States-Mexico-Canada Agreement will commence this summer. Said the report: “The U.S. is likely to prioritize reducing its trade deficit and may pursue bilateral discussions.” However, breakdowns in negotiations could lead to higher tariffs and import costs for U.S.-bound goods crossing the northern and southern borders.
Softer import volumes. Tariff uncertainties and higher inventories prompted the National Retail Federation to forecast reduced U.S. port import volumes in 1H 2026. Full-year volumes are anticipated to remain flat compared to 2025.
Higher costs. Increased expenses could lead to a slowdown in materials receipt and construction deliveries. Additionally, such costs could lead to increased nearshoring and onshoring in the automotive, semiconductor, EV, and pharmaceutical sectors.
The report’s takeaway was that yes, tariffs and policy volatility exerted pressure on ports and trade flows. However, owners, investors and occupiers who focus on portfolio diversification and strategic inland shifts can help distribute risk, while balancing costs.
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