The Upstate of South Carolina has quietly become one of the most important manufacturing corridors on the East Coast. And 2025 proved it. The Greenville Area Development Corporation secured $725 million in new capital investment and 1,293 jobs in a single year. Spartanburg County posted $3.5 billion in total investment from 20 projects adding 1,024 new jobs.
Those aren’t just numbers on a press release. I see them in the buildings. New construction going up along I-85. Existing facilities expanding. Companies from Japan, Germany, and across the US all choosing this corridor. Here’s who and why.
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Identify your manufacturing connection: Are you near a major manufacturer? Serving the supply chain? Supporting workforce housing? Each positioning appeals to different investors. -
Track Upstate industrial investment: Major announcements, expansion plans, workforce data. Manufacturing growth is your strongest market story. -
Understand Greenville vs. Spartanburg dynamics: Greenville is growing fast and expensive. Spartanburg is more affordable but anchored on manufacturing. Both are valuable but different. -
Position for long-term buyers: Manufacturing investment creates decade-plus visibility. Investors and owner-operators see stability that growth-dependent markets don’t offer.
Greenville’s major announcements
| Company | Investment | Jobs | Sector |
|---|---|---|---|
| Isuzu (North America) | $280M | 700 | Commercial vehicle manufacturing |
| GE Vernova | $200M | 230 | Gas turbine technology center |
| NorthMark | $2.8B | 50+ | Data center campus (1 million+ SF) |
Isuzu’s $280 million facility is a big deal. That’s a major Japanese manufacturer choosing Greenville County for its North American production. GE Vernova’s investment signals that the Upstate’s aerospace and energy manufacturing cluster is still growing. And NorthMark’s $2.8 billion data center campus shows how the market is diversifying beyond traditional manufacturing.
Upstate Manufacturing Position Check
Before positioning your property:
- Is your property in Greenville (upscale growth) or Spartanburg (manufacturing-anchored) or outside both (secondary market)?
- What is your proximity to major manufacturers or industrial corridors?
- Are you industrial, flex, office, retail, or land? Manufacturing demand differs by asset type.
- How is your rent trending versus market average? Is demand outpacing supply in your area?
- What is occupancy and tenant quality (established manufacturers vs. contractors vs. local business)?
Spartanburg’s record year
| Company | Investment | Jobs | Details |
|---|---|---|---|
| Woodward | $200M | 275 | Aerospace components manufacturing |
| AIRSYS | $40M | 215 | Global headquarters relocation |
| Advanced Ceramic Coatings | $27.8M | 72 | Industrial coatings manufacturing |
| FabLogix | $9.8M | 150 | Semiconductor packaging |
| Auria Solutions | $8.9M | 67 | BMW supplier expansion |
| ZF Group | $55.4M | 30 | BMW supplier, driveline systems |
Spartanburg County alone pulled in $3.5 billion in 2025. That’s not a typo. BMW’s $1.7 billion EV investment is the anchor, but look at the supplier network that follows. Auria, ZF, and others are expanding specifically to support BMW’s production ramp. When you have a $14 billion BMW campus, you create an entire ecosystem of suppliers within a 30-mile radius.
Why the Upstate wins manufacturing
Three things. First, the I-85 corridor between Greenville and Spartanburg is one of the most connected manufacturing zones in the southeast. Port of Charleston is 3.5 hours away. Charlotte Douglas airport is 90 minutes. Rail access through Norfolk Southern.
Second, workforce. Greenville Technical College and Spartanburg Community College have built training programs specifically around manufacturing and advanced materials. BMW, Michelin, and GE all helped design the curriculum. That matters when you’re Isuzu looking for 700 workers.
Related: Top Infrastructure Projects in Spartanburg County
Third, South Carolina’s incentive structure is aggressive. The state invested $9.12 billion in business recruitment in 2025, creating 8,100+ jobs. That was the third-highest year in state history. And the Upstate captured a huge share.
What it means for property owners
The Greenville industrial market and Spartanburg industrial market are both seeing this demand firsthand. Manufacturing companies need production space, warehouse space, supplier space. Every Isuzu or Woodward announcement creates ripple effects through the local market.
Self-storage in the Upstate benefits too. When you add 2,300+ jobs in a single year just from the headline announcements, that’s 2,300 workers (plus families) who need to find housing. Many of them store belongings during the transition.
The Greenville and Spartanburg metros aren’t slowing down. If you own commercial property along this corridor, now is the time to understand what it’s worth.
Seller takeaway
Greenville-Spartanburg’s manufacturing surge is creating real estate opportunity at every level. If you own industrial, flex, land, or complementary commercial in the Upstate, Roth Capital understands the market and can help position your property. Call 704-600-3839.
Let’s talk. 704-600-3839.
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