Among the states potentially affected, from the private sector’s perspective, are Santa Catarina, known for its import-related incentives; Goiás, which supports the pharmaceutical industry; Espírito Santo, which also favors imports and has attracted sectors like automotive and retail; and Minas Gerais, home to one of the most emblematic cases of tax incentives: the city of Extrema.

In Extrema, logistics operators say demand for existing warehouses remains strong, but appetite for new developments is waning.

According to Sérgio Fischer, CEO of Log CP, a developer and manager of logistics and industrial warehouses, clients have said that rental prices in Extrema were a “non-issue” and could be up to three times higher due to the significant cost reduction from tax incentives. Log CP previously owned a warehouse in Extrema but sold it and has no plans to return. “It’s a city with fewer than 60,000 residents and nearly the same amount of warehouse space as Cajamar (São Paulo), which serves Brazil’s largest city,” Mr. Fischer said.

On the other hand, demand is rising for warehouses closer to major consumer hubs such as São Paulo and Recife—a key logistics center for the Northeast—executives report.

Logistics operator Multilog, which has a R$900 million investment plan over the next three years, has decided to allocate more than half of that amount to São Paulo, largely due to the tax overhaul. “We’ve been getting many inquiries from clients who are already looking ahead to 2033. From that point forward, inventory will need to be closer to consumers. A natural realignment will take place,” said CEO Djalma Vilela.

Pedro Moreira, president of ABRALOG (Brazilian Logistics Association), said the reform is already affecting the price per square meter of fulfillment centers, which is rising around São Paulo and Recife. The Manaus Free Trade Zone, which will retain its incentives, is also drawing increased interest from companies, he said.

Indeed, prices are climbing in São Paulo, according to data from Colliers International. In Guarulhos, the average price per square meter for logistics projects reached R$37.80 in the first quarter of this year, a 16.6% increase compared to the same period in 2024. In Cajamar, prices rose 8.5%, to R$31.38. Even in Extrema, prices increased to R$28.65—a 5.3% rise year over year.

According to analysts and executives, the lack of a sharp correction reflects market resilience. Mr. Fischer pointed out that cities that grew thanks to tax incentives won’t become “ghost towns” overnight, as the market will adjust based on demand-driven pricing.

Moreover, a lengthy transition period lies ahead before incentives are phased out, noted Maurício Lima, partner at logistics consultancy Ilos. “No company will relocate while it can still enjoy the benefit.” He emphasized that current impacts are limited to new projects still in the planning stages.

Under the new rules, the transition away from the Tax on Circulation of Goods and Services (ICMS), the main instrument used by states, won’t begin until 2029 and will run through the end of 2032, noted Douglas Mota, a tax partner at Demarest. During this period, a compensation fund will reimburse companies for lost incentives.

Mr. Mota added that the reform’s impact comes not only from the loss of tax breaks, but also from the shift in the tax collection model—from the point of production or storage to the point of consumption. “They’ve tightened the screws on both ends.”

Long-term lease contracts may help smooth the transition. Mariana Hanania, director of market research at consultancy Newmark, noted that Extrema’s growth was driven largely by BTS (build-to-suit) contracts tailored to specific tenants. “These are long-term contracts with tenant guarantees,” she said, adding that new developments in those areas may now be limited.

Simone Santos, partner at consultancy Binswanger SDS, said the long timeline before the reform takes full effect still makes these regions attractive. “We’re still seeing major leases,” she noted, citing the announcement in late May of a fully pre-leased 40,000 square meters warehouse by Fulwood in Extrema.

These locations also offer other advantages, such as strong logistics infrastructure, skilled labor, established industrial ecosystems, and the local economy. Santa Catarina, for example, is expected to see limited impact, according to two executives with operations in the state.

Gustavo Serrão, CEO of Espírito Santo’s port authority Vports, acknowledged that the reform presents challenges for the state but said the government is investing in greater efficiency, and existing infrastructure supports business retention. “There’s an exit barrier. Incentives helped the state build a robust infrastructure, and the integrated supply chain is resilient,” he said. “The challenge now is to use the transition to boost productivity.” He also cited potential financial incentives from state banks to help attract investment.

The impact of the changes will vary across sectors. The most affected will likely be those in which tax considerations weighed heavily in project decisions; typically high-value, lightweight products like pharmaceuticals and electronics, Mr. Lima said. “Heavier products, like large appliances, already leaned more on logistics convenience than tax advantages.”

Some e-commerce firms and import-heavy sectors that traditionally benefited from incentives will also need to rethink their strategies, said Vilson Silva, CFO at ID Logistics.