Markets Sectors Scope Fees FAQ
Gateway Site Advisors
Independent FDI Advisory — TX · AZ · GA · NC

Your factory in America. Your advisor on the ground.

Independent site selection and market-entry advisory for foreign manufacturers building large-scale operations in the United States. We answer to no government, no broker, no landowner — only to you.

Request an Intro Call Free 15-minute intro call.
Founder-led. Direct access. No hand-offs.
  • Semiconductors
  • Pharma & Life Sciences
  • Clean Energy
  • Water & Utilities
  • Advanced Manufacturing
  • Data Centers

Every incentive dollar you win is 100% yours. Gateway takes no share of incentives — ever.

Automated manufacturing line
Your incentives belong to you. All of them. We take zero.
Gateway Site Advisors
Our Four Markets

Texas · Arizona · Georgia · North Carolina

Four of the most active FDI destinations in America. Global manufacturers are building here. Projects move on schedule. Development offices are organized to deliver.

TX AZ GA NC FOUR STATES. DEEP FOCUS.
TX
Energy Capital of America
Samsung's chip hub, no state income tax, logistics power
AZ
America's New Chip Corridor
TSMC anchor, solar manufacturing, supplier inflow
GA
Speed & Supply Chain
Hyundai Metaplant, Savannah port, top-ranked development office
NC
Battery & Biotech Rising
Toyota's multi-billion battery campus, Research Triangle
Gateway Site Advisors
Industrial manufacturing estate
Our Six Sectors

Where We Go Deep.

01  Semiconductors

Fabs, materials, chemicals, equipment, packaging. The supplier wave following TSMC and Samsung.

02  Pharma & Life Sciences

Generics, APIs, biotech, medical devices. Reshoring is driving a new wave of US pharma plants.

03  Clean Energy

Solar modules, batteries, components. Grid access and utility commitments mapped before you commit.

04  Water & Utilities

Water treatment, grid equipment, industrial infrastructure. All four of our states are recruiting this sector.

05  Advanced Manufacturing

Automotive suppliers, machinery, industrial equipment, and general manufacturing of every kind.

06  Data Centers

Hyperscale and enterprise. Power is the whole game — and we treat it that way from day one.

Gateway Site Advisors

What most companies learn too late.

Here is what nobody tells you before your first American project: the site you can see is rarely the site you can power. Beautiful land with highway frontage means nothing if the nearest substation has no spare capacity — and in today's market, large power interconnections and long-lead electrical equipment can take years, not months. That is the real clock on your project, and most companies discover it after they have already bought land.

The second thing: the published process is not the real process. Every county has a sequence — which reviews can run in parallel, which board meets monthly and which meets quarterly, which submission mistakes send you to the back of the line. Companies that treat permitting as a checklist lose six months to companies that treat it as a calendar.

And the third: verbal promises evaporate. A utility representative saying "capacity is available" and a signed will-serve letter are two completely different things. Only one of them protects a $60M investment.

This is precisely the knowledge you are paying for. We ask the questions in week one that most companies ask in month nine.

Gateway Site Advisors
Statement of Work

What We Handle. What You Focus On.

Clear scope, defined in a written engagement letter before any work begins. No surprises.

Gateway Handles

  • Location strategy and site shortlisting across our four states
  • Site due diligence coordination — utilities, zoning, environmental, labor
  • Engagement with state and local economic development offices
  • Written commitments for power, water, and gas — before you commit capital
  • Assembling and coordinating your US specialist team
  • Market-entry and management advisory for your first US operation
  • One roadmap, one point of contact, from first call to groundbreaking

You Focus On

  • Your manufacturing specs and facility requirements
  • Production timeline and staffing plan
  • Final site decision and capital commitment
  • Facility design and construction partner selection
  • Operations launch and supply chain
  • US legal entity and tax structure — with licensed counsel and CPAs

About third-party professionals: During an engagement we may recommend CPAs, contract attorneys, immigration attorneys, real estate brokers, engineers, and other specialists. The professionals in our network are experienced hands with long track records of closed US industrial transactions. If you choose to use them, you contract with them and pay them directly. If you prefer your own professionals, that is completely fine. Either way, Gateway receives no referral fees, commissions, or compensation of any kind from any professional — recommended or otherwise. Our only client is you.

Gateway Site Advisors

If it was promised, it goes on paper.

Verbal assurances do not protect a $20M+ investment. Every commitment made to your project gets confirmed in writing before you rely on it.

PowerWill-serve letters and capacity confirmations from the utility — in writing.
Water & WastewaterSupply volumes and treatment capacity confirmed on paper, not in conversation.
Natural GasLine capacity and connection commitments documented before site close.
Rail LinkageSpur feasibility and service commitments confirmed with the railroad in writing.
Road & AccessPlanned road construction and access improvements documented with the responsible agency.
Every MeetingDecisions and commitments from every significant call summarized in writing — your permanent record.
Gateway Site Advisors
The Process

Six Steps. One Roadmap.

Every project is different — the phases below are typical, not promised.

Free
1

Intro Call

A free 15-minute call. We listen to your requirements, then give you a clear overview of how we would proceed — likely states, realistic timeline, and next steps. No charge, no obligation.

Weeks 1–3
2

Strategy

Under a signed agreement, we narrow to the right state and metro for your cost structure, labor needs, and supply chain.

Weeks 3–8
3

Site Selection

A shortlist of qualified sites with real diligence behind each one — utilities, zoning, environmental. You visit. You decide.

Weeks 6–12
4

Diligence & Agreements

We coordinate your specialists through due diligence and support you as your attorneys negotiate site and utility agreements.

Weeks 10–20
5

Entitlements & Permits

Rezoning, permits, variances, hearings. We know the sequence, so reviews run in parallel and your timeline doesn't stall.

Months 5–8
6

Operations Readiness

Utilities committed in writing, entity formed, permits in hand. You're ready to build — and we stay through project close.

Gateway Site Advisors
How an Engagement Works

A Representative Scenario

Illustrative example — not a past client

A South Asian generics manufacturer, facing new tariffs, needs a US plant producing within 24 months.

The situation: A $60M pharmaceutical manufacturer exports 40% of its volume to the US. New tariffs threaten its margins, and its two largest competitors have already announced American plants. The board approves a US facility — but the company has no US presence, no site, and no map of how American permitting, utilities, or state agencies work.

The engagement: After a free intro call and two advisory sessions, the company signs a master agreement. Weeks 1–3: we compare Georgia and North Carolina against its labor, logistics, and regulatory needs. Weeks 3–8: a shortlist of four qualified sites, each with utility capacity confirmed in writing. Weeks 6–12: the company's attorneys negotiate the land agreement while we coordinate environmental and engineering diligence. Weeks 10–20: permits and entitlements move in parallel, not in sequence — the single biggest timeline saver.

$60M
Project Value
4
Sites Shortlisted
~7 mo
To Site Close
1
Point of Contact

The outcome: Site closed in month seven, with power, water, and road commitments on paper. Construction start inside year one. The founder who took the first intro call is the same person on the phone at closing. And every incentive dollar the company won stayed with the company.

This scenario is illustrative, based on typical project patterns in our sectors and states. It does not describe an actual Gateway client engagement, and outcomes vary by project.

Gateway Site Advisors

We know the process cold.

Which approvals can run in parallel. Which board meets monthly and which meets quarterly. What a complete submission looks like the first time. Where projects stall — and how to keep yours off that list. This is process mastery, and it is worth months on your timeline.

Most players in US site selection are paid by someone other than you — brokers earn commissions on land, consultants share fees with contractors. Gateway accepts fees from one party: our client. And when you call, you speak with the founder — the same person from first call to closing.

Complete independenceNo compensation from governments, development offices, landowners, brokers, attorneys, or contractors. Ever.
Your incentives stay yours100% of every incentive dollar — state, local, and federal — belongs to you. We take no share.
A seasoned partner networkThe attorneys, CPAs, engineers, and contractors we recommend have long records of closed US industrial deals — and you pay them directly, never through us.
Cross-cultural fluencyEnglish, Urdu, Hindi — direct access to South Asian manufacturer networks, with professional interpretation for other languages.
Engineers reviewing a smart factory line
46 STATES COVEREDSECTORS SERVED

Win a $20M incentive package? You keep $20M.

Gateway is paid by retainer and success fee only. We take no percentage of your incentives — which means we fight for the biggest package possible, because every dollar of it is yours.

Gateway Site Advisors
Investment & Fees

Published Fees. Zero Hidden Economics.

Minimum project size: $20M capital investment. Every engagement begins with a mutual NDA and a written agreement.

Step One

Intro Call

Free15 minutes

We listen to your requirements and give you an overview of how we would proceed — and tell you plainly whether we can help.

Step Two

Advisory Sessions

$5,000per session, until engagement

Structured working sessions on your project — states, sites, timeline, and strategy — payable in advance, until a Master Advisory Agreement is signed.

Step Three

Advisory Retainer

$8,500per month, through project close

The full engagement: location strategy, site diligence, government engagement, entitlements, and specialist coordination. Pre-approved travel billed at cost, with receipts, on paper.

Step Four

Success Fee

1%of estimated total project cost

Calculated on the estimated project cost. Paid in two parts: 50% before the final site or land closing is signed, 50% before construction begins. If the final project value is higher at completion, the difference is settled per the agreement — the fee adjusts upward only, never below the estimate.

And your incentives? 100% yours. Always.

Our fees are the four items above — nothing else. No share of your incentive package, no percentage of your tax abatements, no cut of your grants. Every incentive dollar you negotiate belongs entirely to you.

No surprise billing. Ever.

You are reminded before every charge — always. Nothing begins until you have signed a simple digital agreement (your initials, e-signature) and your payment is confirmed. Only then does the clock start. Advisory sessions and retainer payments are earned when received and are not credited against the success fee — each covers different work, plainly and separately. All payments are made by wire transfer or ACH.

Clients are responsible for their own paperwork and professional costs. We may recommend CPAs, contract attorneys, immigration attorneys, brokers, and other specialists — if you use them, you engage and pay them directly; if you prefer your own professionals, that is completely fine. Gateway receives no referral fees or compensation of any kind from any third party. Exact terms are defined in the signed agreements, which control over this summary.

What We Will Never Accept

Our independence is contractual — written into every engagement letter.

✕

A share of your incentives. Every incentive dollar — state, local, federal — is 100% yours.

✕

Government compensation. No payments, bonuses, or benefits from any state or local agency.

✕

Landowner percentages. No cut from sellers or property owners on any site we recommend.

✕

Brokerage splits. No shared real estate commissions, referral fees, or co-broke arrangements.

✕

Attorney referral fees. The counsel we recommend is chosen on merit, never kickbacks.

✕

Contractor kickbacks. No percentage from builders, engineers, or construction firms.

Gateway Site Advisors
Common Questions

Before You Reach Out

Do you take a share of our incentives?

No. Never. 100% of every incentive dollar you win — state, local, and federal — belongs to you. Our fees are published above: sessions, retainer, and success fee. Nothing else. This is written into every engagement letter.

Will we ever be surprised by a bill?

No. You are reminded before every charge. Advisory work begins only after you initial a simple digital agreement and payment is confirmed — so every dollar you spend with Gateway is a dollar you approved first, in writing.

Why is there a minimum project size of $20M?

Below $20M, fast-track permitting, utility commitments, and serious state attention are rarely available — and our fee structure would not be good value for you. We would rather tell you that honestly than take your money.

Why are advisory sessions $5,000 each?

Because each session is real work — prepared analysis on your specific project, not a sales call. The free intro call determines fit; after that, every conversation delivers substance. Once the Master Advisory Agreement is signed, sessions are covered by the monthly retainer.

Who pays for attorneys, CPAs, and other professionals?

You do — directly. We may recommend experienced specialists from our network, but you contract with them yourself, and you are always free to use your own. Gateway takes no referral fee from anyone, so our recommendations are based purely on merit.

Do you guarantee approvals or timelines?

No — and be careful with anyone who does. Permits, utilities, and government decisions belong to third parties. What we provide is preparation, process mastery, and written commitments that materially improve your speed and your outcome.

Can you work in our language and time zone?

Yes. We work directly in English, Urdu, and Hindi, engage professional interpreters for Korean, Japanese, and Mandarin when needed, and routinely take calls on Asia and Gulf time.

Gateway Site Advisors
Aerial of a US manufacturing site

The window to America is open. Walk through it prepared.

Tariffs rewrote the map. Your competitors are already securing US sites and utilities. One 15-minute conversation will tell you exactly where you stand.

Request an Intro Call
md@gatewaysiteadvisor.com · Irving, Texas · Minimum project: $20M · Your incentives: 100% yours
Terms & Conditions

Advisory services. Gateway Site Advisors provides site-selection, location-strategy, market-entry, and project-coordination advisory services for foreign manufacturers pursuing FDI in Texas, Arizona, Georgia, and North Carolina. We do not provide legal, accounting, tax, immigration, or financial advice; licensed professionals are engaged separately for those services.

Engagement. No advisory relationship exists until both parties execute a written agreement. All engagements are preceded by a mutual non-disclosure agreement.

Minimum project size. Engagements are limited to projects with a minimum capital investment of USD $20M.

Fees. Intro call: free, 15 minutes, including a review of client requirements and an overview of proposed approach. Advisory sessions prior to a Master Advisory Agreement: $5,000 per session, payable in advance. All fees are payable by wire transfer or ACH. Advisory retainer: $8,500 per month through project close. Pre-approved travel expenses billed at cost with documentation. Success fee: 1% of the estimated total project cost as documented at engagement, payable 50% prior to execution of the final site or land closing and 50% prior to commencement of construction. All terms as defined in the signed agreements, which control over this summary.

Success fee settlement. The success fee is calculated on the estimated total project cost. If the final total project cost, measured at completion of construction, exceeds the estimate on which the success fee was paid, the client shall pay Gateway 1% of the difference within thirty (30) days of completion, as detailed in the engagement agreement. In no event shall the success fee be less than 1% of the estimated total project cost; the fee adjusts upward only. For all purposes, commencement of construction means the earlier of (a) issuance of a notice to proceed to the general contractor or (b) the start of physical site work. The measurement source, verification method, and settlement mechanics are defined in the signed agreement.

Billing notice and non-refundable fees. Clients are notified in advance of every charge; no work begins and no fee accrues until the client has executed a digital agreement and payment is confirmed. Advisory session fees and retainer payments are earned when received, are non-refundable, and are not credited against the success fee.

Incentives. Clients retain 100% of all incentives — state, local, and federal — including grants, tax abatements, credits, and infrastructure support. Gateway accepts no share, percentage, or assignment of client incentives under any circumstances.

Third-party professionals. Clients are responsible for their own paperwork and professional costs. Gateway may recommend CPAs, contract attorneys, immigration attorneys, real estate brokers, engineers, and other specialists; clients who use them engage and pay them directly, and clients are always free to retain their own professionals instead. Gateway receives no referral fees, commissions, or compensation of any kind from any third party.

Written commitments. Gateway's practice is to seek written confirmation of material third-party commitments (including utility capacity, water, gas, rail service, and road improvements) before clients rely on them. The existence, content, and enforceability of such commitments remain the responsibility of the issuing third parties.

No guarantees. Site availability, permits, utility commitments, government decisions, incentive awards, and timelines are determined by third parties. Examples of FDI projects referenced on this site are public information and do not imply Gateway's involvement. The engagement scenario shown on this site is illustrative only and does not describe an actual client. We do not guarantee outcomes, approvals, or timelines.

Scope. We advise exclusively on TX, AZ, GA, and NC, in Semiconductors, Pharma & Life Sciences, Clean Energy, Water & Utilities, Advanced Manufacturing, and Data Center projects. We do not accept defense or military-related projects.

Confidentiality & compliance. Client information is held in confidence. We operate in compliance with applicable U.S. federal and state law, including anti-corruption (FCPA), export-control, and CFIUS-related regulations, and will decline any request inconsistent with them.

© 2026 Gateway Site Advisors, Irving, Texas.