The Rezoning of the Xerox Campus: Effects on Property and Infrastructure Investments in Webster, NY

Transforming Webster’s Xerox Campus: A New Era of Development

The redevelopment of the former Xerox Campus in Webster, NY, marks a significant turning point in the town’s approach to growth and revitalization. As part of the Reimagine Webster vision, supported by New York State’s Brownfield Opportunity Area (BOA) program, this 569-acre industrial site is being reimagined as a vibrant, mixed-use district. The initiative aims to foster economic expansion, environmental restoration, and long-term property value growth, positioning Webster for a dynamic future.

A Comprehensive Plan for Urban Renewal

The Reimagine Webster project is rooted in a holistic strategy that combines local community engagement with state-backed infrastructure improvements. By designating the North End Business District as a BOA, Webster has gained enhanced access to state resources and expedited approval processes for new developments. This move is especially impactful for the 300-acre Xerox property, which is now being redeveloped as a “bluefield”—a former industrial site repurposed for advanced economic uses.

Governor Kathy Hochul’s focus on preparing “shovel-ready” sites aligns with Webster’s ambitions. Upgrades to the campus are attracting sectors such as advanced manufacturing, green energy, and logistics. The forthcoming $650 million fairlife® dairy facility, projected to create 250 new jobs, highlights the site’s strategic value as a logistics center near the U.S.-Canada border. These efforts are part of a larger plan to lower vacancy rates—currently just 2%, well below the national average—and diversify the local economy.

Infrastructure: Laying the Foundation for Growth

Modernizing infrastructure is at the heart of the Xerox Campus transformation. A $9.8 million FAST NY grant awarded to the Webster Economic Development Alliance is funding essential upgrades, including road improvements, expanded sewer systems, and updated electrical grids. These enhancements are designed to make the site competitive with leading industrial markets, where connectivity and energy efficiency are crucial advantages.

Additionally, the Community Access Project, backed by over $2 million in state and federal funding, is improving pedestrian routes and public spaces, making the campus more accessible and appealing. These investments not only serve practical needs but also reflect a broader commitment to creating a welcoming environment for both businesses and residents. Upgraded energy infrastructure, for example, supports industries like data centers and clean energy, aligning with New York’s environmental objectives while lowering operational expenses for future tenants.

Property Values on the Rise

The combined effects of rezoning and infrastructure investment are already evident in Webster’s real estate market. Residential property prices have climbed by 10.1% year-over-year, with the median sale price reaching $317,000 as of November 2025. This surge is largely attributed to the new mixed-use zoning, which allows for a blend of residential, commercial, and industrial spaces—broadening the appeal and utility of the area.

Commercial real estate is also set to benefit. The Xerox Campus’s low vacancy rate and strategic improvements have made it an attractive location for businesses seeking to optimize logistics. Its proximity to the Canadian border helps reduce cross-border costs, a key advantage for manufacturers and distributors. Projections indicate that over one million square feet of industrial space will be developed by 2025, further strengthening Webster’s position in the market.

Expert Perspectives: Building for the Future

Industry experts regard the Xerox Campus redevelopment as a benchmark for sustainable economic growth. Reports from the Webster Economic Development Alliance highlight how environmental remediation under the BOA program has reduced risks, making the site more attractive for long-term investment. The focus on mixed-use development supports the state’s vision for balanced, sustainable economic ecosystems that promote both growth and environmental responsibility.

The anticipated launch of the fairlife® dairy plant by the end of 2025 is expected to stimulate additional business activity, amplifying the region’s economic momentum. These developments indicate that Webster’s real estate market is being positioned for enduring growth, rather than short-term gains.

Conclusion: Setting a Standard for Resilient Development

The transformation of the Xerox Campus demonstrates how thoughtful municipal planning can unlock value across various property types. By integrating infrastructure improvements, innovative zoning, and collaborative partnerships, Webster is turning a former industrial site into a thriving district where businesses and residents can flourish. For investors, the area’s alignment with state priorities, low vacancy rates, and robust job creation prospects make it a compelling example of how to future-proof real estate and infrastructure assets.