Bradley is joined by Norfolk Southern’s Mary Beth Flournoy to walk through everything industrial users should know about rail—from common misconceptions to game-changing benefits. They cover site selection for international users, tariff-related strategy shifts, and how Norfolk Southern’s new sustainability initiatives may influence your next location decision.

In this episode of Industrial Voices, host Bradley Dunn sits down with Mary Beth Flournoy, Director of Industrial Development at Norfolk Southern, to unpack the often-overlooked role rail plays in modern industrial site selection and logistics strategy.

Mary Beth brings a unique perspective, having worked with manufacturers, developers, and global site selectors to help companies integrate rail into their long-term plans. Together, she and Bradley explore how the evolving landscape of tariffs, sustainability, and infrastructure is shaping where and how companies build in the U.S.

Whether you're a developer, occupier, broker, or logistics executive, this episode offers practical insights into using rail as a competitive advantage.

Topics Covered:

• How international companies can navigate U.S. industrial site selection
• The truth about rail: what it is, what it isn’t, and who it works for
• Norfolk Southern’s new sustainability credit program
• Tariff implications and how they’re influencing freight strategies
• Misconceptions industrial users have about rail
• What developers should know when evaluating rail-served land
• Why working with rail early in the process is critical
  

About the Guest: Mary Beth Flournoy is the Director of Industrial Development at Norfolk Southern, one of the nation's largest Class I railroads. She works closely with economic development teams, corporate site selectors, and industrial developers to position rail-served sites for long-term success. Her work helps bridge the gap between rail infrastructure and modern industrial growth.