Abstract Purpose The purpose of this paper is to contribute to the knowledge on the efficiency of the incubators in Mexico, from a double-managerial approach (incubator and start-ups) measuring the efficiency oriented to the survival growth in the employment. Design/methodology/approach The efficiency of 25 business incubators of a university in a Mexico was analyzed from 2012 to 2014. Through the envelope data analysis (DEA) technique, composed of five inputs and three outputs, which help to determine the decision-making units (DMUs) that are in the best practice border, being able to know the factors relevant and how they have been managed in the different incubators. Findings One of the three years observed was identified as the most efficient, with 13 start-ups at the most efficient border. The projection shows some entries that must be modified to maximize the creation of new incubated business with a focus on survival and growth. The authors propose the resources that must be modified to adopt efficient management practices for incubators and start-ups small size. Research limitations/implications This analysis recognizes the size and restriction of resources as a determinant in the efficiency of intermediate technology business incubators. However, an obvious limitation is the non-standardized sample of 25 incubators does not allow generalizing the results. Practical implications The special support received by start-ups linked to a university with strong financial and non-financial support. Originality/value Dual management (incubator and incubated start-ups) approach to efficiency analysis and the use of the DEA for the incubation topic and to fill a gap persists in the understanding of creation of new business in intermediate technology.