Good Corners Are Harder to Find: How Retailers Can Still Win the Site Race

Prime corners are disappearing fast. Whether you’re expanding a regional chain or managing a national rollout, chances are you’re chasing the same handful of high-traffic sites. Brokers oversell, data points conflict, and by the time you validate a location, another brand may already have an LOI on the table.

Even more, usable retail availability has dropped sharply. CBRE reports that in Q1 2025, U.S. retail availability was just 4.8%, a record low. Much of the space that is available is in older, less desirable centers—or completely obsolete. In contrast, newer, high-rated centers have near-nil vacancy, intensifying competition. Forbes noted the same trend: “The best corners are full, while what’s vacant often isn’t viable without significant investment.”

But scarcity doesn’t have to mean stalemate. Retailers who pair sharper analytics with faster deal execution are still winning the best corners. Here’s how.

The Drivers Behind Site Scarcity

Several forces are tightening the funnel even more:

• Limited new construction — Developers remain cautious. Rising land, labor, and capital costs are constraining supply. CBRE’s 2025 outlook forecast continued shortages in new retail space.
• Rising rents and entitlement delays — As supply tightens, landlords have the upper hand. CBRE reported that asking rents rose 2.4% year-over-year in Q4 2024, outpacing the 10-year average. Lengthy entitlement timelines further restrict deal velocity.
• Demand outstripping supply in prime spaces — While overall net absorption was negative in early 2025, JLL data shows announced store openings (6,565) now outnumber closures (5,633), with the battle for high-quality space heating up.

The result: fewer viable sites, more players chasing them, and a much smaller margin for error.

Why Retailers Struggle to Cut Through Broker Noise

Brokers are essential partners, but their pitch decks don’t always tell the full story. Common disconnects include:

• Overstated demographics or overly optimistic trade-area claims.
• Static radius circles that ignore how customers actually move through a market.
• Cannibalization blind spots, especially near existing locations.

Complicating matters, much of today’s vacant space is in centers that don’t match modern retailer requirements—making “on paper” options less viable (CBRE).

Tools That Give Retailers an Edge

Leading retail real estate teams are separating themselves by layering in sharper analytics:

• Trade area redefinition — mobility data to show where customers really come from, not just where they live.
• Leakage and gap analysis — identifying categories where local demand is leaving the market.
• Predictive modeling — estimating potential sales, break-even timing, and ROI before signing a lease.

These tools don’t replace relationships and instincts—they make them sharper.

Turning Data Into Deals

Finding the right site is only half the battle. Securing it before someone else does is where execution matters.

That’s where retailers can fall short: if they spend weeks validating a site, only to watch another brand move faster. The winning approach combines analytics with transaction expertise:

• Leveraging landlord and municipal relationships to bring credibility and speed to negotiations.
• Coordinating site tours, LOIs, and lease terms while continuing to pressure-test performance assumptions.
• Managing the transaction end-to-end so retailers aren’t bogged down in process and can focus on strategy.

JLL’s mid-2025 update underscored this dynamic: despite softness in some submarkets, demand for quality space is still strong, and “speed to deal” is increasingly the differentiator.

At CRE 360, this is where our clients see the biggest lift: data-backed confidence paired with seamless execution.

Scarcity ≠ Stalemate

The site race isn’t slowing down, but the winners aren’t the ones with the biggest budgets. They’re the teams that combine rigorous market intelligence with fast, confident execution.

Scarcity may be the reality—but it doesn’t have to be the outcome.

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