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Visits to brick-and-mortar retail and dining chains fell slightly in Q1 2025 compared to Q1 2024. The year-over-year (YoY) visit gaps widened to 0.5% for retail while dining visits dropped 1.4% below Q1 2024 levels. And while some of the dip may be due to Q1 2025 having one day less than 2024’s longer February, the decline could also signal a softening of consumer sentiment.
At the same time, the decrease in visits was extremely minor. In the retail space especially, YoY visits were technically negative, but at -0.5% this year’s Q1 visitation trends remained essentially on par with last year’s traffic numbers. The muted dip in visits during this period of economic uncertainty is likely due to the resilience of the U.S. consumer and to the range of budget-friendly retail and dining segments that provide options to even the most price conscious consumers.
Although overall dining visits declined in Q1, some budget-friendly options did experience visit growth. Visits to coffee chains were up 1.7% in Q1 2025, and fast casual and QSR concepts – that operate at a somewhat higher price point – saw a minor traffic drop of 1.4% YoY. Meanwhile, traffic to full-service restaurants declined 3.0% YoY.
These visitation patterns suggest that consumers are still willing to spend on budget-friendly treats, such as a specialty coffee or pastry, and – to a lesser extent – slightly pricier fast-food or fast-casual entrees. But many may be cutting back on meals at sit-down restaurants and redirecting their spending towards more affordable indulgences.
Although overall retail visits remained relatively close to Q1 2024 levels, traffic declined to several essential retail categories – including superstores, gas stations & convenience stores, and drugstores & pharmacies. Retailers in these categories also carry many non-essential items, so the dip in visitation may be due to reduced discretionary spending within those categories.
Meanwhile, visits to the grocery category increased 0.9% relative to last year following three straight quarters of YoY visit growth, and traffic to discount & dollar stores stabilized following several years of rapid growth. This suggests that the competitive pressure from discount & dollar stores on traditional grocery formats may be abating and highlights grocery's ability to withstand challenges in the evolving retail landscape.
Consumers’ budgetary concerns are also evident in the recent performance of the various apparel segments. Off-price continued leading the apparel pack with Q1 2025 visits up 3.2% YoY, while every other apparel segment analyzed experienced a dip in traffic. Sportswear & athleisure in particular – which saw visits surge over the pandemic – saw visits decline for the fourth quarter in a row.
The auto retail space also revealed consumers' relatively thrifty preferences over this past quarter. While visits to auto parts shops & service chains increased 2.5% YoY in Q1 2025, visits to car dealerships fell 4.1% – suggesting that consumers are bringing in their cars for repairs rather than trading them in for newer vehicles.
Q1 2025’s retail and dining visitation patterns suggest that today’s consumer continues to be highly price conscious, with the budget-friendly segment coming out ahead in almost every category analyzed. Retailers and dining concepts who can cater to consumer’s value orientation will likely come out ahead in this increasingly competitive market.
For more data-driven retail and dining insights, visit placer.ai/anchor.
Traffic to Albertsons banners has increased steadily over the past couple of years, with visits still significantly higher (10.5%) than in pre-pandemic 2019. So while visits did dip slightly relative to 2023 (-1.1%) – likely due to stabilization following the robust growth of recent years – the minimal decline highlights Albertsons’ capacity to maintain strong foot traffic despite a challenging economic environment.
Zooming into quarterly-level data also highlights Albertsons’ strength. After narrowing its year-over-year (YoY) visit gap from -2.5% in Q2 2024 to -0.9% in Q3 and Q4 2024, Q1 2025 visits are now level with Q1 2024 traffic – suggesting that Albertsons’ visits have indeed stabilized, with the company holding on the gains of the past couple of years.
The company’s resilience in the face of the growing competition from discount & dollar stores is likely contributing to Albertsons’ strength.
Inflation and high prices have had a major impact on grocery shopping behavior in recent years, with discount stores emerging as significant players in the grocery market. Indeed, between 2019 and 2024, the share of visits to the discount & dollar category out of total grocery and discount & dollar store visits increased from 23.4% to 25.5% – likely due to some shoppers favoring more affordable grocery channels over traditional supermarkets. Meanwhile, grocery’s relative visit share decreased, with traffic to the grocery category (excluding Albertsons banners) falling from 67.8% in 2019 to 66.0% in 2024. But Albertsons’ relative visit share remained largely stable during this period – suggesting that, even as budget-conscious consumers gravitate towards discount stores, Albertsons has managed to retain its customer base.
Albertsons, like other grocery stores, has seen an increase in short visits in recent years, leading to shorter average dwell time. Between 2019 and 2024, the average length of stay across Albertsons brands dropped from 22.7 minutes to 21.6 minutes.
The drop in visit duration may be partially attributed to the growing segment of consumers who prefer the convenience of picking up their groceries via lockers or curbside, or who are supplementing their online orders with quick trips in-store. And as Albertsons has invested in curbside pickup, delivery, and online shopping options across a number of its banners, the company is well positioned to meet the demand for flexibility and efficiency in the grocery space.
Diving into some of Albertsons’ biggest brands reveals that visits to most banners stayed relatively close to 2023 levels, with YoY traffic trends ranging from -2.7% to +2.9%. While banners like Albertsons, Safeway, and VONS saw slightly fewer visits in 2024 compared to 2023, Jewel-Osco and Shaw's Supermarket enjoyed YoY visit growth.
Albertsons is making the best of a challenging economic environment, keeping visits close to previous levels and maintaining its share of the grocery visit pie.
Will the grocery banner see visit growth into 2025? Visit Placer.ai for more up-to-date grocery retail insights.
While the U.S. government has currently partially paused its consideration of reciprocal tariffs on global imports, retailers are still bracing for the possibility of future enactment and potential ripple effects across the industry of the tariffs still in place. From rising supply chain costs to shifts in consumer behavior, tariffs have the potential to impact everything from product pricing to in-store foot traffic. And in an environment where consumers remain highly price-sensitive and economic uncertainty persists, understanding how tariffs could influence retail visitation is critical. While we won’t know the full impact until the tariffs are implemented and impacted retailers adjust, Placer.ai visitation data can help evaluate how the proposed tariffs may be shaping consumer patterns and what that might mean for retailers moving forward.
When new regulations like tariffs are introduced, they often create both short-term and long-term effects. In the short term, consumers remain highly price-sensitive following prolonged inflation in key areas such as food, rent, and healthcare. As a result, our visitation data suggests that some consumers acted early to avoid potential price increases tied to tariff implementation. While visit trends for the week of March 24–30, 2025 were also influenced by the timing of Easter in 2024 (which fell on March 31), Placer.ai data indicates a possible pull forward in demand during the weeks leading up to the expected implementation of the latest tariffs—particularly at “stock-up” retailers like warehouse clubs. In fact, warehouse clubs recorded their strongest year-over-year visitation week of 2025 on the week of March 24-30th, while superstores and grocery stores saw declines, likely due to comparisons to strong performance during the same Easter week in the previous year.
Looking at more discretionary retail categories, we also see evidence that consumers were trying to get ahead of tariff implementation. Our data indicates that retailers selling products sourced from countries potentially facing higher tariffs experienced stronger year-over-year visitation trends. The timing of Easter 2024 likely contributed to this boost as well—many of these retailers were closed or operating with reduced hours during that week last year. Categories such as home improvement, electronics, luxury department stores, apparel and accessories, and clothing all saw notable year-over-year visitation increases for the week of March 24–30, 2025, as shown below.
While many uncertainties remain around tariff implementation, consumers are likely to increasingly gravitate toward retailers that offer bulk purchasing, strong private label alternatives, and everyday low prices—areas where warehouse clubs and discount grocers with robust private label assortments excel. Similarly, national restaurant chains with streamlined operations, diversified global supply chains, and the ability to scale value-driven promotions will hold a competitive edge. Off-price retailers and thrift stores offering secondhand and resale items may also benefit, appealing to deal-seeking consumers. These types of retailers are often better positioned to absorb rising costs and maintain affordability, making them attractive options in an increasingly inflation-sensitive environment.
Consumer electronics, apparel, luxury goods, and beverage alcohol retailers may be disproportionately affected by potential tariffs due to their heavy reliance on imported products and limited pricing flexibility. Many electronics, luxury, and apparel items are sourced from countries subject to implemented or potential tariffs, which could significantly increase costs in categories already operating with tight margins. For beverage alcohol retailers, tariffs on imported wine, spirits, and specialty ingredients could lead to supply chain disruptions and higher prices, particularly for premium or niche products. In these segments, passing additional costs on to consumers may be challenging in an environment where shoppers remain highly price-sensitive, potentially resulting in decreased demand, inventory issues, and increased reliance on promotional strategies.
As the U.S. moves closer to implementing new tariffs, retailers across categories must prepare for both immediate and long-term impacts. From early signs of stock-up behavior at warehouse clubs to shifting visitation patterns in discretionary categories like apparel and electronics, consumer response is already taking shape. While value-focused retailers and those with operational agility may be better positioned to weather the storm, others – particularly those reliant on imported goods – could face heightened challenges. In this evolving landscape, visitation data can help to assess consumer behavior in real time, helping retailers adapt strategies and remain competitive as the full effects of tariff policies unfold.
For more data-driven consumer insights, visit placer.ai/anchor
A Minecraft Movie shattered box office predictions with a $162.75 million opening, as eager fans – some tossing popcorn or yelling “chicken jockey” – flocked to theaters nationwide.
On the weekend of A Minecraft Movie’s release (Friday, April 4th to Sunday, April 6th), leading cinema chains AMC Theatres, Regal Cinemas, and Cinemark enjoyed a 92.6% visit boost compared to an average weekend during the past 12 months. Only Moana 2 and Deadpool & Wolverine drew bigger crowds.
And examining daily cinema visit fluctuations this year shows that visits to cinemas peaked on Saturday, April 5th, when foot traffic surged 336.7% above the year-to-date daily average.
Already dubbed “the gamer version” of 1960’s cult film The Rocky Horror Picture Show, A Minecraft Movie has become Warner Bros.’ third-biggest opening of all time. But how long will the film keep drawing crowds?
Follow Placer.ai to find out.
The Placer.ai Nationwide Office Building Index: The office building index analyzes foot traffic data from some 1,000 office buildings across the country. It only includes commercial office buildings, and commercial office buildings with retail offerings on the first floor (like an office building that might include a national coffee chain on the ground floor). It does NOT include government buildings or mixed-use buildings that are both residential and commercial.
RTO mandates seem to be everywhere. Following the federal government’s example, local governments from the City of Atlanta to the State of Texas have introduced stricter in-office requirements. And an increasing number of corporations are demanding full-time in-person work – including firms like JPMorgan, which began enforcing a five-day RTO mandate in early March.
But what does ground-level data tell us about how these new policies are affecting office attendance in practice? Did the RTO slowdown observed in January and February continue into March? Or is a new resurgence underway?
The latest data from the Placer.ai Office Index suggests that nationwide office visits may be trending upwards once again. Although March 2025 office visit levels didn’t match the peaks of October and July 2024, visits last month were only 32.2% below March 2019 levels – an improvement over March 2024.
Significantly, among months with 21 or fewer working days, March 2025 ranked as the second-busiest in-office month since the pandemic, just slightly behind October 2023 (October and July 2024 both had 22 days). So while January and February’s declining numbers hinted at a stalled market, March’s uptick suggests that lower office attendance earlier in the year may have been due to temporary factors like weather – and that the RTO may still be gaining momentum.
Diving into the data for eleven major business hubs nationwide shows New York and Miami once again at the head of the office recovery pack. Visits to NYC office buildings in March 2025 were just 11.4% below pre-pandemic (March 2019) levels – while Miami trailed by 17.3%. Meanwhile, Atlanta (-29.3%), Washington, D.C. (-30.6%), Dallas (-30.7%), and Houston (-31.0%) all outperformed the nationwide average of -32.2%. San Francisco tied in last place with Chicago, with visits 44.6% below 2019 levels.
Turning to year-over-year (YoY) data, ten of the eleven analyzed cities experienced YoY office visit growth – led by Boston, with a 10.2% uptick. Washington, D.C. also recorded strong YoY gains (9.8%) – while San Francisco continued its recent positive momentum with a 9.6% increase. Los Angeles was the only city to see a minor (-2.2%) YoY visit lag – perhaps lingering fallout from the wildfires earlier this year.
Overall, the Placer.ai Office Index points to a renewed upswing in RTO momentum, likely driven by increasingly strict mandates from governments and corporations. Though persistent post-pandemic office visit gaps point to the continued prevalence of hybrid work, March’s noticeable uptick suggests that offices may be poised to make further gains in the coming months.
For more data-driven CRE insights, visit placer.ai/anchor
With Q1 2025 just under our belts, we dove into the data to see how quick-service and fast-casual restaurants (QSRs) fared in the year’s early months. Which chains managed to weather the headwinds – both fiscal and meteorological – that have weighed on consumer traffic in recent months? And which brands emerged as top performers?
We dove into the data to find out.
QSRs faced a challenging environment in the first part of 2025, as harsh winter weather, economic uncertainty, and heightened value competition from fast-casual chains, full-service restaurants (Chili’s, anyone?), and even grocery stores drove visits down. Overall, QSR foot traffic declined by 1.6% year over year (YoY) in Q1, with much of the drop occurring in February – when a polar vortex and the comparison to a leap-year February 2024 led to a traffic dip. By March, however, visits began to stabilize, and the segment finished out the month with foot traffic levels essentially flat YoY (-0.3%).
Still, some QSRs stood out. Rapidly expanding Raising Cane’s Chicken Fingers, for example, saw YoY gains in both overall visits and average visits per location (12.3% and 3.7%, respectively). Known for quick, quality fare – the chain’s sauces have even inspired viral tik-tok videos – Raising Cane’s fleet growth is clearly meeting robust demand.
Taco Bell also emerged as a Q1 leader, with quarterly visits rising 3.7% YoY. The brand doubled down on value with its expanded selection of Luxe Cravings Boxes. And the tex-mex giant’s limited-time Crunchwrap Slider offering – launched in early 2025 to celebrate the 20th anniversary of the Crunchwrap Supreme – generated plenty of buzz.
Meanwhile, McDonald’s, which launched its new McValue menu in January 2025, narrowed its visit gap to 1.0% in March – an encouraging sign as the year gets into full swing.
Fast-casual fared somewhat better, ending Q1 2025 with flat YoY visits (+0.0%). And though the segment mirrored QSR’s monthly pattern of gains in January, a dip in February, and stabilization in March, several major players posted positive Q1 results – including Chipotle (+4.6%), Panda Express (+3.8%), Jersey Mike’s Subs (+3.1%) and Qdoba Mexican Grill (+1.5%). While fleet expansion contributed to some of these increases, menu innovation – particularly well-chosen chicken and shrimp-focused limited-time offerings – likely also played a role.
In addition to these major chains, several smaller fast-casual brands enjoyed outsized visit performance in early 2025, driven by rapid expansion meeting strong demand. Dave’s Hot Chicken, capitalizing on consumers’ ongoing enthusiasm for chicken dishes, logged a remarkable 59.3% YoY visit surge in Q1 2025, and an 11.6% jump in average visits per location. Health-forward chains CAVA and sweetgreen also grew their footprints – and audiences – likely supported by the return-to-office trend and continued interest in wholesome, convenient dining options.
All told, QSR and fast-casual brands held their own in Q1 2025 – with some brands standing out through strategic value offerings, menu innovation, and expansion. How will QSRs and fast-casual chains continue to fare as 2025 wears on?
Follow Placer.ai’s data-driven dining analyses to find out.
1. The hypergrowth of Costco, Dollar Tree, and Dollar General between 2019 and 2025 has fundamentally changed the brick-and-mortar retail landscape.
2. Overall visits to Target and Walmart have remained essentially stable even as traffic to the new retail giants skyrocketed – so the increased competition is not necessarily coming at legacy giants' expense. Instead, each retail giant is filling a different need, and success now requires excelling at specific shopping missions rather than broad market dominance.
3. Cross-shopping has become the new normal, with Walmart and Target maintaining their popularity even as their relative visit shares decline, creating opportunities for complementary rather than purely competitive strategies.
4. Dollar stores are rapidly graduating from "fill-in" destinations to primary shopping locations, signaling a fundamental shift in how Americans approach everyday retail.
5. Walmart still enjoys the highest visit frequency, but the other four chains – and especially Dollar General – are gaining ground in this realm.
6. Geographic and demographic specialization is becoming the key differentiator, as each chain carves out distinct niches rather than competing head-to-head across all markets and customer segments.
Evolving shopper priorities, economic pressures, and new competitors are reshaping how and where Americans buy everyday goods. And as value-focused players gain ground, legacy retail powerhouses are adapting their strategies in a bid to maintain their visit share. In this new consumer reality, shoppers no longer stick to one lane, creating a complex ecosystem where loyalty, geography, and cross-visitation patterns – not just market share – define who is truly winning.
This report explores the latest retail traffic data for Walmart, Target, Costco, Dollar Tree, and Dollar General to decode what consumers want from retail giants in 2025. By analyzing visit patterns, loyalty trends, and cross-shopping shifts, we reveal how fast-growing chains are winning over consumers and uncover the strategies helping legacy players stay competitive in today's value-driven retail landscape.
In 2019, Walmart and Target were the two major behemoths in the brick-and-mortar retail space. And while traffic to these chains remains close to 2019 levels, overall visits to Dollar General, Dollar Tree, and Costco have increased 36.6% to 45.9% in the past six years. Much of the growth was driven by aggressive store expansions, but average visits per location stayed constant (in the case of Dollar Tree) or grew as well (in the case of Dollar General and Costco). This means that these chains are successfully filling new stores with visitors – consumers who in the past may have gone to Walmart or Target for at least some of the items now purchased at wholesale clubs and dollar stores.
This substantial increase in visits to Costco, Dollar General, and Dollar Tree has altered the competitive landscape in which Walmart and Target operate. In 2019, 55.9% of combined visits to the five retailers went to Walmart. Now, Walmart’s relative visit share is less than 50%. Target received the second-highest share of visits to the five retailers in 2019, with 15.9% of combined traffic to the chains. But Between January and July 2025, Dollar General received more visits than Target – even though the discount store had received just 12.1% of combined visits in 2019.
Some of the growth of the new retail giants could be attributed to well-timed expansion. But the success of these chains is also due to the extreme value orientation of U.S. consumers in recent years. Dollar General, Dollar Tree, and Costco each offer a unique value proposition, giving today's increasingly budget-conscious shoppers more options.
Walmart’s strategy of "everyday low prices" and its strongholds in rural and semi-rural areas reflect its emphasis on serving broad, value-focused households – often catering to essential, non-discretionary shopping.
Dollar General serves an even larger share of rural and semi-rural shoppers than Walmart, following its strategy of bringing a curated selection of everyday basics to underserved communities. The retailer's packaging is typically smaller than Walmart's, which allows Dollar General to price each item very affordably – and its geographic concentration in rural and semi-rural areas also highlights its direct competition to Walmart.
By contrast, Target and Costco both compete for consumer attention in suburban and small city settings, where shopper profiles tilt more toward families seeking one-stop-shopping and broader discretionary offerings. But Costco's audience skews slightly more affluent – the retailer attracts consumers who can afford the membership fees and bulk purchasing requirements – and its visit growth may be partially driven by higher income Target shoppers now shopping at Costco.
Dollar Tree, meanwhile, showcases a uniquely balanced real estate strategy. The chain's primary strength lies in suburban and small cities but it maintains a solid footing in both rural and urban areas. The chain also offers a unique value proposition, with a smaller store format and a fixed $1.25 price point on most items. So while the retailer isn't consistently cheaper than Walmart or Dollar General across all products, its convenience and predictability are helping it cement its role as a go-to chain for quick shopping trips or small quantities of discretionary items. And its versatile, three-pronged geographic footprint allows it to compete across diverse markets: Dollar Tree can serve as a convenient, quick-trip alternative to big-box retailers in the suburbs while also providing essential value in both rural and dense urban communities.
As each chain carves out distinct geographic and demographic niches, success increasingly depends on being the best option for particular shopping missions (bulk buying, quick trips, essential needs) rather than trying to be everything to everyone.
Still, despite – or perhaps due to – the increased competition, shoppers are increasingly spreading their visits across multiple retailers: Cross-shopping between major chains rose significantly between 2019 and 2025. And Walmart remains the most popular brick-and-mortar retailer, consistently ranking as the most popular cross-shopping destination for visitors of every other chain, followed by Target.
This creates an interesting paradox when viewed alongside the overall visit share shift. Even as Walmart and Target's total share of visits has declined, their importance as a secondary stop has actually grown. This suggests that the legacy retail giants' dip in market share isn't due to shoppers abandoning them. Instead, consumers are expanding their shopping routines by visiting other growing chains in addition to their regular trips to Walmart and Target, effectively diluting the giants' share of a larger, more fragmented retail landscape.
Cross-visitation to Costco from Walmart, Target, and Dollar Tree also grew between 2019 and 2025, suggesting that Costco is attracting a more varied audience to its stores.
But the most significant jumps in cross-visitation went to Dollar Tree and Dollar General, with cross-visitation to these chains from Target, Walmart, and Costco doubling or tripling over the past six years. This suggests that these brands are rapidly graduating from “fill-in” fare to primary shopping destinations for millions of households.
The dramatic rise in cross-visitation to dollar stores signals an opportunity for all retailers to identify and capitalize on specific shopping missions while building complementary partnerships rather than viewing every chain as direct competition.
Walmart’s status as the go-to destination for essential, non-discretionary spending is clearly reflected in its exceptional loyalty rates – nearly half its visitors return at least three times per month on average -between January to July 2025, a figure virtually unchanged since 2019. This steady high-frequency visitation underscores how necessity-driven shopping anchors customer routines and keeps Walmart atop the retail loyalty ranks.
But the data also reveals that other retail giants – and Dollar General in particular – are steadily gaining ground. Dollar General's increased visit frequency is largely fueled by its strategic emphasis on adding fresh produce and other grocery items, making it a viable everyday stop for more households and positioning it to compete more directly with Walmart.
Target also demonstrates a notable uptick in loyal visitors, with its share of frequent shoppers visiting at least three times a month rising from 20.1% to 23.6% between 2019 and 2025. This growth may suggest that its strategic initiatives – like the popular Drive Up service, same-day delivery options, and an appealing mix of essentials and exclusive brands – are successfully converting some casual shoppers into repeat customers.
Costco stands out for a different reason: while overall visits increased, loyalty rates remained essentially unchanged. This speaks to Costco’s unique position as a membership-based outlet for targeted bulk and premium-value purchases, where the shopping behavior of new visitors tends to follow the same patterns as those of its already-loyal core. As a result, trip frequency – rooted largely in planned stock-ups – remains remarkably consistent even as the warehouse giant grows foot traffic overall.
Dollar Tree currently has the smallest share of repeat visitors but is improving this metric. As it successfully encourages more frequent trips and narrows the loyalty gap with its larger rivals, it's poised to become an increasing source of competition for both Target and Costco.
The increase in repeat visits and cross-shopping across the five retail giants showcases consumers' current appetite for value-oriented mass merchants and discount chains. And although the retail giants landscape may be more fragmented, the data also reveals that the pie itself has grown significantly – so the increased competition does not necessarily need to come at the expense of legacy retail giants.
The retail landscape of 2025 demands a fundamental shift from zero-sum competition to strategic complementarity, where success lies in owning specific shopping missions rather than fighting for total market dominance. Retailers that forego attempting to compete on every front and instead clearly communicate their mission-specific value propositions – whether that's emergency runs, bulk essentials, or family shopping experiences – may come out on top.
1. Market Divergence: While San Francisco's return-to-office trends have stabilized, Los Angeles is increasingly lagging behind national averages with office visits down 46.6% compared to pre-pandemic levels as of June 2025.
2. Commuter Pattern Shifts: Los Angeles faces a persistent decline in out-of-market commuters while San Francisco's share of out-of-market commuters has recovered slightly, indicating deeper structural challenges in LA's office market recovery.
3. Visit vs. Visitor Gap: Unlike other markets where increased visits per worker offset declining visitor numbers, Los Angeles saw both metrics decline year-over-year, suggesting fundamental workforce retention issues.
4. Century City Exception: Century City emerges as LA's strongest office submarket with visits only 28.1% below pre-pandemic levels, driven by its premium amenities and strategic location adjacent to Westfield Century City shopping center.
5. Demographic Advantage: Century City's success may stem from its success in attracting affluent, educated young professionals who value lifestyle integration and are more likely to maintain consistent office attendance in hybrid work arrangements.
While return-to-office trends have stabilized in many markets nationwide, Los Angeles and San Francisco face unique challenges that set them apart from national patterns. This report examines the divergent trajectories of these two major West Coast markets, with particular focus on Los Angeles' ongoing struggles and the emergence of one specific submarket that bucks broader trends.
Through analysis of commuter patterns, demographic shifts, and localized performance data, we explore how factors ranging from out-of-market workforce changes to amenity-driven location advantages are reshaping the competitive landscape for office real estate in Southern California.
Both Los Angeles and San Francisco continue to significantly underperform the national office occupancy average. In June 2025, average nationwide visits to office buildings were 30.5% below January 2019 levels, compared to a 46.6% and 46.4% decline in visits to Los Angeles and San Francisco offices, respectively.
While both cities now show similar RTO rates, they arrived there through different trajectories. San Francisco has consistently lagged behind national return-to-office levels since pandemic restrictions first lifted.
Los Angeles, however, initially mirrored nationwide trends before its office market began diverging and falling behind around mid-2022.
The decline in office visits in Los Angeles and San Francisco can be partly attributed to fewer out-of-market commuters. Both cities saw significant drops in the percentage of employees who live outside the city but commute to work between H1 2019 and H1 2023.
However, here too, the two cities diverged in recent years: San Francisco's share of out-of-market commuters relative to local employees rebounded between 2023 and 2024, while Los Angeles' continued to decline – another indication that LA's RTO is decelerating as San Francisco stabilizes.
Like in other markets, Los Angeles saw a larger drop in office visits than in office visitors when comparing current trends to pre-pandemic levels. This is consistent with the shift to hybrid work arrangements, where many of the workers who returned to the office are coming in less frequently than before the pandemic, leading to a larger drop in visits compared to the drop in visitors.
But looking at the trajectory of RTO more recently shows that in most markets – including San Francisco – office visits are up year-over-year (YoY) while visitor numbers are down. This suggests that the workers slated to return to the office have already done so, and increasing the numbers of visits per visitor is now the path towards increased office occupancy.
In Los Angeles, visits also outperformed visitors – but both figures were down YoY (the gap in visits was smaller than the gap in visitors). So while the visitors who did head to the office in LA in Q2 2025 clocked in more visits per person compared to Q2 2024, the increase in visits per visitor was not enough to offset the decline in office visitors.
While Los Angeles may be lagging in terms of its overall office recovery, the city does have pockets of strength – most notably Century City. In Q2 2025, the number of inbound commuters visiting the neighborhood was just 24.7% lower than it was in Q2 2019 and higher (+1.0%) than last year's levels.
According to Colliers' Q2 2025 report, Century City accounts for 27% of year-to-date leasing activity in West Los Angeles – more than double any other submarket – and commands the highest asking rental rates. The area benefits from Trophy and Class A office towers that may create a flight-to-quality dynamic where tenants migrate from urban core locations to this Westside submarket.
The submarket's success is likely bolstered by its strategic location adjacent to Westfield Century City shopping center – visit data reveals that 45% of weekday commuters to Century City also visited Westfield Century City during Q2 2025. The convenience of accessing the mall's extensive retail, dining, and entertainment options during lunch breaks or after work may encourage employees to come into the office more frequently.
Perhaps thanks to its strategic locations and amenities-rich office buildings, Century City succeeds in attracting relatively affluent office workers.
Century City's office submarket has a higher median trade area household income (HHI) than either mid-Wilshire or Downtown LA. The neighborhood also attracts significant shares of the "Educated Urbanite" Spatial.ai: PersonaLive segment – defined as "well educated young singles living in dense urban areas working relatively high paying jobs".
This demographic typically has fewer family obligations and greater flexibility in their work arrangements, making them more likely to embrace hybrid schedules that include regular office attendance. Affluent singles also tend to value the lifestyle amenities and networking opportunities that come with working in a premium office environment like Century City: This demographic is often in career-building phases where in-person collaboration and visibility matter more, driving consistent office utilization that helps sustain the submarket's performance even as other LA office areas struggle with lower occupancy rates.
The higher disposable income of this audience also aligns well with the submarket's upscale retail and dining options at nearby Westfield Century City, creating a mutually reinforcing ecosystem where the office environment and surrounding amenities cater to their preferences.
As the broader Los Angeles market grapples with a shrinking commuter base and declining office utilization, the performance gap between premium, amenity-rich locations and traditional office districts is likely to widen. For investors and tenants alike, these trends underscore the growing importance of location quality, demographic targeting, and lifestyle integration in determining long-term office market viability across Southern California.
Century City's success – anchored by its affluent, career-focused workforce and integrated lifestyle amenities – can offer a blueprint for office market resilience in the hybrid work era.
