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The Bifurcated Consumer
The bifurcated consumer trends established in the second half of 2025 have persisted. While higher-income shoppers maintain relatively stable spending habits, lower- and middle-income households continue to feel the squeeze on essential categories like groceries and fuel. These consumers have become increasingly selective and price-sensitive, actively pivoting away from traditional mid-market chains in favor of discount retailers and value-oriented brands. Because affordability remains a core focus, average households are spreading their visits across a wider number of non-discretionary stores to hunt for deals. For example, our data shows that grocery visit growth is currently being driven by low- and middle-income households, as elevated food costs necessitate more frequent, budget-conscious trips.
However, despite this intense focus on everyday value, it would be a mistake to count out the discretionary sector, where consumer visits have also been mostly positive year-over-year (YoY) since the start of 2026. Despite weather-driven volatility, we continue to see healthy demand for discretionary categories as consumers start to put their tax refunds to work, actively seeking affordable indulgences and high-end brands at a discount.
E-Commerce & Reverse Logistics
E-commerce fulfillment centers are also seeing robust activity. Excluding a brief weather-related slump in late January, visits to these facilities are growing at a high-single to low-double-digit clip.
This surge in logistics activity is being driven by a perfect storm of consumer behavior and retail strategy: value-seeking shoppers, massive supply chain investments from giants like Walmart and Target, and the rise of frictionless "agentic" and social commerce. Furthermore, record-high product returns are forcing these centers to process a massive wave of reverse logistics, keeping facility utilization incredibly high.
As delayed tax refunds finally hit consumer bank accounts in the months ahead, we expect this strong e-commerce and fulfillment momentum to continue.
Manufacturing Activity
Manufacturing data has been highly volatile in early 2026. Placer.ai’s Industrial Manufacturing Index – which measures physical visits to manufacturing facilities across a wide range of verticals – showed an ebb and flow in the early weeks of the year. Severe winter storms heavily weighed on facility visits in late January, followed by a clear rebound in February.
This physical, on-the-ground improvement aligns with the latest macroeconomic indicators. According to the most recent ISM report, the U.S. manufacturing sector expanded for the second consecutive month in February, with the PMI registering a solid 52.4. Crucially, this growth is being driven by strong forward-looking demand, as the ISM New Orders Index remained firmly in expansion territory at 55.8. Ultimately, while underlying production and new orders show sustained momentum, unpredictable weather patterns continue to create short-term fluctuations in actual facility operations.
Volatility Meets Resilience
Looking ahead, volatility will likely be the baseline expectation for both the retail and manufacturing sectors throughout 2026. Unpredictable weather events, shifting supply chain dynamics, and the complexities of lapping 2025's macroeconomic hurdles will continue to create week-to-week fluctuations in physical foot traffic and industrial output.
Yet, beneath this turbulence lies a remarkably stable foundation: the American consumer. Despite the ongoing pressures of inflation and depleted household savings, shoppers remain incredibly resilient. They are highly strategic – pinching pennies on daily essentials and heavily utilizing value channels – precisely so they can continue to fund discretionary spending and lifestyle upgrades. The market may be volatile, but the 2026 consumer is proving that they are willing and able to spend when the value proposition is right.
Placer.ai leverages a panel of tens of millions of devices and utilizes machine learning to make estimations for visits to locations across the US. The data is trusted by thousands of industry leaders who leverage Placer.ai for insights into foot traffic, demographic breakdowns, retail sale predictions, migration trends, site selection, and more.
A Volatile Year Sets the Stage for 2026
What should restaurant operators expect in 2026? Like much of the consumer sector, 2025 was an up-and-down year for the industry. The year started out on a strong note, but visitation trends quickly turned volatile amid uncertainty over tariff news and broader macroeconomic uncertainty. With the threat of higher prices, it’s no surprise that consumers became hyper price sensitive as the year progressed, resulting in a clear bifurcation in trends among diners.
On one hand, affluent consumers – who generally take their spending cues from the health of the stock and housing market – continued to visit more upscale and fine dining chains. Meanwhile, lower and middle income consumers pulled back from QSR and fast casual restaurant chains that they perceived as expensive. This set up a challenging development for many restaurant operators, as consumers traded out of traditionally lower-priced restaurant channels for substitutes across other food retailers. This trend continued for much of the year until McDonald’s and others introduced more value-oriented promotions with pop-culture tie-ins (which we discussed here).
Heading into 2026, where does the restaurant category stand? We’ve highlighted three key trends that restaurant operators, executives, and investors should consider.
1. The Return of Value Wars
As mentioned above, traditionally lower-priced restaurant channels generally had a challenging 2025 headlined by increased competition with other food retailers like value grocers like Trader Joe’s and Aldi, food-forward convenience stores like Wawa, Sheetz, Buc-ee’s, and Casey’s, and warehouse clubs like Costco and Sam’s Club (which have increasingly attracted younger visitors in recent years). In fact, our data suggests a substantial increase in the percentage of QSR visitors also visiting Aldi – and while some of the increase may be attributed to Aldi's expansion, the rise in cross-visitation trends also underscores this competitive encroachment.
While certain players like Taco Bell were able to hold their ground against other food retail competitors, others – like McDonald’s – needed the boost from special promotions like the launch of its Extra Value Meal in September 2025 to win back value-focused consumers.
What's Next for QSR?
We’ve already covered some of the key ways that QSR chains plan to wield promotional strategies in 2026, including a focus on freebies, pop-culture tie-ins, sequencing, and storytelling. We’re already seeing some evidence of this with Taco Bell’s Luxe Value Menu featuring 10 menu items priced at $3 or less. However, with several key events taking place in 2026, including the Winter Olympics and World Cup, there will be more opportunities for QSR chains to amplify their value messaging. We may not quite see the return of the Value Wars of 2024 given ongoing input cost inflation pressures, but given the success that McDonald’s and Taco Bell have seen, it’s apparent that value messaging will be critical in 2026.
2. The Fight for the Middle-Income Consumer
As macroeconomic and inflationary uncertainty increased throughout 2025, restaurants’ primary competition shifted from other chains to alternative food retail channels, including value grocers, convenience stores, warehouse clubs, and dollar stores. Chipotle CEO Scott Boatwright noted this trend on the company’s Q3 2025 earnings conference call as well. While Chipotle noted pressure among customers under $100K in household income from July-September, our data also indicated a major shift in the behavior of fast casual restaurant consumers in trade areas between $100-$125K for much of the second half of 2025.
Increased Competition with Differentiated Food Retailers
Where did these consumers go? Like for QSR chains, we believe visits were impacted by a combination of factors – including a shift to differentiated food retailers like Trader Joe’s. Below, we see the percentage of fast casual visitors that also visited Trader Joe’s has increased significantly over the past five years. Like for Aldi, some of this can be attributed to Trader Joe’s expansion plans, but we believe that some visitors have chosen to substitute some fast casual lunch visits for value grocers.
How Can Limited Service Concepts Win Back Consumers in 2026?
After years of outperforming the industry, these high-growth brands face a "convenience plateau." The price gap between fast-casual and casual dining narrowed to the point where consumers began questioning the value of a $16 bowl eaten at a counter versus a $20 sit-down meal. To win back these consumers in 2026, fast-casual brands must reinvest in the physical experience. This means moving away from "ghost kitchen" vibes and back toward inviting dining rooms, while simultaneously fixing the "mobile order friction" that has made many store lobbies feel chaotic and impersonal.
Both QSR and fast casual chains looking to win back middle-income visitors who have traded down to at-home dining will need to move beyond the $5 value meal. The winners in 2025 realized that value is a calculation of price combined with innovation. McDonald’s "Grinch Meal" and various "limited-time" spicy chicken iterations proved that consumers are willing to spend if the product feels like a unique event. In 2026, restaurants must continue this trend, using "innovation-led value" to justify the discretionary spend of a household that is increasingly selective.
3. Casual Dining’s Resurgence: The Chili’s Effect
One of the standout stories of 2025 was the continued strength of casual dining giants like Chili’s. Building on the momentum gained in 2024 with the "Big Smasher" burger and clear value messaging (like the "3 for Me" deal), Chili’s didn't just win new customers – it kept them. Data shows that same-store visits to Chili's were up every month of 2025 despite the tough comparison to an already strong 2024.
FSR Concepts Taking a Page Out of Chili's Playbook
Observing Chili's successful resurrection through its aggressive "3 for Me" platform and direct antagonism toward fast-food pricing, rivals like Applebee's and Red Robin are frantically adopting the same playbook to win back budget-conscious diners. These chains have largely abandoned complex culinary innovations in favor of simplifying operations and launching hard-hitting tiered meal deals – often priced between $10 and $12 – designed to explicitly undercut the rising cost of a "Big Mac" combo.
By pivoting their marketing to highlight that a sit-down meal with unlimited sides now costs less than a drive-thru visit, competitors are validating Chili's core thesis: the new battleground for casual dining isn't service or ambiance, but proving they are the superior economic alternative to the quick-service sector.
From Broad Growth to Precision Execution in 2026
Ultimately, 2026 will be defined by precision rather than broad-stroke expansion. The 'rising tide' era of post-pandemic growth is over; simply opening doors in high-growth Sunbelt markets or offering a generic discount is no longer enough to guarantee traffic. To succeed in this increasingly saturated and price-sensitive environment, operators must execute a delicate balancing act: aggressively defending their value proposition to fight off grocery competitors, while simultaneously reinvesting in the in-store experience to justify the visit. Whether it is through the tactical 'sequencing' of limited-time offers, the aggressive tiered pricing of casual dining, or the revitalization of physical dining rooms, the winners of 2026 will be the brands that give consumers a distinct, irrefutable reason to choose dining out over staying in.
For more data-driven dining insights, visit placer.ai/anchor.
Placer.ai leverages a panel of tens of millions of devices and utilizes machine learning to make estimations for visits to locations across the US. The data is trusted by thousands of industry leaders who leverage Placer.ai for insights into foot traffic, demographic breakdowns, retail sale predictions, migration trends, site selection, and more.
Restaurant Visitation Data Reflects "Two-Tier Economy"
The state of the consumer was top of mind during second-quarter 2025 earnings calls, as restaurant executives consistently described a more cautious and discerning customer. Leaders from major brands like McDonald's, Chipotle, and Starbucks noted that lower-income consumers, in particular, are feeling the pressure of a challenging economy and are pulling back on the frequency of their visits.
McDonald’s CEO Chris Kempczinski framed it as a "two-tier economy," where affluent consumers continue to spend while lower-to-middle income households face significant cost-of-living pressures. This trend is visible in visitation data, which shows quick-service (QSR) and fast-casual restaurants underperforming full-service restaurants and coffee chains in recent months.
This consumer caution has led to a "trade-down" effect, where customers actively seek value-oriented promotions or skip add-ons like a beverage to manage their check size. In response, brands are emphasizing affordable meal bundles – like McDonald’s Extra Value Meals and Taco Bell’s Decades Y2K throwback menu featuring fan-favorites under $3 – and leveraging their loyalty programs to retain these budget-conscious patrons.
Consumer Price Sensitivity Has Elevated Competition Across Food Retail Channels
As 2025 progresses, QSRs face intense competition not just from each other, but from a growing array of value-oriented retailers. Driven by rising menu prices at fast-food chains, highly price-conscious consumers are actively seeking more affordable meal options. Value-oriented grocery stores, dollar stores, and convenience stores have aggressively expanded their grab-and-go and prepared food offerings, making them direct rivals for lunch and dinner.
As the price gap between dining out and eating at home widens, these channels are successfully capturing a greater "share of stomach," particularly from consumers who now view a trip to the grocery or dollar store as a more economical alternative to a QSR visit. We see this in our visitation data, where the number of McDonald’s and other other QSR visitors are increasingly visiting Aldi and other value-oriented options.
Can Fast Casual’s Woes Be Blamed on “Slop Bowl”?
The lunch hour has become a key battleground, with fresh-format and value grocers seeing a notable increase in foot traffic as they expand their high-quality, convenient, and affordable grab-and-go options. This has siphoned off a portion of the traditional lunch crowd from fast-casual restaurants, as consumers – particularly office workers – increasingly opt for a trip to the grocery store.
This pressure contributed to weaker-than-expected results for premium fast-casual chains like Chipotle, Sweetgreen, and CAVA. While these brands were up against tough comparisons from product launches a year ago (Chicken al Pastor for Chipotle, steak options for sweetgreen and CAVA), the slowdown was more significant than anticipated.
What’s to make of this slowdown? In addition to tougher comparisons, the explanation is likely a multi-faceted consumer response to a challenging economic environment and a crowded marketplace. Like QSR chains, many budget-conscious fast-casual customers began trading down, either opting for less expensive fast-food alternatives or simply reducing the frequency of their visits to these pricier lunch spots.
At the same time, a segment of their health-conscious consumer base increasingly turned to specialty grocers like Whole Foods and Trader Joe's, where they could assemble their own high-quality bowls for a lower cost. Compounding the issue was a growing sentiment of "slop bowl" fatigue, a perception that the once-innovative format had become commoditized, with little differentiation between the chains, leading some consumers to seek out more unique dining experiences.
Casual Dining’s Resurgence
Chili's continued its significant outperformance of the restaurant industry in the second quarter of 2025 by successfully executing a multi-faceted strategy centered on a compelling value message that resonated with increasingly price-conscious consumers. The brand's success was largely driven by the popularity of its heavily marketed "3 for Me" bundled meal deal and its "Triple Dipper" appetizer promotion, which together attracted a surge of new and repeat customers. This effective value messaging was supported by substantial investments in marketing and crucial back-of-house operational improvements, which enhanced food quality and service consistency, allowing Chili's to capture a significant share of visits while many competitors in the casual dining space struggled with declining traffic.
It’s not just Chili’s however. Applebee's, for instance, managed to drive a 4.9% increase in same-store sales during its most recent quarter, a significant turnaround attributed to its own value-driven promotions and menu innovations that successfully boosted customer traffic. Olive Garden delivered a solid performance in its most recent quarter, achieving a 2.0% increase in same-restaurant sales. This growth was largely fueled by the success of its value promotions and a significant nearly 20% surge in takeout sales, which helped attract a younger, more frequent customer base according to management.
Value-Seeking Consumer Shaping Dining Trends
As the restaurant industry moves into the second half of 2025, the second quarter's results paint a clear picture of a market defined by a strategic, value-seeking consumer. The resounding success of casual dining chains like Chili's and Applebee's, which leaned heavily into affordable, bundled meals, demonstrates that a compelling value proposition can still drive significant traffic and sales. Conversely, the fast-casual and QSR segments are facing an identity crisis, squeezed by intense competition from lower-priced grocery and convenience store alternatives and the aggressive promotions from sit-down restaurants.
Ultimately, the brands that will thrive for the remainder of the year will be those that can master the art of delivering a strong, clear value equation – whether through price, experience, or convenience – to a customer who is more discerning with their dining dollars than ever before.
For more data-driven insights, visit placer.ai/anchor.
Placer.ai leverages a panel of tens of millions of devices and utilizes machine learning to make estimations for visits to locations across the US. The data is trusted by thousands of industry leaders who leverage Placer.ai for insights into foot traffic, demographic breakdowns, retail sale predictions, migration trends, site selection, and more.
Cautious Consumers Cutting Back on Non-Essential Travel
As the U.S. economy enters the second half of 2025, evidence is mounting that consumers are pulling back on discretionary purchases. This possibility was something we recently discussed when highlighting the divergence between industrial and retail activity. While last week's Amazon Prime Day and other sales events drove a temporary surge in visits for big-ticket and back-to-school items, persistent macroeconomic uncertainty and the first real impacts of tariff-related price increases appear to be taking a toll on consumer confidence. With sentiment remaining fragile, households are becoming more selective, prioritizing essential spending while cutting back on discretionary purchases and travel.
Recently, Placer’s analyst team looked at visitation trends for airports, but we’re also seeing a slowdown in car travel based on visitation data to gas stations. After a sluggish February, foot traffic to gas stations and convenience stores has continued to show year-over-year declines through the spring and into the summer. This trend points to more than just fluctuating fuel prices; it reflects a conscious pullback by consumers who appear to be consolidating trips and reducing non-essential driving. This financial anxiety is causing many to shorten or delay vacation plans, resulting in weaker foot traffic at airports and fewer long-distance road trips.
The Rise of the 'Micro-Cation'
Our analysis confirms that the traditional summer vacation is being reshaped by this economic uncertainty. Using our new Markets data, we’ve seen a decrease in the average miles traveled during the first half of 2025 for roughly two-thirds of the top 25 most populated markets in the U.S.
This has led to a rise in shorter "micro-cations" rather than extended, long-haul journeys. Consequently, while people are still traveling, the overall distance covered per trip has decreased, a sentiment that also extends to air travel, where a slowdown in both leisure and corporate bookings reflects a broad pullback on expensive, long-distance commitments in favor of more predictable, regional getaways.
Cautious Consumer Reshaping the 2025 Retail & Travel Landscape
As we move through July, the consumer narrative for the second half of 2025 is being defined by a strategic retreat in discretionary spending, particularly travel. While major sales events can still create temporary bursts of activity, the underlying trend shows a more cautious consumer responding to economic pressures by reducing non-essential driving, shortening vacation distances, and opting for more budget-friendly "micro-cations." This shift away from long-haul travel, visible in both gas station and airport traffic data, signals a significant recalibration of household budgets that will likely shape the broader retail and travel landscape for the remainder of the year.
July's Pre-Tariff Production Rush
Following a period of caution in May and June, U.S. industrial manufacturing facilities saw a significant surge of activity in July 2025. As we've noted previously, many manufacturers experienced an increase in visits during March and April to build inventory ahead of initial tariff implementation dates, followed by a normalization period in May and June as businesses adopted a "wait-and-see" approach. However, with the hard deadline of August 1st for new, widespread tariffs, July was marked by a dramatic uptick in visits from both employees and logistics partners as companies made a last-ditch effort to maximize output and shipments.
Supply Chains Race Against the Clock
This flurry of activity was particularly intense in highly interconnected sectors like auto manufacturing, industrial machinery, and metals processing, all of which are vulnerable to tariffs on imported raw materials and components. Metals processing plants, for example, ramped up operations to convert as much raw steel and aluminum as possible before their costs increased. In turn, auto and industrial machinery manufacturers accelerated their own production lines, pulling in vast quantities of both processed metals and specialized foreign parts to build up inventory before the new duties could disrupt their supply chains.
This final pre-tariff rush was evident in our data: the increase in employee visits to factories signaled that production lines were running at high capacity, while a sharp rise in visits from logistics partners – like truckers and other carriers – indicated a massive push to move finished goods and components through the supply chain before the August 1st implementation date.
For more data-driven consumer insights, visit placer.ai/anchor.
As competition intensifies from drive-thru rivals and at-home coffee trends, Starbucks is doubling down on unique in-store experiences and AI-powered service improvements to reignite customer visit frequency.
But how likely are these moves to revitalize the company? We dove into the data to find out.
Fostering Loyalty Through Innovation
As the “Back to Starbucks” plan continues to take shape under CEO Brian Niccol, Starbucks finds itself banking on a familiar recipe for success: innovation. The company's recent announcement that it is testing a new protein-enhanced cold foam is a key example of its strategy to re-engage customers. The coffee chain also hopes to boost efficiency and free up employees to engage more with customers through its new “Green Apron” service model.
These moves suggest that Starbucks is focused on driving more consistent and loyal visits through thoughtful menu additions and the restoration of its “coffeehouse feel” rather than relying on temporary discounts – which often provide only a short-term lift without fostering lasting repeat business.
A Robust and Stable Customer Base
This strategic pivot is crucial as the company works to revitalize its brand. And while Starbucks' plans to return to its "coffeehouse roots" will take time to fully implement, it is building from a position of underlying strength. Data shows that the total number of unique customers visiting Starbucks has remained remarkably consistent over the past several years.
Challenge Accepted
However, the core challenge lies in the fact that individual visit frequency has stagnated, meaning those loyal customers are simply coming back less often, turning instead to competitors or at-home coffee. This presents a clear opportunity: If Starbucks can give its large, established customer base new reasons to visit, it can unlock significant growth. And the narrowing of the company’s visit gap in 2025 so far – with both January and April seeing positive year-over-year visit growth – further underscores the company’s underlying strength.
Turnaround Ahead
The urgency for Starbucks’ turnaround is amplified by competition from all sides. The market has seen a surge in new, efficient drive-thru coffee concepts like Dutch Bros, 7 Brew, PJ’s Coffee and others that cater to consumers seeking speed and convenience. Simultaneously, Starbucks faces continued pressure from the at-home coffee trend, with many consumers opting to get their caffeine fix from grocery store purchases. By focusing on unique, in-store-only innovations like protein-boosted beverages, Starbucks aims to give customers an experience they can't replicate at home or get from a faster rival, providing a compelling reason to make that return visit.
For more data-driven dining insights visit Placer.ai/anchor.
1. Executive Summary
Five years ago, the neighborhood and lifestyle center playbook was built around apparel anchors, department stores, and soft goods. Today, that model is giving way to a service-first tenant mix centered on health and wellness, food and beverage, fitness, grocery, and off-price retail.
The shift reflects a lasting change in how consumers use physical retail space. The pandemic accelerated demand for health, wellness, and dining; e-commerce continued to erode traditional apparel traffic; and value-oriented and service-based concepts proved more resilient. The result is a new ecosystem in which different tenants take on the roles once filled by the traditional anchor.
Fitness, grocery, and coffee drive frequent visits. Dining extends dwell time and encourages cross-shopping. Wellness captures fast-growing demand that is largely insulated from e-commerce. And off-price retail continues to generate resilient discretionary traffic.
Six years of foot-traffic and tenant-mix data across neighborhood and lifestyle centers point to seven key takeaways for landlords and advisors repositioning their portfolios:
- Apparel has lost its traditional anchor role. Apparel visits fell nearly 25% between 2019 and 2025, while fitness, wellness, coffee, grocery, and off-price / value retail gained traffic.
- The next generation of anchors requires a new approach to tenant evaluation. Landlords should look beyond square footage and traditional anchor status and evaluate tenants based on metrics like visit frequency, traffic growth growth, e-commerce risk, and dwell time – with the strongest mixes combining categories that bring different strengths to the center.
- Neighborhood and lifestyle centers require different ecosystems. Neighborhood centers remain grocery-led and should layer in high-frequency and service-oriented uses. Lifestyle centers are increasingly dining- and experience-led and should optimize for dwell time and destination appeal.
- Fitness, wellness, and food & beverage have emerged as new primary anchors that strengthen centers in different ways. Fitness creates exceptionally frequent, long visits, while wellness brings fast-growing, e-commerce-resistant demand. Dining adds another dimension by extending dwell time and creating destination appeal, particularly at lifestyle centers.
- Off-price is the exception within apparel – and a meaningful opportunity. Ross, Burlington, and the TJX banners continue to grow traffic and store counts even as much of traditional apparel contracts.
- Local trade area considerations should shape the tenant mix. The category framework may hold across markets, but landlords should match specific concepts and banners to the income profile and customer base of the trade area.
2. What Drove the Shift: Three Accelerants
The transformation of the American retail center was driven by three compounding forces that permanently altered consumer behavior and retail economics.
The Pandemic Reset (2020–2021)
COVID-19 permanently altered consumer behavior. Fitness studios, med-spas, and the restaurants that survived captured demand as competitors closed and leaned into digital loyalty programs, while apparel chains lost customers to e-commerce.
The E-Commerce Reckoning (2021–2023)
Offline apparel sales slowed as consumers shifted to digital shopping for traditional fashion. Department stores ceded both sales and market share to off-price for more than a decade, and the pace accelerated after the pandemic. Crucially, many of the categories that held their ground share a common trait: They sell experiences and services that cannot be shipped to a doorstep.
The Wellness Economy Surge (2022–2026)
As the pandemic receded, health and wellness surged. The U.S. med-spa industry reached $17.5 billion by 2022, and was forecast to keep growing at roughly 10 percent a year through 2027. Wellness uses are also among the fastest-growing sources of retail leasing demand.
Strategic Takeaways
- Health, wellness, and food uses gained durable loyalty during the pandemic, while traditional apparel lost it to e-commerce.
- Off-price has been taking share from department stores for over a decade, and the pandemic only accelerated it.
3. The New Anchor Decision Framework
To meet this challenge, centers need to assemble tenant mixes in which different categories perform distinct but complementary roles. Rather than relying on a single dominant anchor, the strongest centers combine tenants that collectively drive frequency, dwell time, growth, and durable physical-world demand. Some generate frequent repeat visits; others contribute fast-growing, e-commerce-resistant demand or resilient discretionary retail traffic.
A. Visit Frequency
Visit frequency is one of the clearest measures of an anchor’s value to its neighbors. A tenant that brings the same customer back every week creates far more exposure for the rest of the center than one that generates occasional destination trips.
And the data reveals a clear hierarchy. Fitness leads by a wide margin, with the average gym visitor returning 4.2 times per month. Coffee follows at 2.5 visits per month and grocery at 2.4, reflecting the routine nature of those categories. Limited-service dining, at 1.9 visits per month, also functions as a meaningful frequency engine.
At the other end of the spectrum are apparel and full-service restaurants, at 1.2 monthly visits per visitor, and spa and wellness, at 1.1. These categories tend to be more purpose-driven than routine-driven.
B. Growth Trends and E-Commerce Risk
But low frequency is not disqualifying. Just as important are a category’s growth trajectory and the durability of its demand in an increasingly e-commerce-driven retail environment.
Spa and wellness chains, for example, rank last in visit frequency at 1.1 average visits per visitor per month. But the category leads all segments in post-pandemic visit growth, up 31.8% since 2019, with effectively no e-commerce exposure.
Off-price follows at 28.6% visit growth, followed by coffee (+26.7%) and fitness (+22.6%) – both of which pair strong growth with high visit frequency and limited digital risk.
C. Dwell Time
Dwell time adds a third dimension: how long customers remain on site. Longer visits, of course, do not automatically translate into cross-shopping, but they increase the opportunity for customers to interact with other tenants and amenities within a center.
Here too fitness stands out, with the largest share of visits lasting 30 minutes or more. Full-service restaurants, off-price retailers, and spa and wellness tenants also perform strongly on this measure, with more than half of visits lasting at least half an hour.
Strategic Takeaways
- Rather than square footage or traditional anchor status, landlords should prioritize a mix of factors that reflect how customers actually interact with tenants.
- Make visit frequency a major input into anchor and tenant-mix decisions.
- Prioritize categories that combine multiple strengths. Fitness, for example, pairs high frequency with strong growth and durable physical demand; grocery combines frequency, stability, and long-term lease commitments.
- Placemaking can help maximize frequency. Shared amenities, walkability, and events give customers a reason to linger and return, compounding the frequency advantage of service and food & beverage (F&B) tenants.
4. Center-Level Trends
Shopping centers have been reshaping their tenant mixes around the categories gaining traffic and leasing demand – but not uniformly. The role each category plays, and the priorities for landlords, differ by format.
A. Lifestyle Centers
Lifestyle centers compete primarily on experience and time-on-site rather than on convenience. And a tenant mix that gives shoppers multiple reasons to come – and to stay – can create a virtuous cycle: Longer visits encourage more cross-shopping, which in turn supports the higher rents commanded by specialty and premium tenants.
Traditionally, the lifestyle-center experience was anchored by dining and apparel, including the department stores that defined the format for decades. As recently as 2019, apparel was the second-largest draw, accounting for 16.2% of visits across the eight categories analyzed below.
But apparel’s pull has weakened. The category’s share of visits fell 3.2 percentage points between 2019 and 2025, dropping behind both limited-service restaurants and grocery. Dining, meanwhile, has become even more central – despite the national headwinds facing full-service restaurants, FSRs’ share of lifestyle-center visits declined by just 1.4 percentage points, leaving them firmly in place as the format’s largest traffic driver. That resilience suggests that the destination dining spots found in lifestyle centers are still doing much of the heavy lifting. Coffee, limited-service restaurants, and grocery all gained visit share over the same period.
Wellness and fitness also posted meaningful gains, as did off-price and value-oriented retailers. Banners such as Nordstrom Rack and Saks OFF 5TH now function as credible affluent-traffic anchors, pairing the appeal of the treasure hunt with access to desirable brands at more approachable prices.
Strategic Takeaways
- Treat the restaurant cluster as the primary anchor, not a secondary amenity.
- Backfill department-store and apparel boxes with wellness, experiential, and premium off-price tenants.
- Match tenant investment with placemaking investment – dwell time only pays off if the center converts it into cross-shopping.
- Investments in placemaking, from plazas and walkable layouts to outdoor dining and programmed community events, can further turn a collection of tenants into a destination, increasing both visit frequency and dwell time across the center.
B. Neighborhood Centers
Neighborhood centers, by contrast, compete on convenience and routine. The winning mix therefore centers on categories that bring the same customer back frequently and reliably.
Traditionally, that routine has been built around the grocery anchor. While grocery’s share of visits has declined modestly since 2019, it still accounted for a majority of visits across the analyzed categories in 2025. With shoppers visiting an average of 2.4 times per month, grocery remains one of the format’s most dependable sources of recurring traffic – and is relatively insulated from e-commerce disruption compared with categories such as apparel.
The more meaningful shift has been in neighborhood centers’ supporting tenant mix. Historically, soft goods, apparel, and bank branches occupied much of the inline space. Today, landlords are increasingly replacing those uses with categories – like fitness – that generate more frequent and durable visitation. Large-format gyms such as Planet Fitness and LA Fitness are increasingly serving as secondary anchors, while spa, wellness, and boutique-fitness concepts fit well into the 2,000–4,000-square-foot inline bays vacated by apparel stores and bank branches.
Restaurants and cafés also remain central. Although their combined share declined slightly, they still represent the second-largest visit driver, accounting for about a third of neighborhood-center visits, with coffee continuing to gain ground. Off-price and value retail, meanwhile, has strengthened its position as a dependable, high-traffic draw.
Strategic Takeaways
- Keep the grocery anchor; surround it with high-frequency, e-commerce-resistant uses that add weekday reasons to visit.
- Right-size vacated apparel and bank bays (2,000–4,000 SF) for spa, boutique fitness, and fast casual.
5. Tailoring the Mix to the Trade Area
The ideal tenant-mix framework is a starting point, but the right execution depends on the characteristics of the local trade area. And one of the clearest differentiators is household income: Brands within the same category often draw from meaningfully different income profiles, making the question not simply whether to add fitness, grocery, dining, or off-price, but which banner best fits the households a center serves.
The data shows a substantial spread. Life Time’s $115.9K trade-area median household income is roughly 51% higher than Planet Fitness’s $76.9K. In off-price, Nordstrom Rack’s $93.9K is about 22% higher than Ross’s $77.1K. And in grocery, Trader Joe’s $92.4K is roughly 20% higher than Kroger’s $77.2K. The category may be right for a center while the wrong banner can still overshoot – or undershoot – the local customer base.
For landlords, that makes trade-area income a useful guide to how premium the mix can go. In higher-income trade areas, the wellness, grocery, F&B, and off-price allocation can skew premium, with concepts such as Life Time, Trader Joe's, chef-driven and experiential dining (for example, True Food Kitchen), and premium off-price (Nordstrom Rack, Saks OFF 5TH). In middle-income and value trade areas, the same categories are better served by large-format value fitness (Planet Fitness, Crunch), mainstream grocery (Kroger), fast-casual and QSR dining, and value off-price (Ross, Burlington). The category framework holds across markets; the specific tenant should be chosen to fit the income profile of the trade area.
Strategic Takeaways
- Trade-area income segments sharply within categories: Premium banners sit in markedly higher-income areas than their value peers.
- Use the ideal-mix framework as a baseline, then tune the specific tenants to the trade area's median income.
6. Strategic Recommendations for Landlords
The neighborhood and lifestyle center model has been fundamentally reinvented. The winning centers of 2026 are built around a service-first ecosystem of health and wellness, food and beverage, grocery, fitness, and off-price retail. Centers that have not begun repositioning face structural risk, and the window for action is the next 36 months.
Immediate Actions (0–12 Months)
- Audit the tenant mix against current visit-mix benchmarks and identify where the center has opportunities to strengthen frequency, dwell time, and cross-shopping.
- Map upcoming lease events and vacancies to the strongest-fit categories and banners. Evaluate fitness, wellness, F&B, grocery, off-price, apparel, and other retail based on the center’s format, trade area, and existing mix.
- Build a fitness and wellness pipeline. Target large-format gyms for suitable anchor or junior-anchor opportunities and boutique fitness, med-spa, and wellness concepts for smaller inline spaces.
- Match F&B opportunities to the center type. Prioritize coffee and limited-service concepts for neighborhood centers and destination dining and upscale fast casual where lifestyle-center positioning supports them.
- Evaluate off-price separately from traditional apparel. Consider value-oriented banners for neighborhood centers and more affluent-oriented off-price concepts for lifestyle centers.
Medium-Term Strategy (1–3 Years)
- Build a wellness ecosystem. Cluster fitness, boutique fitness, and spa and wellness services so they function collectively as a destination rather than as isolated tenants.
- Develop an F&B cluster appropriate to the center. Build restaurant rows or dining districts at lifestyle centers, while strengthening everyday food and beverage at neighborhood centers.
- Layer placemaking onto the strongest clusters. Add outdoor seating, public-realm improvements, gathering spaces, and programming to amplify dwell time and repeat visitation.
- Use grocery as the platform for a broader neighborhood-center ecosystem. Curate adjacent uses that turn recurring grocery trips into longer, multi-purpose visits.
- Establish off-price as a deliberate component of the merchandise mix. Use the right banner for the center’s customer profile and positioning rather than treating all off-price concepts interchangeably.
- Curate categories around complementary trip missions. Over time, create a mix in which grocery drives routine trips, fitness and wellness add frequency and dwell, F&B expands dayparts, and apparel, off-price, and other retail create additional reasons to browse and shop.
For the broker's view on how these traffic patterns translate into leasing decisions, read Cushman & Wakefield's companion piece: The Retail Remix: The New Playbook for Tenant Curation.
Introduction
2024 has been another challenging year for retailers. Still-high prices and an uncertain economic climate led many shoppers to trade down and cut back on unnecessary indulgences. Value took center stage, as cautious consumers sought to stretch their dollars as far as possible.
But price wasn’t the only factor driving consumer behavior in 2024. This past year saw the rise of a variety of retail and dining trends, some seemingly at odds with one another. Shoppers curbed discretionary spending, but made room in their budgets for “essential non-essentials” like gym memberships and other wellness offerings. Consumers placed a high premium on speed and convenience, while at the same time demonstrating a willingness to go out of their way for quality or value finds. And even amidst concern about the economy, shoppers were ready to pony up for specialty items, legacy brands, and fun experiences – as long as they didn’t break the bank.
How did these currents – likely to continue shaping the retail landscape into 2025 – impact leading brands and categories? We dove into the data to find out.
Conventional Value Reaching Its Ceiling
Bifurcation has emerged as a foundational principle in retail over the past few years: Consumers are increasingly gravitating toward either luxury or value offerings and away from the ‘middle.’ Add extended economic uncertainty along with rapid expansions and product diversification from top value-oriented retailers, and you have an explosion of visits in the value lane.
But we are seeing a ceiling to that growth – especially in the discount & dollar store space. Throughout 2023 and the first part of 2024, visits to discount & dollar stores increased steadily. But no category can sustain uninterrupted visit growth forever. Since April 2024, year–over-year (YoY) foot traffic to the segment has begun to slow, with September 2024 showing just a modest 0.8% YoY visit increase.
Discount & dollar stores, which attract lower-income shoppers compared to both grocery stores and superstores, have also begun lagging behind these segments in visit-per-location growth. In Q3, the average number of visits to each discount and dollar store location remained essentially flat compared to 2023 (+0.2%), while visits per location to superstores and grocery stores grew by 2.8% and 1.0%, respectively. As 2024 draws to a close, it is the latter segments, which appeal to shoppers with incomes closer to the nationwide median of $76.1K, which are seeing better YoY performance.
The deceleration doesn’t mean that discount retailers are facing existential risk – discount & dollar stores are still extremely strong and well-positioned with focused offerings that resonate with consumers. The visitation data does suggest, however, that future growth may need to focus on initiatives other large-scale fleet expansions. Some of these efforts will involve moving upmarket (see pOpShelf), some will focus on fleet optimization, and others may include new offerings and channels.
Return of the middle anyone?
Innovative and Disruptive Value Shake Up Retail and Dining
Still, in an environment where consumers have been facing the compounded effects of rising prices, value remains paramount for many shoppers. And brands that have found ways to let customers have their cake and eat it too – enjoy specialty offerings and elevated experiences without breaking the bank – have emerged as major visit winners this year.
Trader Joe’s Drives Visits With Private Label Innovation
Trader Joe’s, in particular, has stood out as one of the leading retail brands for innovative value in 2024, a trend that is expected to continue into 2025.
Trader Joe’s dedicated fan base is positively addicted to the chain’s broad range of high-quality specialty items. But by maintaining a much higher private label mix than most grocers – approximately 80%, compared to an industry average of 25% to 30% – the retailer is also able to keep its pricing competitive. Trader Joe’s cultivates consumer excitement by constantly innovating its product line – there are even websites dedicated to showcasing the chain’s new offerings each season. In turn, Trader Joe’s enjoys much higher visits per square foot than the rest of the grocery category: Over the past twelve months, Trader Joe’s drew a median 56 visits per square foot – compared to 23 for H-E-B, the second-strongest performer.
Chili’s Beats QSR at its Own Game
Casual dining chain Chili’s has also been a standout on the disruptive value front this past year – offering consumers a full-service dining experience at a quick-service price point.
Chili’s launched its Big Smasher Burger on April 29th, 2024, adding the item to its popular ‘3 for Me’ offering, which includes an appetizer, entrée, and drink for just $10.99 – lower than than the average ticket at many quick-service restaurant chains. The innovative promotion, which has been further expanded since, continues to drive impressive visitation trends. With food-away-from-home inflation continuing to decelerate, this strategy of offering deep discounts is likely to continue to be a key story in 2025.
The Convenience Myth
Convenience is king, right?
Well, probably not. If convenience truly were king, visitors would orient themselves to making fewer, longer visits to retailers – to minimize the inconvenience of frequent grocery trips and spend less time on the road. But analyzing the data suggests that, while consumers may want to save time, it is not always their chief concern.
Looking at the superstore and grocery segments (among others) reveals that the proportion of visitors spending under 30 minutes at the grocery store is actually increasing – from 73.3% in Q3 2019 to 76.6% in Q3 2024. This indicates that shoppers are increasingly willing to make shorter trips to the store to pick up just a few items.
At the same time, more consumers than ever are willing to travel farther to visit specialty grocery chains in the search of specific products that make the visit worthwhile.
Cross visitation between chains is also increasing – suggesting that shoppers are willing to make multiple trips to find the products they want – at the right price point. Between Q3 2023 and Q3 2024, the share of traditional grocery store visitors who also visited a Costco at least three times during the quarter grew across chains.
Does this mean convenience doesn’t matter? Of course not. Does it indicate that value, quality and a love of specific products are becoming just as, if not more, important to shoppers? Yes.
The implications here are very significant. If consumers are willing to go out of their way for the right products at the right price points – even at the expense of convenience – then the retailers able to leverage these ‘visit drivers’ will be best positioned to grow their reach considerably. The willingness of consumers to forego convenience considerations when the incentives are right also reinforces the ever-growing importance of the in-store experience.
So while convenience may still be within the royal family, the role of king is up for grabs.
Serving Diners Quicker With Automatization
Chipotle Draws Crowds With Autocado
Convenience may not be everything, but the drive for quicker service has emerged as more important than ever in the restaurant space. Diners want their fast food… well, as fast as possible. And to meet this demand, quick-service restaurants (QSRs) and fast-casual chains have been integrating more technology into their operations. Chipotle has been a leader in this regard, unveiling the “Autocado” robot at a Huntington Beach, California location last month. The robot can peel, pit, and chop avocados in record time, a major benefit for the Tex-Mex chain.
And the Autocado seems to be paying off. The Huntington Beach location drew 10.0% more visits compared to the average Chipotle location in the Los Angeles-Long Beach-Anaheim metro area in Q3 2024. Visitors are visiting more frequently and getting their food more quickly – 43.9% of visits at this location lasted 10 minutes or less, compared to 37.5% at other stores in the CBSA.
Are diners flocking to this Chipotle location to watch the future of avocado chopping in action, or are they enticed by shorter wait times? Time will tell. But with workers able to focus on other aspects of food preparation and customer service, the innovation appears to be resonating with diners.
McDonald’s Leans into Automation in Texas
McDonald’s, too, has leaned into new technologies to streamline its service. The chain debuted its first (almost) fully automated, takeaway-only restaurant in White Settlement, TX in 2022 – where orders are placed at kiosks or on app, and then delivered to customers by robots. (The food is still prepared by humans.) Unsurprisingly, the restaurant drives faster visits than other local McDonald’s locations – in Q3 2023, 79.7% of visits to the chain lasted less than 10 minutes, compared to 68.5% for other McDonald’s in the Dallas-Fort Worth-Arlington, TX CBSA. But crucially, the automated location is also busier than other area McDonald’s, garnering 16.8% more visits in Q3 than the chain’s CBSA-wide average. And the location draws a higher share of late-night visits than other area McDonald’s – customers on the hunt for a late-night snack might be drawn to a restaurant that offers quick, interaction-free service.
Evolving Retail Formats - Finding the Right Fit
Changing store formats is another key trend shaping retail in 2024. Whether by reducing box sizes to cut costs, make stores more accessible, or serve smaller growth markets – or by going big with one-stop shops, retailers are reimagining store design. And the moves are resonating with consumers, driving visits while at the same improving efficiency.
Macy’s Draws Local Weekday Visitors With Small-Format Stores
Macy’s, Inc. is one retailer that is leading the small-format charge this year. In February 2024, Macy’s announced its “Bold New Chapter” – a turnaround plan including the downsizing of its traditional eponymous department store fleet and a pivot towards smaller-format Macy’s locations. Macy’s has also continued to expand its highly-curated, small-format Bloomie’s concept, which features a mix of established and trendy pop-up brands tailored to local preferences.
And the data shows that this shift towards small format may be helping Macy’s drive visits with more accessible and targeted offerings that consumers can enjoy as they go about their daily routines: In Q3 2024, Macy’s small-format stores drew a higher share of weekday visitors and of local customers (i.e. those coming from less than seven miles away) than Macy’s traditional stores.
Harbor Freight Tools and Ace Hardware Serve Smaller Growth Markets With Less Square Footage
Small-format stores are also making inroads in the home improvement category. The past few years have seen consumers across the U.S. migrating to smaller suburban and rural markets – and retailers like Harbor Freight Tools and Ace Hardware are harnessing their small-format advantage to accommodate these customers while keeping costs low.
Harbor Freight tools and Ace Hardware’s trade areas have a high degree of overlap with some of the highest growth markets in the U.S., many of which have populations under 200K. And while it can be difficult to justify opening a Home Depot or Lowe’s in these hubs – both chains average more than 100,000 square feet per store – Harbor Freight Tools and Ace Hardware’s smaller boxes, generally under 20,000 square feet, are a perfect fit.
This has allowed both chains to tap into the smaller markets which are attracting growing shares of the population. And so while Home Depot and Lowe’s have seen moderate visits declines on a YoY basis, Harbor Freight and Ace Hardware have seen consistent YoY visit boosts since Q1 2024 – outperforming the wider category since early 2023.
Hy-Vee Bucks the Trend by Going Big
Are smaller stores a better bet across the board? At the end of the day, the success of smaller-format stores depends largely on the category. For retail segments that have seen visit trends slow since the pandemic – home furnishings and consumer electronics, for example – smaller-format stores offer brands a more economical way to serve their customers. Retailers have also used smaller-format stores to better curate their merchandise assortments for their most loyal customers, helping to drive improved visit frequency.
That said, a handful of retailers, such as Hy-Vee, have recently bucked the trend of smaller-format stores. These large-format stores are often designed as destination locations – Hy-Vee’s larger-format locations usually offer a full suite of amenities beyond groceries, such as a food hall, eyewear kiosk, beauty department, and candy shop. Rather than focusing on smaller markets, these stores aim to attract visitors from surrounding areas.
Visit data for Hy-Vee’s large-format store in Gretna, Nebraska indicates that this location sees a higher percentage of weekend visits than other area locations – 37.7% compared to 33.1% for the chain’s Omaha CBSA average – as well as more visits lasting over 30 minutes (32.9% compared to 21.9% for the metro area as a whole). For these shoppers, large-format, one-stop shops offer a convenient – and perhaps more exciting – alternative to traditionally sized grocery stores. The success of the large-format stores is another sign that though convenience isn’t everything in 2024, it certainly resonates – especially when paired with added-value offerings.
A Resurgence of Legacy Brands
Many retail brands have entrenched themselves in American culture and become an extension of consumers' identities. And while some of these previously ubiquitous brands have disappeared over the years as the retail industry evolved, others have transformed to keep pace with changing consumer needs – and some have even come back from the brink of extinction. And the quest for value notwithstanding, 2024 has also seen the resurgence of many of these (decidedly non-off-price) legacy brands.
In apparel specifically, Gap and Abercrombie & Fitch – two brands that dominated the cultural zeitgeist of the 1990s and early 2000s before seeing their popularity decline somewhat in the late aughts and 2010s – may be staging a comeback. Bed Bath & Beyond, a leader in the home goods category, is also making a play at returning to physical retail through partnerships.
Anthropologie, another legacy player in women’s fashion and home goods, is also on the rise. Anthropologie’s distinctive aesthetic resonates deeply with consumers – especially women millennials aged 30 to 45. And by capturing the hearts of its customers, the retailer stands as a beacon for retailers that can hedge against promotional activity and still drive foot traffic growth.
And visits to the chain have been rising steadily. In Q4 2023, the chain experienced a bigger holiday season foot traffic spike than pre-pandemic, drawing more overall visits than in Q4 2019. And in Q3 2024, visits were higher than in Q3 2023.
Meeting the Evolving Needs of Millennials
And speaking of the 35 to 40 set – the generation that all retailers are courting? Millennials. Does that sound familiar? Yes, because this is the same generational cohort that retailers tried to target a decade ago. As millennials have aged into the family-formation stage of life, their retail needs have evolved, and the industry is now primed to meet them.
Sam’s Club Draws Value-Conscious Singles and Starters
From the revival of nostalgic brands like the Limited Too launch at Kohl’s to warehouse clubs expanding memberships to younger consumers as they move to suburban and rural communities, there are myriad examples of retailers reaching out to this cohort. And Sam’s Club offers a prime example of this trend.
Over the past few years, millennials and Gen-Zers have emerged as major drivers of membership growth at Sam’s Club, drawn to the retailer’s value offerings and digital upgrades – like the club’s Scan & Go technology. Over the same period, Sam’s Club has grown the share of “Singles and Starters” households in its captured market from 6% above the national benchmark in Q3 2019 to 15% in Q3 2024. And with plans to involve customers in co-creating products for its private-label brand, Sam’s Club may continue to grow its market share among this value-conscious – but also discerning and optimistic – demographic.
Taco Bell Brings in Crowds With Value Nostalgia Menu
Millennials are also now old enough to wax nostalgic about their youth – and brands are paying attention. This summer, Taco Bell leaned into nostalgia with a promotion bringing back iconic menu items from the 60s, 70s, 80s, and 90s – all priced under $3. The promotion, which soft-launched at three Southern California locations in August, was so successful that the company is now offering the specials nationwide. The three locations that trialed the “Decades Menu” saw significant boosts in visits during the promotional period compared to their daily averages for August. And people came from far and wide to sample the offerings – with a higher proportion of visitors traveling over seven miles to reach the stores while the items were available.
What Lies Ahead?
Hot on the heels of a tumultuous 2023, 2024’s retail environment has certainly kept retailers on their toes. While embracing innovative value has helped some chains thrive, other previously ascendant value segments, including discount & dollar stores, may have reached their growth ceilings. Consumers clearly care about convenience – but are willing to make multiple grocery stops to find what they need. At the same time, legacy brands are plotting their comeback, while others are harnessing the power of nostalgia to drive millennials – and other consumers – through their doors.
