Why QSR Still Reigns Supreme

In the fast-moving world of commercial real estate, few tenant types have stood the test of time like quick-service restaurants (QSRs). Whether it’s a burger chain, coffee brand, or chicken franchise, QSRs have consistently delivered strong returns for operators and developers alike. As President of MX Properties, I’ve worked on dozens of QSR projects across Florida over the past three decades, and I can say this with confidence: when it comes to site selection, location is still everything.

But what makes a location “great” for QSR in 2025 is very different from what it was ten—or even five—years ago. Changing traffic patterns, demographic shifts, and consumer preferences are reshaping the playbook. To maximize ROI, we have to dig deeper than just traffic counts and visibility.

Here’s how we approach site selection for QSR projects today, and why doing it right can make all the difference.

The Metrics That Matter Most

Let’s start with the data. QSR site success hinges on a handful of key metrics:

• Daily Traffic Volume: This is still foundational. A strong QSR site should typically see 25,000+ cars per day on the adjacent roadway. But it’s not just about total volume—directional flow and peak-hour distribution are critical. A site on the wrong side of the road during morning coffee runs can spell trouble.
  
• Drive-Time Demographics: Most QSR customers live or work within a five- to seven-minute drive. That means we evaluate median household income, population density, and age profiles within a defined radius. For example, we often look for locations where at least 25,000 people live within a 3-mile ring.
  
• Co-Tenant Synergy: QSR brands don’t exist in a vacuum. Proximity to grocery stores, gas stations, schools, and big-box retailers can drive repeat business. A coffee shop next to a daycare? Gold. A sub shop near a high school? Even better.
  
• Ingress and Egress: If customers can’t get in and out easily—especially during peak traffic hours—they’ll go somewhere else. We evaluate turn lanes, signalized intersections, and stacking space for drive-thrus with just as much detail as we do tenant credit ratings.
  

Florida’s Growth Corridors: Opportunity Zones in Action

One of the things that makes Florida such a dynamic market is our constant population growth. People are moving here in droves—from retirees to remote workers to young families. That growth isn’t just happening in the big cities. In fact, many of the most promising QSR opportunities we’re seeing right now are in emerging suburban corridors and secondary markets.

Let me highlight a few:

• Southwest Florida (Cape Coral, Lehigh Acres): Post-hurricane redevelopment and affordable housing have driven a surge in new residents. QSR brands that can serve value-conscious families and commuters are thriving here.
  
• Central Florida (Clermont, Winter Haven, Davenport): Along the I-4 corridor, new housing developments are springing up faster than infrastructure can keep up. We’re targeting intersections near new schools and medical offices for QSR buildouts.
  
• Northeast Florida (St. Johns County, Palm Coast): This is one of the fastest-growing counties in the state. High median incomes and young families make it ideal for coffee, smoothie, and fast-casual chains.
  
• Panhandle (Navarre, Pace, Freeport): These towns have quietly become population magnets. With less national brand saturation, it’s a blue-ocean scenario for franchisees looking to claim territory.
  

Consumer Behavior Is Changing—So Should Your Site Strategy

In today’s market, QSR site selection can’t just rely on old-school formulas. We’ve had to adjust our strategy based on how consumer habits are evolving.

• The Drive-Thru Reigns Supreme: Since 2020, drive-thrus account for 70% or more of sales for many QSR brands. That means site layouts must accommodate dual lanes, bypass lanes, and high-capacity stacking.
  
• Mobile Ordering & Curbside Pickup: We’re now designing sites with designated mobile pickup zones. These don’t just improve the customer experience—they also increase throughput and reduce friction.
  
• Health-Conscious Options: Florida’s consumers, especially in suburban and coastal markets, are increasingly seeking healthier and more sustainable food options. We’re seeing growth in fast-casual QSR concepts that emphasize fresh ingredients and customizable menus.
  
• Work-from-Anywhere Lifestyles: With remote work on the rise, daytime traffic patterns have changed. Lunch traffic is more dispersed, and breakfast has rebounded. That has direct implications for signage placement and daypart marketing.
  

Lessons Learned from the Ground Up

I’ve seen great QSR concepts fail because they were placed on the wrong corner. And I’ve seen average concepts succeed because they were placed exactly where their target customers live and move. That’s the power of site selection.

One lesson we’ve learned at MX Properties is that success happens before the concrete is poured. We invest time in mapping growth patterns, talking to city planners, and tracking upcoming infrastructure projects. We also collaborate early with franchisees and corporate real estate teams to ensure our sites align with their long-term expansion plans.

It’s not just about signing a lease—it’s about creating a location where the brand will thrive for the next 10 to 15 years.

ROI Begins with the Right Coordinates

QSR development isn’t just about flipping dirt and collecting rent. It’s about understanding human behavior, local trends, and tenant needs at a granular level. That’s where ROI is created—or lost.

As Florida continues to grow, the demand for quick, quality food options will only increase. But winning in this space means more than just following the crowd. It means choosing sites that work, not just on paper, but in real life.

At MX Properties, that’s the standard we hold ourselves to. And it’s one of the reasons we’ve been trusted to deliver for some of the country’s top QSR brands year after year.

When you match the right concept with the right corner—magic happens. And that’s a formula I never get tired of chasing.