The retail leasing landscape is undergoing a significant transformation, driven by evolving consumer behavior and a shift in how retailers utilize space. According to recent CoStar Analytics data, the trend toward smaller, more efficient retail spaces is accelerating, signaling a notable change for property owners and investors.
Smaller Leases, Bigger Implications
Over the past year, nearly 53,000 retail leases—spanning more than 206 million square feet—were executed, but the average retail lease size has dropped below 3,500 square feet for the first time on record. This decline reflects a clear pullback from the large “big box” spaces historically favored by department stores and major general merchandise retailers.
Retail spaces under 5,000 square feet now make up roughly 80% of all lease transactions, accounting for just over half of total leased square footage. Breaking it down further:
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Leases under 2,500 square feet represent 44% of all retail transactions and 29% of total leased space.
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Leases between 2,500–5,000 square feet contribute 36% of transactions and 22% of total square footage.
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In contrast, spaces exceeding 20,000 square feet account for less than 5% of leases and just 11% of leased square footage.
For property owners and investors, this trend underscores a critical takeaway: bigger is rarely better in today’s retail market.
The Tenants Driving the Shift
Food and beverage retailers have emerged as the most active tenants in the small-space segment. Starbucks, Chipotle, Chick-fil-A, Jersey Mike’s, Dunkin’, and McDonald’s are leading the charge, focusing on formats that cater to speed, convenience, and experiential dining. Many of these concepts rely on drive-thru or pick-up-oriented designs, highlighting the continued importance of accessibility and visibility.
Service-oriented tenants are also shaping the small-box market. Financial institutions like H&R Block and Chase, along with telecom providers such as Verizon Communications, illustrate the ongoing need for a physical presence among essential and daily service providers.
What This Means for Retail Property Owners
The bifurcated recovery across retail box sizes reinforces the importance of agility. While consumer spending is strong, demand varies widely depending on space and tenant type. Smaller, adaptable spaces are increasingly preferred, while larger, inflexible retail formats are becoming less appealing.
For landlords, investors, and brokers, the key takeaway is clear: properties that accommodate smaller, flexible formats with high visibility and accessibility are more likely to attract active tenants and achieve consistent occupancy.