When I started MX Properties over 30 years ago, we focused on building solid, well-located retail sites for tenants that served everyday needs. That approach hasn’t changed—but the world around us certainly has. Today, developers face a much more unpredictable landscape. Economic swings, consumer shifts, climate risks, and technology disruptions are all part of the new normal.

So the question becomes: how do you create commercial real estate that not only survives but thrives through change?

The answer is resilience. And no, that doesn’t just mean stronger concrete or higher elevation. True resilience in development means creating spaces that adapt to new uses, new users, and new realities. It means thinking ahead and building for flexibility, not just function.

In this blog, I want to share what resilience means to me as a developer and how we’re putting that into practice on the ground across Florida.

Start with the Right Land

It sounds simple, but the first step to future-proofing a site is selecting land that will hold value over time. That means more than just finding affordable acreage. We look closely at flood risk, traffic trends, surrounding uses, and long-term growth plans from local governments.

For example, a site that’s cheaper because it sits low on the water table might look good on paper. But if you’re spending hundreds of thousands on elevation and stormwater mitigation, it can become a losing proposition.

We also study infrastructure plans like road expansions, utility upgrades, and school construction. These indicators show where people are moving and where services will be needed. A site that is well positioned today and connected to future growth has a much better chance of weathering shifts in the market.

Build in Flexibility

Resilient development means leaving room for change. Ten years ago, we weren’t designing drive-thrus with space for mobile pickup lanes. Five years ago, curbside service was a luxury. Today, it is essential.

That is why we try to build sites that can flex. We give extra space in drive aisles, room for additional parking, and stub-outs for possible future tenants or uses. We create building pads that can be adapted to different formats, whether that means retail, healthcare, or even a storage component.

We also design utilities and infrastructure with expansion in mind. A good example is planning electrical capacity for future EV charging stations or designing rooftops to support solar panel installation later on.

Thinking ahead doesn’t mean guessing every future trend. It means not locking the site into one rigid use.

Consider the Whole Ecosystem

A resilient site does not stand alone. It is part of a broader community and should work in harmony with its neighbors, customers, and environment.

We prioritize walkability wherever we can. That means building wide sidewalks, connecting to local trails, or working with city planners to improve pedestrian access. This is not just about being eco-friendly, it’s about meeting the needs of the next generation of consumers who want to walk or bike to local services.

We also pay close attention to landscaping and drainage. In Florida, storms are a fact of life. Resilient developments have stormwater systems that manage heavy rainfall, protect against erosion, and support native plant life that requires less maintenance and water.

All of this contributes to long-term durability, and to a sense of place that keeps tenants and customers coming back.

Serve Essential Uses

In uncertain times, essential businesses continue to perform. That is why we focus our developments on uses that meet basic community needs.

Quick-service restaurants, medical clinics, banks, grocery stores, pharmacies, and fuel stations all fall into this category. These tenants are not just recession-resistant, they are also relevant through social and behavioral shifts.

Think about how differently people shop today than they did five years ago. Even with the rise of e-commerce, we still need physical locations for food, healthcare, and everyday essentials. A site that serves core human needs will always be relevant, no matter what else changes.

Build Relationships That Last

Finally, resilience isn’t just about the site. It is about the people behind it.

At MX Properties, we work closely with tenants, franchisees, brokers, and local governments to build strong relationships from day one. These relationships help us adapt when things shift. When a tenant wants to expand or reconfigure their space, we’re there to support it. When a city updates its zoning code, we’re already in the loop.

A resilient site is one where the developer and the tenant are partners, not just signers of a lease. That shared vision is what gets you through the tough times and helps unlock new opportunities.

Resilience Is a Mindset

If I’ve learned anything in my decades of development, it is that the market will always change. Consumer habits will shift. Technology will evolve. Weather will get more unpredictable. But good development does not crumble under pressure, it adapts.

Resilience is not a one-time feature. It is a mindset. It is about designing with the long game in mind. It is about expecting change and preparing for it, not fearing it.

When we build resilient sites, we build more than property. We build confidence. We build trust. And we build something that adds value long after the ink on the lease has dried.

That is the kind of real estate I believe in. And that is the kind of real estate we will keep building.

The post The Resilient Site: How to Future-Proof Commercial Real Estate in a Changing World appeared first on Lawrence Todd Maxwell.

Over the past 30 years at MX Properties, I’ve worked with dozens of franchisees across QSR and convenience brands—national names, regional players, and single-unit operators trying to build their first store. What I’ve learned is this: franchisees need a lot more than a piece of dirt and a lease to be successful. And more often than not, they won’t come right out and ask for it.

Sometimes it’s because they’re focused on getting open. Sometimes it’s because they don’t want to push back on their landlord. And sometimes it’s because they don’t even know what they need—until it’s too late. As developers, we have a responsibility to anticipate those needs, ask better questions, and build smarter from the start.

This post is my take on what franchisees are really looking for—but don’t always say. If you’re in development, real estate, or franchising, these are the things that separate a “good” site from a great one.

Drive-Thru Done Right

Let’s start with the big one: drive-thrus.

Since COVID-19, drive-thru sales have skyrocketed. For many QSR operators, they now represent 70% or more of their total revenue. But here’s the thing—most sites were never designed for the kind of drive-thru volume we see today. That’s where developers can either make or break the franchisee’s experience.

It’s not just about having a drive-thru lane. It’s about:

• Stacking capacity: Can it handle 10+ cars without spilling into traffic?
  
• Bypass lanes: What happens if someone wants to leave before reaching the window?
  
• Employee flow: Is there space for delivery drivers, curbside pickup, and staff parking?
  

Franchisees won’t always spell this out. They might assume you know. But I’ve seen great operators struggle on great sites because the drive-thru wasn’t properly engineered. At MX Properties, we treat this as a priority from day one—because it’s not just a design issue. It’s a revenue issue.

Visibility and Access Still Rule

Franchisees know that brand recognition matters. But visibility and accessibility matter just as much—especially for new locations.

I’ve had operators tell me privately, “I love the rent, but if people can’t see the store or turn in easily, it won’t matter.” They’re right. A great pad site that’s buried behind landscaping or tucked behind a gas station can kill performance. Likewise, a right-in/right-out driveway with no nearby U-turn opportunity can frustrate customers and reduce repeat business.

If you want to support franchise success, fight for visibility and access in your site planning. Work with DOTs and local municipalities on signage, lighting, and turn lanes. Help franchisees understand what’s possible—and what’s not—before it’s too late.

Flexible Lease Terms (Within Reason)

Franchisees often operate on razor-thin margins, especially in their first few years. One thing they may not say outright—but definitely appreciate—is a lease that allows for some level of flexibility.

That doesn’t mean giving away the farm. But offering:

• Graduated rent in the first 12-24 months
  
• Co-tenancy protections if anchors go dark
  
• Options to expand or contract within a multi-unit agreement
  

…can make a world of difference.

It shows that you’re not just a landlord—you’re a partner in their success. When franchisees feel supported early on, they’re more likely to renew, expand, and speak highly of your properties within their network.

Clean and Clear Communication

Here’s something I’ve learned the hard way: franchisees don’t have time to guess what you’re thinking.

They’re juggling brand approvals, construction deadlines, staffing, and training. The last thing they need is confusion over TI allowances, site readiness, or delivery dates. Developers who communicate clearly—and regularly—build long-term trust.

We make it a point at MX Properties to provide:

• Clear timelines with milestone check-ins
  
• Real-time updates on sitework progress
  
• A single point of contact who understands both the deal and the dirt
  

And when there’s a delay or issue (which there always is), we address it directly. Franchisees respect honesty and transparency. They don’t expect perfection—they expect partnership.

Room to Grow

Franchisees may open one location now—but many are thinking ahead. The best developers are too.

Whether it’s building a second pad site in the same center, allowing cross-access between parcels, or even identifying future locations nearby, we always ask, “What does growth look like for this brand in this market?”

Helping a franchisee think beyond the first store can create loyalty that lasts. They’ll remember the developer who not only delivered the first site, but helped shape their expansion roadmap. And they’ll often choose to work with you again—even when other options are available.

Be the Partner They Didn’t Know They Needed

At the end of the day, franchisees are entrepreneurs. They’re betting on themselves. And when they partner with a developer, they’re trusting that you’ll do more than just hand them a set of keys. They’re trusting that you’ve thought ahead, sweated the details, and designed a site that helps them succeed.

They may not always say what they need. But if you listen closely—and learn from experience—you’ll pick up on the patterns. You’ll start to see what works, what doesn’t, and what separates top-performing locations from the rest.

At MX Properties, we’ve built our reputation on being the kind of developer that franchisees want to work with—again and again. Not because we’re perfect, but because we care about the outcome.

Behind every pad site is a business, a family, and a dream. And if we do our job right, we get to be a small—but essential—part of that journey. That’s what makes it worth doing. Every single time.

The post Behind the Pad Site: What Franchisees Really Need from Developers (But Don’t Always Say) appeared first on Lawrence Todd Maxwell.

When I founded MX Properties more than 30 years ago, I didn’t set out to build a legacy. I was focused on building properties—retail centers that made sense, served their communities, and offered good returns. But over time, what started as a business plan evolved into something deeper: a long-term mission rooted in quality, relationships, and trust.

Now, three decades in, I’ve come to see that real value isn’t just measured in square footage or lease revenue—it’s measured in impact. It’s the feeling you get when you see a center still thriving 15 years after it opened. It’s the trust you earn from partners who return project after project. It’s the pride in knowing you’ve left something behind that works, that lasts, and that matters.

Here are the most important lessons I’ve learned in this journey—lessons I wish someone had handed me when I was just getting started.

Patience is the Developer’s Superpower

Commercial development isn’t fast. From land acquisition to entitlements to permitting to construction and leasing, even the simplest projects can take years to bring to life. Early in my career, I was always looking for speed. I wanted to break ground quickly, fill vacancies fast, and move on to the next opportunity.

But with experience came a deeper appreciation for timing—not just time. I learned that forcing a deal before the market is ready, or rushing through due diligence, usually creates more problems than it solves. The best projects often come to life only after careful planning, long conversations with stakeholders, and yes—waiting for the right window to open.

Patience doesn’t mean standing still. It means moving deliberately, keeping your eyes open, and respecting the rhythm of the process. That kind of discipline takes practice, but it pays off again and again.

Adaptability Wins in the Long Run

No two market cycles are alike, and if there’s one thing you can count on in real estate, it’s change. We’ve lived through booms and busts, shifting consumer habits, regulatory changes, and unexpected disruptions like the COVID-19 pandemic. If you want to build something that endures, you can’t cling to the old playbook—you have to stay flexible.

Over the years, MX Properties has evolved from strictly retail to include medical tenants, QSRs, convenience stores, hospitality, and even self-storage. We didn’t make those shifts because we were chasing trends—we did it because we listened to the market, studied the data, and adjusted accordingly.

That adaptability also shows up in how we design. Gone are the days of cookie-cutter strip malls. Today, we’re building centers that reflect local needs, include wellness amenities, and offer flexible spaces that evolve with our tenants. The ability to pivot—without losing focus—is what keeps you relevant over the long term.

Relationships Build the Real Foundation

Real estate is often seen as a “hard asset” business—concrete, steel, and leases. But the truth is, the most valuable assets are relationships.

Many of the tenants we work with today have been with us for years. The same goes for our contractors, brokers, and lenders. Those relationships weren’t built overnight—they were built by being honest, showing up, delivering results, and owning our mistakes when they happened.

I’ve always believed that you can’t build a long-term business if you’re only focused on the short-term deal. That means saying “no” when something doesn’t fit, even if the economics look tempting. It means helping a tenant through tough times, knowing that loyalty runs both ways. And it means staying in touch long after the ribbon cutting.

In a world that’s increasingly transactional, real estate remains a relationship-driven business. And I wouldn’t want it any other way.

Community is the True End User

When we develop a site, our client may be a brand, a franchisee, or an investor—but the end user is the community. That’s something I try to remind myself and my team at every stage of a project. Because at the end of the day, it’s the people who live, shop, and work in that neighborhood who determine whether a project succeeds.

We don’t just build for leases—we build for life. That’s why we prioritize walkability, thoughtful landscaping, and design that fits the local environment. It’s why we engage with municipalities early and aim to be good stewards of the neighborhoods we work in.

When you focus on community impact, you not only build better projects—you build a better brand. And over time, that goodwill becomes one of your greatest assets.

Legacy Is a Long Game

Looking back, I don’t measure my career in number of projects or total square footage (though there’s plenty of both). I measure it in stability, integrity, and the reputation MX Properties has earned over the years.

Our projects are still standing. Our tenants are still growing. And our partners still call when they want something done right. That, to me, is what legacy looks like.

Of course, we’re not done. I still love this work—still get excited about a promising site or a new tenant concept. But I also know that every decision we make today shapes the future we’ll look back on tomorrow.

So, to the next generation of developers, here’s my advice: Build slow. Build smart. Build to last. Because the true value of what you build isn’t measured just in rent rolls—it’s measured in what you leave behind.

And if you get it right, your legacy won’t just be written in contracts or spreadsheets—it’ll be built in square feet that stand the test of time.

The post Legacy Built in Square Feet: What 30 Years of MX Properties Taught Me About Enduring Value appeared first on Lawrence Todd Maxwell.

If there’s one thing I’ve learned in my 30-plus years in commercial real estate, it’s this: franchise growth and smart development go hand in hand. As the President of MX Properties, I’ve worked with dozens of national and regional brands—especially in the quick-service restaurant (QSR) and convenience store (C-store) space—and I’ve seen firsthand how a well-executed partnership between developer and franchise operator can lead to long-term success for both parties.

Franchises bring recognizable brands, proven business models, and national marketing power. Developers bring market knowledge, permitting experience, and a deep understanding of site dynamics. When those two pieces come together correctly, it results in efficient site rollouts, strong leasing performance, and properties that serve their communities for years.

But it’s not just about dropping a logo on a parcel of land and calling it a day. Successful franchise expansion requires strategy, trust, and alignment from the very beginning. Here’s how we approach it at MX Properties—and what I believe other developers should keep in mind.

Understand the Franchise Playbook

Every franchise brand—especially in the QSR and C-store world—has a playbook. That playbook includes their ideal site size, access requirements, traffic thresholds, visibility preferences, and sometimes even their proximity to competitors or co-tenants. Before you can build a relationship with a franchise, you need to understand exactly what they’re looking for.

We always start by studying a brand’s site criteria sheet and getting familiar with their footprint. Are they focused on freestanding pad sites or in-line endcaps? Do they need a drive-thru? How much stacking space do they require? What are their signage and delivery access needs?

When you know this going in, you can avoid costly revisions down the road and position your development to be plug-and-play for future sites.

Build Relationships with Franchisees and Corporate Teams

Franchise growth doesn’t happen in a vacuum. It’s driven by two groups: the corporate real estate teams and the local franchisees or multi-unit operators. As a developer, you need to have strong relationships with both.

Corporate teams set the growth strategy, approve sites, and handle brand compliance. Franchisees know the ground-level details—the local consumer base, real-world site challenges, and daily operations. Developers who can bridge those two worlds become invaluable partners.

We make it a point to attend franchise expos, regional brand meetings, and networking events so we’re building relationships before the RFP ever goes out. When a brand sees that you understand their model and are proactive in identifying opportunities, you become a trusted extension of their team.

Choose Markets That Support Scalable Growth

Site selection isn’t just about finding one good location—it’s about creating a repeatable growth model. Franchises want to scale, and they prefer working with developers who understand how to find multiple viable sites within a region.

That’s why we focus on Florida’s growth corridors—places like St. Johns County, the I-4 corridor, and parts of Southwest Florida where residential development, infrastructure investment, and demographic trends all point to sustained demand.

Before we even propose a site, we look at:

• Traffic counts and directional flow
  
• Drive-time populations and income data
  
• Zoning compatibility and permitting timelines
  
• Future housing and commercial developments
  

When you can bring a brand not just one site, but a market strategy, you become much more valuable—and you increase your chances of securing multiple deals.

Think Long-Term, Not Just Lease-Up

A common mistake I see among newer developers is focusing only on lease-up. Yes, getting a national brand on paper brings credibility and helps with financing. But the real value is in building a site that performs well over the long haul.

That means thinking through:

• Parking and circulation for changing consumer habits (think mobile pickup and third-party delivery)
  
• Visibility from key roads and signage placement
  
• Access for both peak traffic and back-of-house deliveries
  
• Shared amenities if it’s part of a larger center (e.g., restrooms, grease traps, dumpsters)
  

When a franchisee has a great experience operating in your property, they’re more likely to do the next deal with you—and the one after that. We’ve had franchise partners grow from one to ten units across our sites simply because we made their first one work.

Stay Ahead of the Trends

The QSR and convenience spaces are changing fast. Brands are experimenting with smaller footprints, digital-only pickup windows, and even kitchen-only models. Developers who stay on top of these trends—and who build flexibility into their designs—will have a competitive edge.

For example, we’ve adjusted several of our layouts in the past two years to accommodate dual-lane drive-thrus, EV charging infrastructure, and outdoor order pickup lockers. These aren’t speculative features—they’re what growing brands are asking for now.

We also keep an eye on emerging regional players who are starting to scale. Getting in early with a brand that’s expanding fast can position you as a preferred developer before the competition even notices.

Grow Together

At the end of the day, franchise growth is about more than just filling space. It’s about creating partnerships where everyone wins—the brand, the operator, the landlord, and the customer.

As developers, we have the power to shape how and where these brands grow. And when we approach that role with thoughtfulness, expertise, and a long-term mindset, the results speak for themselves.

At MX Properties, we’re proud to have helped dozens of franchise operators expand their footprint across Florida—and we’re always looking for ways to do it better. Because in this business, success isn’t just about what you build. It’s about who you build it with—and where you take them next.

The post The Developer’s Guide to Franchise Growth: Partnering with National Brands for Site Expansion appeared first on Lawrence Todd Maxwell.

As someone who’s spent the last 30 years developing commercial properties—and who also happens to be passionate about fitness—I’ve had a front-row seat to one of the most exciting shifts in our industry: the rise of health-conscious real estate.

We’ve come a long way from the days when a strip mall with a fast-food joint and a tanning salon was the norm. Today’s consumer is more health-aware, more intentional, and more demanding when it comes to how and where they spend their time. And that shift is reshaping how we design, lease, and develop retail projects across the country—especially here in Florida.

At MX Properties, we’re not just observing the trend. We’re actively leaning into it. We believe that integrating fitness-oriented amenities into our developments doesn’t just benefit the tenants—it creates stronger, more vibrant communities and better long-term value for everyone involved.

Fitness is the New Anchor

Traditionally, grocery stores or big-box retailers served as the anchor tenants in retail developments. But in recent years, fitness has taken that role in many centers. Whether it’s a full-scale gym, boutique fitness studio, or wellness spa, these tenants are driving consistent foot traffic—and attracting the kind of demographic that spends money across adjacent businesses.

Think about it: someone might go to a yoga class, grab a smoothie from the juice bar next door, stop at the pharmacy for supplements, then swing by a quick-service restaurant for a healthy lunch. That entire routine can happen within a single center—and we see it every day in our newer developments.

Fitness tenants bring daily, predictable traffic, and they often operate outside of traditional business hours. That gives surrounding retailers more exposure during mornings, evenings, and weekends—times that used to be slow for standard retail. For us, it’s a win-win.

Designing for Wellness

Beyond just leasing to fitness tenants, we’re also thinking more broadly about how our design choices support a health-conscious lifestyle. That starts with the basics: wide sidewalks, well-marked pedestrian pathways, and outdoor seating areas that encourage people to linger.

But we’re also taking it a step further by incorporating active design principles—a growing trend in real estate development that prioritizes physical activity and wellness. That can mean everything from building staircases that are visible and inviting, to creating walking loops around a site, to placing bike racks in accessible locations (and yes, people really do use them).

In several of our Florida projects, we’ve begun including outdoor fitness zones, shaded walkways, and landscaped green space—not just for aesthetics, but to promote movement and relaxation. The goal is to create an environment that encourages healthy living without having to think too hard about it.

Meeting the Wellness Consumer

The rise of the “wellness consumer” isn’t just a marketing fad—it’s a real behavioral shift. People want to feel better, live longer, and be more active. That shows up in how they shop, where they eat, and what kind of businesses they support.

This shift is especially noticeable in suburban and tertiary markets where families and retirees are prioritizing lifestyle more than ever. We’ve seen this firsthand in developments near retirement communities, where tenants like physical therapy clinics, low-impact fitness studios, and wellness centers are thriving. These consumers are loyal, engaged, and looking for convenience—and mixed-use developments that meet those needs are outperforming the market.

Even our QSR and retail tenants are catching on. Health-conscious food brands, smoothie shops, and organic grocers are more interested than ever in co-locating with fitness-focused businesses. It creates a natural synergy that enhances the overall experience for visitors and keeps them coming back.

Fitness as a Community Builder

One of the most overlooked benefits of including fitness-oriented amenities in commercial developments is their ability to build community. Fitness classes, wellness workshops, running groups—these activities bring people together in ways that traditional retail just doesn’t.

That sense of belonging and shared purpose strengthens not only the tenant base, but the development as a whole. It gives people a reason to return regularly, and it creates opportunities for cross-promotion and local engagement. When done right, a health-conscious center becomes more than just a place to shop—it becomes a hub for healthy living.

At MX Properties, we’re starting to work with tenants who host free classes, wellness fairs, and community challenges as a way to activate public spaces and build deeper connections with the neighborhoods we serve. These aren’t just “extras”—they’re smart strategies for long-term success.

A Healthier Path Forward

As we look to the future of commercial real estate, I believe the health-conscious model isn’t just here to stay—it’s going to lead the way. Whether it’s a national fitness brand anchoring a development or a series of smaller wellness-focused tenants coming together to form a lifestyle destination, the message is clear: people want spaces that support how they want to live.

As a developer, that’s both a challenge and an opportunity. It means we have to be more thoughtful in how we plan, design, and partner. But it also means we get to create spaces that genuinely improve people’s lives—and that’s a reward that goes beyond the balance sheet.

For me personally, blending my passion for fitness with my professional work has been one of the most fulfilling parts of this journey. And I can tell you this: when you build with health in mind, you’re not just developing property. You’re building momentum for something much bigger—a better, stronger, more vibrant future for our communities.

And that’s the kind of ROI that truly matters.

The post Health-Conscious Real Estate: Why Fitness-Oriented Amenities Are Reshaping Commercial Developments appeared first on Lawrence Todd Maxwell.

After more than 30 years in commercial real estate development, one truth has held steady: Florida doesn’t stop growing. No matter the economic climate, our state continues to attract new residents, businesses, and investments. As the President of MX Properties, I’ve spent decades tracking where the growth is happening—and more importantly, where it’s going next.

In 2025, Florida’s retail landscape is as dynamic as ever. But not all markets are created equal. While the usual hot spots like Miami and Orlando remain strong, some of the most promising opportunities are now emerging in less traditional areas—places with explosive population growth, improving infrastructure, and changing consumer behavior.

For developers and investors trying to position themselves for the next wave, here’s a breakdown of the submarkets I’m watching most closely this year, backed by real trends and boots-on-the-ground insights.

1. Lakeland-Winter Haven: Central Florida’s Sleeper Giant

This area, located halfway between Tampa and Orlando along the I-4 corridor, has seen a massive influx of residents over the past few years. According to recent census updates, Lakeland-Winter Haven was one of the top five fastest-growing metro areas in the country in 2023, and that trend has continued into 2025.

What’s driving it? A combination of affordable housing, logistics development (thanks to its strategic location), and major road improvements. For retail, this means new neighborhood centers, service-based tenants, and QSR opportunities in newly built communities.

We’re currently exploring a QSR-focused site here, and tenant demand is strong. The key is securing access points early and ensuring your site plan supports future traffic loads—which are only going up.

2. North Port–Sarasota–Bradenton: Where Affluence Meets Expansion

While Sarasota has long been a magnet for retirees and tourists, North Port has become the rising star of this region. With the population now topping 80,000 and median household incomes steadily climbing, the area is attracting national tenants at a fast pace.

Sarasota County’s investment in infrastructure and permitting efficiency has helped speed up retail construction timelines. We’ve seen strong interest from grocers, banks, and specialty healthcare providers looking to serve a more affluent, year-round population.

For developers, this submarket offers a unique balance—higher margins than inland markets, but fewer entitlement headaches than major metro cores.

3. Ocala and Marion County: The Logistics and Equestrian Surge

Ocala might not make headlines like Miami or Tampa, but it’s punching well above its weight. With major distribution centers from Amazon, FedEx, and Chewy built or underway, the city is now a critical logistics hub in the state. That workforce growth, coupled with an affordable cost of living and expanding residential developments, has led to a surge in retail demand.

Ocala is also the horse capital of the world, and that industry brings steady tourism and discretionary spending. We’re seeing solid opportunities in mixed-use formats that include hospitality, convenience, and limited-service retail near the World Equestrian Center.

4. St. Johns County (Northeast Florida): The Affluent Suburban Boom

Just south of Jacksonville, St. Johns County continues to experience explosive suburban growth. Master-planned communities like Nocatee and SilverLeaf are driving thousands of new rooftops, and with them, a high demand for daily-needs retail.

The average household income here is among the highest in the state, and residents are expecting quality—both in the retail mix and in the design of the centers themselves. We’re seeing elevated interest from upscale grocery brands, boutique fitness, and healthcare retail.

This is not the place to build barebones retail. High expectations mean higher development costs—but also higher returns when executed properly.

5. Cape Coral–Fort Myers: Resilience and Regrowth

After being hit hard by Hurricane Ian in 2022, many predicted a slow recovery for this region. But in typical Florida fashion, Cape Coral and Fort Myers have come roaring back. Building permits are up, the housing market has stabilized, and population inflows remain strong—particularly among working families and remote professionals seeking affordability and sunshine.

We’re now seeing fresh interest in redevelopment of older retail sites, as well as new-build projects serving high-growth corridors like Pine Island Road. There’s also a renewed focus on hurricane-resilient building design, which has raised construction costs slightly—but also improved the long-term viability of new centers.

Key Trends Driving Submarket Success

Across all these submarkets, three common themes stand out:

1. Population Growth: Florida continues to gain over 1,000 residents a day. Markets that combine affordability with access to jobs and quality schools are winning.
   
2. Infrastructure Investment: From I-75 expansion to regional airport growth, transportation improvements are opening up new pockets of opportunity.
   
3. Hybrid Consumer Behavior: Today’s shoppers want a mix of convenience and quality. QSR, health and wellness, and service-based retail are outpacing traditional big-box formats.

Follow the Fundamentals

At MX Properties, we’re bullish on Florida—but selective. The goal isn’t just to build more—it’s to build smarter. That means choosing submarkets where fundamentals are strong, partnerships are reliable, and tenant demand is growing—not just this year, but five and ten years from now.

If you’re a developer, investor, or brand operator looking to expand in 2025, don’t just chase the obvious markets. Take a closer look at the next layer of growth. In my experience, the best returns often come from the places just about to take off—not the ones that already have.

Florida’s map is full of potential. You just have to know where to look.

The post Florida’s Fastest-Growing Submarkets for Retail Investment in 2025 appeared first on Lawrence Todd Maxwell.

When I first started in commercial real estate development over 30 years ago, the local convenience store—what we all now call the “C-store”—was a simple operation. You had your fuel pumps, a modest structure with basic snacks and drinks, and maybe a cashier who also knew how to fix a coffee machine. Back then, it was all about utility: speed, location, and low overhead.

But times have changed.

Today’s consumer isn’t just stopping in for a quick soda or tank of gas. They’re looking for a clean, welcoming environment. They want fresh food, reliable coffee, grab-and-go meals, and maybe even a charging station for their EV. C-stores have evolved into mini lifestyle hubs, and as a developer, it’s been fascinating—and challenging—to keep up.

At MX Properties, we’ve seen firsthand how this shift is transforming our approach to site planning, architecture, and tenant collaboration. The old rules don’t apply anymore, and that’s a good thing. Here’s how we’re helping shape the next generation of convenience.

Elevating Design: From Boxy to Beautiful

Let’s start with architecture. Not too long ago, C-stores were an afterthought in the design process. You’d get a pre-fab building with minimal landscaping, maybe some metal siding, and not much else. Now, tenants and municipalities are expecting more—and rightly so.

Modern C-stores are blending into the community with design elements borrowed from cafes, tech-forward retailers, and even boutique hotels. Brick facades, glass curtain walls, LED lighting, outdoor seating, and well-planned landscaping are all part of the package. The goal is to make the store look like a destination, not a stopgap.

For developers like us, that means working closely with tenants from day one. We’re reviewing brand standards, zoning codes, and local aesthetics simultaneously. In many areas of Florida, where curb appeal matters as much as convenience, your design can determine whether your project gets greenlit—or gets pushed back for redesign.

Tech is Not Optional

Technology has fully taken root in the convenience world. The pandemic accelerated digital ordering, contactless payments, and frictionless checkout—features that are now expected, not exceptional.

In newer developments, we’re integrating infrastructure for mobile ordering lanes (yes, that’s a thing now), smart shelving systems that track inventory in real time, and robust Wi-Fi that powers both customer needs and back-end analytics. EV charging stations are also moving from luxury to necessity, especially in urban and suburban corridors with higher adoption rates.

But the technology doesn’t stop with gadgets. Today’s C-stores are also embracing sophisticated HVAC systems, energy-efficient lighting, and solar-ready roofs. These aren’t just for sustainability—though that’s part of it. They also drive down operating costs, which makes it easier for tenants to invest in higher-end offerings inside the store.

It’s All About the Brand Experience

If there’s one thing I’ve learned from working with QSR tenants and convenience operators alike, it’s that today’s consumer craves consistency and trust. That’s where brand comes in.

National and regional C-store chains are reinventing themselves with unique product offerings, loyalty programs, and hospitality-driven training. Places like Wawa, Sheetz, and Buc-ee’s have built followings not just because of what they sell, but how they sell it. Customers know they can count on clean bathrooms, good food, and friendly service—and they’re willing to drive a few extra miles to get it.

That kind of loyalty doesn’t happen by accident. It takes thoughtful design, strong partnerships between landlord and tenant, and a commitment to quality. From a development perspective, we’re supporting this evolution by making sure our sites accommodate everything from drive-thru lanes to curbside pickup to large-format signage. These details matter more than ever.

Navigating the Regulatory Maze

Of course, none of this happens in a vacuum. C-store development still has to navigate a complex landscape of zoning, traffic studies, environmental assessments, and neighborhood input. And as these stores become more sophisticated, the regulatory process has become more involved.

We’ve had to work closely with city planners and local boards to demonstrate that modern C-stores aren’t nuisances—they’re assets. When you can show a design that complements surrounding retail, includes green space, and reduces neighborhood traffic by providing accessible services, you’re far more likely to get the approvals you need.

It takes patience and preparation. It also takes a good team—architects, engineers, lawyers, and tenant reps who all understand where the market is heading.

Looking Ahead

The convenience store industry is at a crossroads. On one hand, it’s still rooted in the same core promise: quick, reliable access to essentials. But the definition of “essential” has changed. It now includes fresh food, digital access, and comfort. And that means our job as developers has changed too.

I’m excited about where this sector is going. It challenges us to think creatively, collaborate more closely, and never stop adapting. And as someone who’s always loved building things—whether it’s a shopping center or a scale model—there’s something deeply satisfying about shaping spaces that people actually want to visit.

At MX Properties, we’re not just building convenience stores. We’re helping redefine what “convenience” means for the modern consumer. And I think the best is still ahead.

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