Traffic Counts (Vehicles Per Day), Visibility, and Access

For most single-tenant retail, customers arrive by car. That makes the road in front of the property, and how easily drivers can see and get into the site, a real part of its value. Buyers look at these factors because they influence how the current tenant performs and how attractive the site would be to a replacement tenant.

This page covers what traffic counts mean, how visibility and access are evaluated, and how these factors fit into value. For the full overview, see What Determines the Value of a NNN Property?

What Is a Traffic Count?

A traffic count is usually expressed as vehicles per day (VPD), often reported as average annual daily traffic (AADT). It estimates how many vehicles pass a point on a road on an average day over a year.

Traffic counts are typically collected by state departments of transportation and sometimes by counties or cities. Many state DOTs publish interactive traffic count maps online. At the federal level, the Federal Highway Administration provides background on traffic monitoring through its Travel Monitoring Analysis System (TMAS) data page.

Some things to know about traffic counts:

• Counts aren't taken everywhere every year. Some roads are counted on a rotating schedule, so the most recent figure may be a few years old.
• They can be estimates. Some figures are modeled or adjusted rather than directly measured.
• Location of the count matters. A count taken a mile away, past a major intersection, may not reflect traffic directly in front of the property.
• Cross streets count too. A corner site may benefit from traffic on both roads.

Is Higher Traffic Always Better?

More traffic generally means more potential customers, but buyers think about it with some nuance:

• Fit with the use. A quick-service restaurant with a drive-thru, a coffee shop, or a convenience store relies on drive-by traffic. A medical clinic or dialysis center may depend more on accessibility and parking than on pass-by volume.
• Speed and congestion. A high-speed highway with limited access points may produce large counts but few easy stops. A slower commercial corridor with many curb cuts may be more useful.
• Morning vs. evening side. For coffee and breakfast concepts, being on the side of the road that commuters use on their way to work can matter.
• Rural context. A rural site may have modest counts but sit on the main road into town, which can make it the natural stop for the area.

As with demographics, the right question is whether the traffic fits the tenant, not whether the number is large in the abstract. See Location: Radius Population and Household Income.

Visibility

Visibility is about whether drivers can see the store in time to decide to stop. Buyers consider:

• Building placement: set close to the road, or tucked behind other buildings.
• Signage: pylon or monument signs, building signage, and whether signs are visible from both directions.
• Obstructions: trees, other buildings, grade changes, or curves in the road.
• Outparcel position: an outparcel in front of a shopping center can benefit from the center's traffic and visibility.

Local sign ordinances can limit what's possible, so the existing signage rights on a site can be part of its value.

Access

Access is about how easily a driver can get in and out. Buyers and tenants look at:

• Curb cuts: how many driveways serve the site and from which roads.
• Turning movements: whether drivers can turn left in and left out, or only right-in/right-out.
• Medians and turn lanes: a median can block access from one direction; a dedicated turn lane can make it easier.
• Traffic signals: a signalized intersection can make entering and exiting much easier, especially on busy roads.
• Cross access: shared driveways with neighboring properties.
• Drive-thru stacking: for QSRs and coffee, how many cars can queue without blocking the lot or the road.
• Parking: enough spaces for the use, and a lot in reasonable condition. See Building Age and Condition.

Changes Over Time

Roads change. A new bypass can pull traffic away from a corridor. A new median can eliminate a left turn. A road widening can temporarily disrupt access, then improve it. A new development nearby can bring more traffic.

Buyers may ask whether any road projects are planned near the property. Many state DOTs and local governments publish planned projects online. If you know of anything planned, it's best to disclose it.

How Traffic and Access Relate to Value

Traffic, visibility, and access mostly affect value through the real estate side of the analysis:

• They support the tenant's sales, which can influence whether the tenant renews. See Rent Increases and Renewal Options.
• They influence how easily the building could be re-leased, which matters more as term gets shorter. See Lease Term Remaining.
• They're part of how buyers compare one location of a tenant to another.

Frequently Asked Questions

Where can I find the traffic count for my property? Start with your state department of transportation, which typically publishes traffic counts online, often as a searchable map. Counties and cities sometimes publish their own counts too.

My traffic count is several years old. Is that a problem? Not necessarily. Many roads are counted periodically, not annually. Buyers understand this, but they may ask whether anything has changed since the count was taken.

Does a right-in/right-out driveway hurt value? It can limit convenience for drivers coming from the other direction. How much it matters depends on the use, the road, and whether there are other ways into the site.

Do medical tenants care about traffic counts? They tend to care more about access, parking, and proximity to patients than raw drive-by traffic, though visibility still helps.

This article is general information, not tax, legal, or investment advice. Consult your own advisors before acting.