Shaping Loudoun’s Retail Future: New Study Sets the Course

The Loudoun County Department of Economic Development has completed the 2025 Retail Corridor Study, offering a data-driven look at current and future trends shaping retail development in three of the County’s most active commercial areas: Route 50/Arcola, Route 7, and the planned and in progress mixed used development areas adjacent to the Washington D.C. Silver Line Metro stops. This study provides strategic guidance to balance growth, elevate consumer experiences, and support a thriving business environment across Eastern Loudoun.

The study was conducted in partnership with Streetsense, a nationally recognized placemaking and strategy firm headquartered in the D.C. region. Known for its innovative work with municipalities, developers, and Fortune 500 brands, Streetsense brought deep market knowledge and community-centered analysis to this effort. Their findings build on two previous reviews of Loudoun’s retail landscape including the 2016 Retail, Entertainment & Culture Cluster Study and an update provided in 2019. This current study considers the immense changes retail has faced in a post-Covid environment and looks to align economic development practices and development opportunities with the County’s comprehensive plan and smart growth priorities.

Streetsense found that while all three corridors boast strong spending power and a robust development pipeline, they also face challenges with existing retail oversupply and increasing competition from neighboring jurisdictions. Retail spaces not only provide access to goods and services for residents but are often a driving force in placemaking, shaping the perception of mixed-use environments for both residents and visitors alike. Economically, retail is tied to the overall real estate landscape, relying on a healthy amount of residential traffic within a given area and the influence of office and other building types that drive additional shoppers commuting into and out of the County each day. Loudoun has an opportunity, with careful planning and policies that acknowledge market realties to encourage vibrant retail centers and avoid vacancy in older centers.

And Loudoun is ready.

Loudoun Economic Development works with the landowners and development partners in all the targeted retail corridors to understand what is driving demand and what challenges they face. This proactive approach to the market coupled with targeted programs such as Launch Loudoun and strategic partnerships with chambers of commerce and other business groups that support tenant attraction, small business growth, placemaking enhancements, and retail redevelopment increase Loudoun’s opportunities for success. The department also continuously strives to streamline development processes and better align private investment with the County’s long-term vision—ensuring that retail continues to serve as both an economic driver and a community asset.

“Retail is a core part of Loudoun’s quality of life and economic engine,” said Buddy Rizer, Executive Director of Loudoun Economic Development. “This study gives us a clear-eyed look at where we are today, where the market is headed, and how we can guide development that meets the needs of our residents, businesses, and visitors. It’s a roadmap to smarter growth and a more resilient retail future.”

For more details and insights, download the full report here.