I might just be getting a little nostalgic. It happens more often these days. But as I drove past one of those classic small-town diners with the neon “Open 24 Hours” sign flickering in the window, I couldn’t help but wonder—when did the world become so much about convenience and speed? It’s not a complaint. It’s just… an observation. I mean, I didn’t pull in for a slice of pie. I kept driving, knowing I could mobile order something faster and be on my way. Progress changes our expectations. Some things, though, like choosing the perfect car wash site, haven’t become simpler with time.
They’ve become smarter.
Let’s talk about location. If you’re in the car wash business—or thinking about joining the wave of new owners staking claims—you know it’s the million-dollar question. The right spot can make or break you. But what makes a location “right”? It’s not just about traffic counts or being near a popular coffee shop. It’s about understanding layers of the market that work together to build success.
Step One: Study the Local Landscape
Before you even think about the square footage, look at the bigger picture. The market. The people. The driving habits. Every community is different. A bustling urban neighborhood with dense housing and commuters will require a different approach than a sprawling suburban area with families and soccer moms.
Traffic flow? Crucial. But not just any traffic. You need the kind of drivers who have the time—and the inclination—to pull over and take care of their car. A major highway with speeding cars may sound impressive, but if they’re zooming by at 70 mph with no exits in sight, it’s just numbers on a page. Look for 25,000 vehicles per day or more, preferably on streets where stoplights or natural congestion slow things down.
Step Two: Know Your Audience
What does the neighborhood say about its people? A population over 30,000 within a three-mile radius is a good starting point, but demographics tell the real story. You’re looking for working professionals, aged 25-55, with disposable income. Families are a plus—kids create messy cars, and busy parents appreciate time-saving conveniences. A mixed-income area can work well, too, as long as enough households meet that magic $50,000+ income mark to support premium services.
And don’t underestimate the value of local apartments. They rarely allow driveway washing, so tenants are prime customers for your monthly wash memberships.
Step Three: Access is Everything
The perfect property isn’t just visible—it’s easy to get to. Ideally, it’s on the right-hand side of the road, just after a traffic light or stop sign, where drivers have time to see your sign and make the turn. Even the best marketing won’t drive enough volume if your spot isn’t convenient. And don’t overlook the importance of zoning. Make sure the area is car-wash-friendly, and confirm that local regulations allow for prominent signage.
Step Four: Think Beyond Today
You’re not just building for the market now—you’re building for the market five years from now. Look for areas with projected growth in both population and income. Visit the city planner’s office, research new developments, and try to identify places on the cusp of expansion. If you buy in too late, you may pay premium prices for the land, cutting into your ROI. Too early, and you might struggle to survive until the area reaches its potential. Timing is everything.
Step Five: Utilities and Costs
Make no assumptions when it comes to infrastructure. Is there access to water and sewer? Can the site handle the electrical load you’ll need? Impact fees can be a hidden cost, and the lack of utilities can derail your plans entirely. Run the numbers, and know exactly what you’re signing up for before you commit.
Choosing the right site for your car wash isn’t about following a rigid formula. It’s about reading the literal and figurative signs and understanding what makes a location tick. Some of the best operators I know thrive not because they’re marketing geniuses, but because they put their businesses in the right place. Others, despite their expertise, struggle because they overestimate what a less-than-ideal location can deliver.
Years ago, a mentor told me, “You don’t find great car wash locations—you create them by understanding the market better than anyone else.” He wasn’t wrong. The industry is booming, and opportunities abound. But the most successful operators aren’t just washing cars—they’re building empires, one smart site at a time.
Remember Thomas Edison’s wisdom: “Hell, there are no rules here – we’re trying to accomplish something.” In the car wash industry, opportunity is everywhere for those willing to think strategically.
The runway is long. The potential is massive. Choose wisely.
Good luck and good washing,
