Main Street, USA — the heart of the town — where banks and churches, mercantiles, and restaurants all line the busy street. Typically located in the heart of town, Main Street is the central thoroughfare that has attracted commercial businesses since this country’s first town was established.

However, erase the nostalgic image from your mind about Main Street. With the advent of interstate highways linking the nation, the center of town has shifted. As predicted nearly 20 years ago by commercial real estate experts, Southwest Florida is beginning to see successful commercial establishments clustering around I-75.

When the interstate was completed in the late 70s, it mainly served as the road that took you north. As the population increased and the gap between Fort Myers and Naples decreased, I-75 has become a commuter road for local residents. Residents from Fort Myers, Estero, Bonita Springs, and Naples use the interstate as their main link to each area. This is not the intended use of an interstate. Instead of linking states, it links cities and towns and has become the main road that connects Fort Myers and Naples. In fact, to further improve commuter travel, the Department of Transportation plans to add a new interstate exchange at Golden Gate Parkway and I-75 in Naples in the next 3-5 years.

Commercial Real Estate Implications

In the 80s and halfway through the 90s, developers and site selectors knew one thing for certain when choosing a location for their business in Naples. They located along the Tamiami Trail, and they didn’t have a choice in the matter. US 41 was the equivalent of US 1 in Miami. Every business clustered along this main artery.

However, experts have predicted for years that businesses would choose to hover around the interstate. Quietly, banks and retail centers have inched closer to I-75. Three years ago, it was unthinkable that a bank or law firm would ever seek anything east of US 41. However, that preference is quickly disappearing. As prices continue to increase for premium office and retail space along this corridor, business owners are finding commercial projects near I-75 exits an attractive alternative.

We are just beginning to see a trend emerge. The Cleveland Clinic has strategically located at I-75 exit 16 for ease of north-south travel. Some office parks have been placed near the interstate and plans for Immokalee Road and I-75 indicate an influx of major retailers and office parks.

Growth along Pine Ridge Road, Immokalee Road and parts of Airport Road also is a result of increased interest around the interstate. Businesses are looking for easy access to the interstate for many reasons. Their market spans the Naples-Fort Myers area, so they need convenient access to service their customers.

Further north, exit 20 at Alico Road is predicted to bear most of the airport traffic from travelers to the south when the Southwest Florida International Airport completes its expansion and Ben Hill Griffith Parkway extension is completed. In anticipation, increased commercial and industrial activity is taking place along the Alico Road corridor. Two sites along this corridor are in the running for the new regional mall planned for the area as well.

Far Reaching Implications

Although it makes sense that commercial businesses locate near a growing clientele, a less obvious usage of I-75 addresses the increasing demand for skilled employees. With an unemployment rate of 3.8 percent in Collier County and 2.8 percent in Lee County, attracting skilled workers is a constant challenge for businesses. Locating near I-75 allows companies to draw from a larger labor pool. Easy access improves recruitment efforts for companies that can attract personnel from Naples, Fort Myers, or Bonita.

Employees who wouldn’t have considered an out-of-town job if they had to face the daunting daily journey on US 41 are more likely to travel the distance on an interstate.

Employers ideally would like employees to be able to keep their commute below 30 minutes. During high season, the stop and go traffic on the Trail can take as long as an hour to travel from Naples to Fort Myers. The ride from exit 17- Immokalee Road to exit 21-Daniels Parkway, however, averages only about 20-25 minutes.

The New Main Street — The Center of the Community

Unlike the one-mile stretch of road that defined the small town Main Street of the past, I-75 spans 1,775 miles cross-country, 473 miles in Florida. Narrowing that down to Fort Myers and Naples, one area presumably will emerge as the center of the community. Experts are pointing to the Corkscrew/Alico corridor as the center of development for the next 10 to 15 years. Several factors contribute to this prediction. FGCU, Southwest Florida International Airport and major planned residential developments are destined to make this area highly sought-after for additional commercial development.

David Stevens, CCIM is a principal with Grubb & Ellis|IPC, a full-service commercial real estate company serving southwest Florida.