Tunnel Whitespace

Method, sources and FAQ

Tunnel Whitespace is a free screening map of tunnel car wash supply against population for every census tract in the United States. It compares the people living within about a 10-minute drive of each tract with the 11,854 operating tunnel car washes (express, full-serve and flex) and 347 reported in development, and shows where population could support more tunnels.

Method

For every census tract, the map counts the people living within about a 10-minute drive and the tunnel car washes (express, full-serve and flex) operating within the same distance. At one tunnel per 20,000 people, the difference between the tunnels that population could support and the tunnels already there is the modeled gap.

The 10-minute area is a circle with a radius of about 2.5 to 2.8 miles depending on density, sized from Esri Saturday-afternoon drive-time samples. It does not follow roads, rivers or highways. The 300 outlined zones on the map were rerun on actual Esri drive times.

Very dense areas are weighted down, starting at 4,000 people per square mile and reaching zero at 12,000, because land cost and stacking room limit tunnel washes there. Household income moves demand up or down slightly (0.85 to 1.10). Tunnels in development are counted as if open. Because of these adjustments a tract's gap is not simply its population divided by 20,000.

Nationally there are about 28,400 people per operating tunnel car wash (this build). In mature Sunbelt states the typical figure is closer to 15,000 (state medians from about 10,500 in South Carolina to 19,900 in Florida, October 2026 analysis). Rankings use 20,000; every tract on the map also shows 25,000 and 15,000.

The whitespace index for a metro is the weighted population in its flagged tracts divided by 20,000. It is an estimate, not a count of buildable sites.

The map does not show parcel availability, zoning, traffic counts, the quality of existing competitors or site economics. Use it to choose which markets to study, then underwrite the site.

Sources

Frequently asked questions

What is Tunnel Whitespace?

Tunnel Whitespace is a free screening map of tunnel car wash supply against population for every census tract in the United States. It compares the people living within about a 10-minute drive of each tract with the 11,854 operating tunnel car washes (express, full-serve and flex) and 347 reported in development, and shows where population could support more tunnels.

Which U.S. metros have the most room for new tunnel car washes?

At one tunnel per 20,000 people, the five metros with the highest whitespace index are New York-Newark-Jersey City, NY-NJ, Los Angeles-Long Beach-Anaheim, CA, Miami-Fort Lauderdale-West Palm Beach, FL, Washington-Arlington-Alexandria, DC-VA-MD-WV, Seattle-Tacoma-Bellevue, WA. Very dense areas are weighted down, so the index is not just population. See the full ranking at tunnelwhitespace.com/markets/.

Which Southeast metros have the most room for new tunnel car washes?

In NC, SC, GA, VA, TN, FL and AL the top five are Miami-Fort Lauderdale-West Palm Beach, FL, Washington-Arlington-Alexandria, DC-VA-MD-WV, Atlanta-Sandy Springs-Roswell, GA, Tampa-St. Petersburg-Clearwater, FL, Charlotte-Concord-Gastonia, NC-SC. The full list is at tunnelwhitespace.com/markets/southeast/.

How many people does a tunnel car wash need?

There is no fixed rule. Nationally there are about 28,400 people per operating tunnel car wash. Mature Sunbelt states run closer to 15,000. The map ranks markets at 20,000 people per tunnel and also shows 25,000 and 15,000.

How many tunnel car washes are in the U.S.?

The map counts 11,854 operating tunnel car washes (express, full-serve and flex) in the U.S., with locations verified October 2026, plus 347 reported in development.

What counts as a tunnel car wash?

The map counts conveyor tunnel washes only: express exterior, full-serve and flex-serve formats.

How is the gap calculated?

For every census tract, the map counts the people living within about a 10-minute drive and the tunnel car washes (express, full-serve and flex) operating within the same distance. At one tunnel per 20,000 people, the difference between the tunnels that population could support and the tunnels already there is the modeled gap. The 10-minute area is a circle with a radius of about 2.5 to 2.8 miles depending on density, sized from Esri Saturday-afternoon drive-time samples. It does not follow roads, rivers or highways. The 300 outlined zones on the map were rerun on actual Esri drive times. Very dense areas are weighted down, starting at 4,000 people per square mile and reaching zero at 12,000, because land cost and stacking room limit tunnel washes there. Household income moves demand up or down slightly (0.85 to 1.10). Tunnels in development are counted as if open. Because of these adjustments a tract's gap is not simply its population divided by 20,000.

Is Tunnel Whitespace free?

Yes. The map is free and needs no login. It is a screening tool, not investment advice.

What does the map not show?

The map does not show parcel availability, zoning, traffic counts, the quality of existing competitors or site economics. Use it to choose which markets to study, then underwrite the site.

Who built Tunnel Whitespace?

Anthony Warren, First Vice President, Car Washes, Southeast at Matthews Real Estate Investment Services, previously in car wash development and acquisitions.

Contact

To discuss or pursue a site or market on this map: Anthony Warren, First Vice President, Car Washes, Southeast, Matthews™. (828) 551-8415, anthony.warren@matthews.com. License No. 149011 (SC).