National Gas Station Market Report

Executive snapshot

The U.S. gas station market is still a relationship-driven business. Many of the best opportunities never hit public listing portals, and the deals that close fastest are the ones with clean documentation and realistic pricing.

Across most metros, buyers are paying for *certainty*: verifiable gallons, supportable rent, and a diligence package that doesn’t turn into surprises. Sellers who prepare early typically attract stronger buyers and avoid retrades.

Buyer demand & what wins

Demand is strongest for sites that can win repeat convenience trips: clear access, strong visibility, and a store that performs on inside sales—not just fuel.

What buyers consistently reward: organized financials (T12/T24), a clear structure (real estate + business vs business-only), and a timeline that respects lender and diligence realities. If you want to see how we screen buyers, start on the page.

Value drivers (without the hype)

Pricing isn’t one number—it’s the intersection of (1) business cash flow and documentation quality, (2) real estate fundamentals, and (3) structure. The same site can price very differently depending on whether it’s a fee-simple sale, a lease assignment, or a sale-leaseback.

If you’re modeling a deal, start by separating the questions: What is the business worth based on verified performance, and what is the real estate worth based on durability and replacement risk? Then pressure-test the lease terms. For a quick structure primer, see .

Deal structures that actually close

The most common closing paths are: (a) real estate + business, (b) business-only with lease assignment/sublease, (c) ground lease, and (d) sale-leaseback. Each has a different diligence burden and buyer pool.

If you’re a seller, clarity is everything: pick a structure that fits your goals and your documentation. If you’re a buyer, align your lender early so your LOI isn’t unrealistic. More detail (with examples) is on .

Diligence hotspots

Fuel deals are won or lost in diligence. The recurring hotspots are environmental history (tanks/lines), permits and inspections, and lease terms that don’t match the business reality.

A simple rule: if it’s hard to explain on day one, it will be painful on day thirty. Use the checklist on to avoid avoidable delays.

Financing & 1031 timing

Financing is highly structure-dependent. Conventional banks, specialty lenders, and blended debt + seller carry are common. SBA can work in certain scenarios, but it’s not universal for fuel.

For 1031 exchangers, timing discipline matters. Start reviewing options early, build a short list fast, and prioritize deals that are executable inside your deadlines. More guidance: and .

Regional notes & metro guides

Every metro has its own micro-economics: traffic patterns, competition density, labor costs, and permitting culture. Instead of pretending one template fits all, we maintain city guides and keep buyer criteria realistic.

Start here: · · · · · · · · .

If you want a curated list without mass emails, use or review .

How we run a clean process

For sellers: we can market quietly or broadly—your choice. We control disclosures, screen buyers, and reduce unqualified inquiries by setting expectations early.

For buyers: we define criteria, share qualified fits, and help you move from initial review → LOI → diligence → closing without unnecessary churn. If you’re new to the space, the expanded Q&A hub on is the fastest way to get oriented.