2/1/2026 Growth in Pennsylvania’s Lehigh Valley: Population Trends and Real Estate Development Outlook  The Lehigh Valley—anchored by Lehigh County and Northampton County—continues to stand out as one of Pennsylvania’s most dynamic growth regions. Positioned between New York City and Philadelphia, the region has evolved from a historically industrial economy into a diversified hub for logistics, manufacturing, healthcare, education, and residential development. From both a population growth and real estate development perspective, the Lehigh Valley is experiencing sustained momentum that is reshaping land use patterns and development opportunities across commercial, industrial, and residential sectors.  Population Growth and Demographic Trends The Lehigh Valley has been one of the fastest-growing regions in Pennsylvania over the past decade, driven by a combination of in-migration, employment growth, and housing affordability relative to major metros. Key population drivers include:  Migration from New York City, northern New Jersey, and the Philadelphia suburbs Strong job growth in logistics, healthcare, manufacturing, and education Relatively affordable housing compared to nearby metropolitan areas Expanding transportation connectivity via I-78, Route 22, and the Pennsylvania Turnpike This population growth has created sustained demand for new housing, supporting commercial services, and expanded infrastructure, placing increasing pressure on available land.  Industrial and Logistics Development: A Regional Engine Industrial development—particularly warehouse, distribution, and advanced manufacturing—has been the most visible driver of land absorption in the Lehigh Valley. Why the Lehigh Valley Works for Industrial Users Direct access to I-78, connecting to the New York–New Jersey port complex Proximity to over one-third of the U.S. population within a one-day truck drive Established industrial parks and expanding utility infrastructure Availability of large tracts suitable for modern logistics facilities Major industrial corridors along I-78, Route 33, and Route 22 continue to attract national and international users. While industrial development has slowed slightly from its post-pandemic peak, demand remains strong for well-located, infrastructure-ready sites, particularly for users prioritizing last-mile and regional distribution. As industrial land inventories tighten, developers and landowners are increasingly focused on redevelopment sites, transitional farmland, and underutilized properties.  Commercial Development: Supporting a Growing Population Commercial real estate development in the Lehigh Valley has shifted toward service-oriented and mixed-use projects that support a growing and diversifying population. Current and anticipated commercial development includes: Medical office and healthcare-related facilities Neighborhood and regional retail centers Mixed-use developments combining retail, office, and residential Hospitality projects tied to business travel and tourism Communities such as Allentown, Bethlehem, Easton, and surrounding townships are seeing reinvestment in both urban cores and suburban corridors. Developers are increasingly prioritizing walkability, access, and integration with residential uses, especially near downtowns and transportation routes. Residential Development: Demand Across Multiple Housing Types Residential growth in the Lehigh Valley is being driven by both population increases and changing household preferences. Key Residential Trends Continued demand for single-family homes in suburban and semi-rural townships Expansion of townhome and apartment communities to address affordability and density needs Infill and redevelopment projects in established boroughs and cities Increased interest in mixed-use residential projects near employment centers Municipal zoning, infrastructure availability, and land development ordinances play a critical role in shaping where and how residential growth occurs. As a result, entitled land and development-ready parcels command increasing attention from builders and investors.  Land Development and Transitional Opportunities With much of the region’s prime industrial and residential land already developed or entitled, attention is shifting toward: Transitional farmland near growth corridors Underutilized commercial or industrial sites suitable for redevelopment Properties requiring zoning changes or infrastructure extensions Parcels positioned for long-term holding and future development Municipal planning policies, farmland preservation programs, and infrastructure constraints add complexity—but also opportunity—for landowners and developers who understand local conditions.  Infrastructure, Planning, and Long-Term Outlook Public investment in transportation, utilities, and community infrastructure continues to support growth across the Lehigh Valley. At the same time, municipalities are balancing development pressure with farmland preservation, environmental concerns, and quality-of-life priorities. Looking ahead, the Lehigh Valley is expected to remain a key growth market in eastern Pennsylvania, particularly for: Industrial and logistics users seeking strategic Mid-Atlantic locations Residential developers responding to sustained housing demand Investors focused on long-term land value and redevelopment potential What This Means for Landowners, Developers, and Investors The Lehigh Valley’s growth trajectory creates opportunities—but success increasingly depends on site selection, zoning knowledge, infrastructure analysis, and timing. Whether acquiring land for development, repositioning an existing property, or holding land for future value, understanding the region’s population trends and development patterns is critical. As land supply tightens and competition increases, specialized knowledge and careful due diligence remain essential for navigating the Lehigh Valley’s evolving real estate landscape.

2/2/2026 Real Estate Development and Redevelopment in Keystone Opportunity Zones (KOZs) Across Pennsylvania  Pennsylvania’s Keystone Opportunity Zone (KOZ) program has become one of the most powerful economic development tools in the state, particularly for real estate redevelopment. Designed to attract private investment into underutilized and distressed properties, KOZs offer substantial tax incentives that can dramatically improve project feasibility and long-term returns. For developers, investors, and property owners, KOZ-designated sites present unique opportunities to reposition existing buildings, redevelop obsolete industrial sites, and bring new life to urban and legacy commercial corridors across the Commonwealth. What Are Keystone Opportunity Zones? Keystone Opportunity Zones are designated geographic areas where qualified businesses and property owners may receive significant state and local tax abatements for a defined period of time. Key benefits of KOZ designation can include: Abatement of state and local business taxes Relief from real estate taxes on improvements Abatement of state personal income tax on business income Abatement of certain local earned income and net profits taxes While specific benefits and timelines vary by zone and municipality, KOZ incentives are often most impactful when paired with redevelopment projects that involve substantial capital investment. Why KOZs Matter for Redevelopment KOZs are particularly effective for redeveloping older industrial, commercial, and institutional properties that might otherwise struggle to attract investment due to high carrying costs or market constraints.  Common redevelopment uses within KOZs include: Adaptive reuse of former factories and warehouses Conversion of obsolete office buildings into mixed-use projects Industrial redevelopment for manufacturing or logistics users Technology, life sciences, and innovation campuses Mixed-use residential and commercial developments By reducing tax burdens during critical early years, KOZs can help bridge financing gaps and accelerate project timelines. Opportunity Examples Across Pennsylvania  Pittsburgh and Southwestern Pennsylvania In the Pittsburgh region, KOZs have played a role in redeveloping former steel-era and manufacturing properties into technology, research, and advanced manufacturing facilities. Areas along the Monongahela and Allegheny Rivers have seen industrial repositioning and mixed-use redevelopment driven by KOZ incentives and public-private partnerships. Philadelphia and Southeastern Pennsylvania Philadelphia contains some of the most visible KOZ redevelopment success stories in the state. Former industrial buildings, warehouses, and underutilized commercial properties have been transformed into: Life sciences and research facilities Creative office and innovation hubs Mixed-use residential and commercial developments KOZ incentives have helped attract both local and national developers to neighborhoods undergoing long-term reinvestment.  Harrisburg and the Capital Region In Harrisburg, KOZs have supported downtown and riverfront redevelopment, including office, hospitality, and mixed-use projects. Proximity to state government, healthcare institutions, and regional transportation has made KOZ sites attractive for employers and investors seeking central Pennsylvania locations. Erie and Northwestern Pennsylvania In Erie, KOZs have been used to reposition legacy industrial and port-related properties into manufacturing, logistics, and technology-driven uses. These projects often combine KOZ benefits with workforce development initiatives and infrastructure improvements. Wilkes-Barre and Scranton (Northeastern Pennsylvania) The Wilkes-Barre–Scranton region has leveraged KOZ incentives to redevelop former industrial buildings into flex industrial, office, and mixed-use projects. With strong highway access and proximity to major markets, KOZ sites in this region continue to attract distribution, manufacturing, and service-based users. Williamsport and North-Central Pennsylvania In Williamsport, KOZ-designated properties have supported the adaptive reuse of historic industrial and commercial buildings, encouraging downtown revitalization and small business growth. KOZ incentives help offset redevelopment costs often associated with older structures. What Makes a KOZ Project Successful? Successful KOZ redevelopment projects typically share several characteristics: Strong understanding of local zoning and land-use regulations Alignment with municipal and regional planning goals Realistic assessment of infrastructure and environmental conditions Coordination with economic development agencies Clear exit or long-term ownership strategy tied to the KOZ timeline KOZ incentives are most effective when integrated early into project planning and financing. Looking Ahead: KOZs as a Long-Term Development Tool While many original KOZ designations are approaching expiration, the program continues to shape development decisions across Pennsylvania. Even as zones mature, KOZ-driven projects often leave lasting impacts through job creation, tax base expansion, and neighborhood revitalization. For developers and investors focused on redevelopment and value-add opportunities, Keystone Opportunity Zones remain a critical consideration when evaluating sites across the state. Final Thoughts for Landowners and Developers KOZ properties offer a powerful combination of tax incentives and redevelopment potential, particularly in Pennsylvania’s cities and legacy industrial markets. When properly evaluated and executed, KOZ projects can unlock value in locations that might otherwise remain underutilized. Understanding where KOZs are located, how incentives apply, and how they interact with local zoning and market demand is essential to maximizing their benefit.

2/3/2026 Manufactured and Mobile Home Parks in Pennsylvania: Investment and Development Opportunities  Manufactured and mobile home parks have become an increasingly attractive asset class across Pennsylvania, offering investors a combination of stable cash flow, affordable housing demand, and long-term real estate appreciation. As housing affordability remains a challenge statewide, existing parks—and opportunities to develop new communities—are drawing renewed interest from both local and institutional investors. Why Manufactured Home Parks Are Attractive Investments Manufactured home parks differ from traditional multifamily in one important way: residents typically own their homes and rent the land. This structure can create more predictable income and lower operating costs for owners. Key investment advantages include: Recurring monthly lot rent Lower tenant turnover compared to apartments Reduced capital expenditures on structures Strong demand driven by affordable housing shortages Ability to increase value through operational and physical improvements In Pennsylvania, many parks are under-managed or under-improved, creating value-add opportunities for investors willing to modernize infrastructure and operations. Value-Add Opportunities in Existing Parks Investors often increase cash flow and property value by: Improving roads, utilities, drainage, and lighting Sub-metering water and sewer where permitted Cleaning up deferred maintenance Bringing vacant pads back online Modestly increasing lot rents to market levels Expanding the number of rentable pads Because income is largely driven by pad count and occupancy, even small improvements can significantly impact overall valuation. Opportunities to Expand Existing Manufactured Home Parks Many parks in Pennsylvania sit on excess acreage or were originally approved for more homes than currently exist. Expansion can be one of the most effective ways to increase revenue. Common expansion strategies include: Adding new pads within an existing approved footprint Extending internal roads and utility lines Re-approving lapsed or unused entitlements Adding newer, energy-efficient manufactured homes Expansion feasibility depends on local zoning, utility capacity, and permitting, which varies widely by municipality. Developing New Manufactured and Mobile Home Parks While developing a new park is more complex than acquiring an existing one, it remains a viable opportunity in areas with strong housing demand and limited supply. Land Use and Zoning Considerations Manufactured home parks are typically permitted through: Specific zoning districts Conditional use approvals Special exception or planned residential development (PRD) approvals Key factors include: Municipal zoning ordinances Density and minimum lot size requirements Road design and emergency access Stormwater management and environmental constraints Water and sewer availability (public vs. private systems) Early coordination with municipal officials is essential. How Much Land Is Required? A general rule of thumb for new manufactured home park development in Pennsylvania is: 6 to 10 units per acre, depending on zoning and layout Smaller parks: 10–20 acres Mid-size parks: 20–40 acres Larger communities: 40+ acres Additional acreage may be required for buffers, stormwater facilities, open space, and internal road systems. Recent Activity and Project Examples While many manufactured home park transactions are private, recent trends across Pennsylvania include: Acquisition and renovation of aging parks in Western PA and Central PA Expansion of parks near employment centers and logistics hubs New community development near growing suburban and exurban areas Reinvestment in parks near colleges, healthcare facilities, and manufacturing centers Institutional investors and regional operators have become increasingly active, particularly in value-add acquisitions. Where Manufactured Home Parks Are Most Prevalent in Pennsylvania Manufactured and mobile home parks are most common in: Western Pennsylvania (Allegheny, Westmoreland, Washington, Beaver) Northeastern Pennsylvania (Luzerne, Lackawanna, Carbon, Schuylkill) Central Pennsylvania (Dauphin, Cumberland, York, Lancaster, Centre) Rural counties with limited apartment inventory These regions historically offered available land, flexible zoning, and strong demand for affordable housing. Where Demand Is Growing the Fastest Demand for manufactured housing is strongest in: Suburban areas experiencing population growth Regions with expanding logistics and industrial employment Areas with rising apartment rents and limited housing supply Counties near major metros such as Philadelphia, Pittsburgh, Harrisburg, and Allentown The Lehigh Valley, South-Central PA, and outer suburban counties around major cities are seeing increased interest in both park acquisitions and new development proposals. The Outlook for Manufactured Home Parks in Pennsylvania Manufactured home parks are increasingly viewed as a long-term, resilient investment. As housing affordability remains a statewide concern, demand for well-managed, well-located parks is expected to remain strong. For investors and developers who understand local zoning, infrastructure requirements, and community dynamics, Pennsylvania offers meaningful opportunities to acquire, improve, expand, and develop manufactured home communities. Final Thoughts for Investors and Developers Whether acquiring an existing park, expanding an approved site, or developing a new community, success depends on: Careful due diligence Understanding municipal land-use controls Realistic infrastructure and entitlement planning Long-term operational strategy Manufactured and mobile home parks continue to play a critical role in Pennsylvania’s housing landscape—and for informed investors, they remain a compelling real estate opportunity.

2/4/2026 Fastest Growing Municipalities in Pennsylvania: Where Development Is Happening Now—and What’s Next Population growth matters—but in real estate development, construction activity tells the real story. Across Pennsylvania, the municipalities experiencing the most momentum are those seeing consistent new single-family home construction, expanding townhome and condo projects, and sustained commercial and industrial development. These areas are attracting residents, employers, and capital because they combine location, infrastructure, zoning capacity, and market demand.  Below is a look at Pennsylvania’s fastest growing municipalities, viewed through the lens of development activity, followed by an outlook on where growth is headed next. How Growth Is Measured for Development Rather than focusing only on census population change, growth in this context reflects: Residential building permits (single-family, townhomes, condos) Subdivision and land development approvals Industrial and logistics construction Commercial and mixed-use investment Infrastructure expansion and zoning capacity Municipalities that consistently approve and absorb new development rise to the top. Fastest Growing Municipalities in Pennsylvania (Development-Driven Ranking) 1. Upper Macungie Township (Lehigh County) One of the most active development markets in the state, driven by: Large-scale industrial and warehouse construction Expanding residential subdivisions Proximity to I-78, Route 22, and Route 100 Upper Macungie is a prime example of land transitioning rapidly from agricultural to residential and industrial use. 2. Lower Macungie Township (Lehigh County) Lower Macungie continues to see: Strong single-family and townhome construction Supporting neighborhood retail and commercial projects Spillover growth from the Allentown core Residential absorption remains one of the fastest in Eastern Pennsylvania. 3. Upper Uwchlan Township (Chester County) Located along the Route 100 and PA Turnpike corridor, Upper Uwchlan benefits from: Executive-level residential development Office, flex, and service-oriented commercial growth Proximity to employment centers in Chester and Montgomery Counties 4. Lower Makefield Township (Bucks County) Lower Makefield continues to attract: High-end residential development Infill townhome and condo projects Professional office and neighborhood commercial investment Its location near I-95 and the New Jersey border remains a major driver. 5. Cecil Township (Washington County) One of the fastest growing municipalities in Southwestern Pennsylvania, Cecil Township is seeing: Large-scale residential subdivisions Logistics and industrial growth tied to I-79 Continued population inflow from the Pittsburgh metro area 6. Silver Spring Township (Cumberland County) Silver Spring is a key growth area in South-Central Pennsylvania, supported by: Single-family and townhouse development Industrial and logistics projects near I-81 Proximity to Harrisburg employment centers 7. Cranberry Township (Butler County) One of Pennsylvania’s growth leaders for decades, Cranberry Township remains active with: Mixed-use development Corporate office and medical space Ongoing residential construction at multiple price points 8. Lower Paxton Township (Dauphin County) Lower Paxton continues to grow through: Residential subdivisions and townhome projects Medical, retail, and service commercial development Strategic location near I-81 and I-83 9. East Whiteland Township (Chester County) East Whiteland is seeing: Office, life sciences, and flex redevelopment Residential infill and higher-density projects Strong infrastructure and transit access 10. Bethlehem Township (Northampton County) Bethlehem Township benefits from: Continued residential subdivision activity Commercial and medical development Location along Route 33 and Route 22 Commercial and Industrial Growth Patterns The most significant commercial and industrial growth across Pennsylvania is occurring in: Lehigh Valley (Lehigh & Northampton Counties) I-81 Corridor (Cumberland, Dauphin, Franklin, and Luzerne Counties) I-79 and I-70 Corridors (Washington and Butler Counties) Outer Philadelphia Suburbs (Chester, Bucks, Montgomery) Warehouse, logistics, manufacturing, medical, and flex industrial uses continue to drive land absorption. Residential Construction Trends Residential growth is strongest in municipalities that: Allow higher-density housing (townhomes and condos) Have available developable land or redevelopment sites Are within commuting distance of major employment hubs Offer public utilities and modern infrastructure Townhomes and attached housing are increasingly favored as affordability and density concerns shape zoning decisions. Anticipated Future Growth Trends in Pennsylvania Looking ahead, several trends are expected to shape growth statewide: Continued Suburban and Exurban Expansion Municipalities just outside established suburbs will continue to absorb growth as buyers seek affordability and space. More Townhomes and Mixed-Use Projects Zoning changes and market demand are pushing development toward: Townhomes Condos Mixed-use residential/commercial projects Industrial Development Along Highway Corridors Industrial growth will remain concentrated along: I-78 I-81 I-83 I-79 Sites with utilities, zoning, and highway access will command premium pricing. Increased Focus on Redevelopment With raw land becoming scarcer, redevelopment of: Obsolete commercial properties Former industrial sites Underutilized retail centers will play a larger role in growth. What This Means for Landowners, Developers, and Investors Pennsylvania’s fastest growing municipalities share common traits: Pro-development zoning (or willingness to adapt) Infrastructure capacity Strategic highway access Consistent residential and employment demand For those focused on land acquisition, development, or repositioning, understanding where construction is actually happening is more valuable than population statistics alone.

2/4/2026 A Seller’s Guide to Vacant Land in Pennsylvania  Selling vacant land in Pennsylvania is fundamentally different from selling a house. There are no kitchens, bedrooms, or finishes to market—only potential. Maximizing value depends on understanding zoning, development feasibility, market demand, and land economics, all of which vary widely across the Commonwealth. For landowners, choosing the right representation can mean the difference between selling land at a discount—or unlocking its highest and best use. Why Selling Vacant Land Is Different Vacant land buyers don’t shop emotionally. They analyze: Zoning and permitted uses Development density and yield Utility availability Environmental and topographic constraints Holding and entitlement risk Most residential agents are not trained to evaluate or communicate these factors, which often leads to mispricing, long marketing times, and missed buyer pools. The Advantage of Working With a Land Specialist A real estate professional who specializes in land brings a development mindset to the sale process. Instead of simply listing acreage, a land specialist positions the property based on what it can become. Benefits include: Accurate pricing tied to use, not just acreage Identification of development or subdivision potential Access to investors, developers, and end users Fewer surprises during due diligence Stronger negotiation leverage In Pennsylvania, where zoning and municipal regulations differ dramatically from township to township, specialized land knowledge is critical. Skills Most Agents Do Not Have Selling land—especially development-oriented land—requires skills that go beyond standard residential brokerage. A land-focused agent understands: Zoning ordinances and permitted uses Subdivision and land development regulations (SALDOs) Setbacks, density, and coverage limitations Utility extensions and feasibility Environmental constraints such as wetlands, floodplains, and slopes Conceptual site planning and yield analysis These skills allow land to be marketed not just as acreage, but as an opportunity. Technology and Software Used by Land Specialists Land real estate specialists rely on tools that most agents never use, including: GIS mapping and parcel analysis software Topographic and contour mapping Floodplain, wetland, and soil mapping Zoning overlays and land-use databases Aerial and drone imaging Conceptual development layouts Utility and infrastructure mapping These tools allow sellers to present land with clarity, credibility, and transparency—reducing buyer uncertainty and improving outcomes. The Value of Commercial and Development Expertise An agent who specializes in both land and commercial real estate brings added value for properties suitable for: Commercial or industrial development Mixed-use projects Large residential subdivisions Logistics, warehouse, or flex space Medical or office development This dual expertise ensures land is marketed to the right buyer audience, whether that’s a homebuilder, industrial developer, or long-term investor. Major Land Categories in Pennsylvania Pennsylvania offers a diverse range of land types, each requiring different marketing strategies: Residential Land Individual building lots Small subdivisions Large-scale residential tracts Townhome and multifamily development sites Commercial and Industrial Land Retail and office sites  Warehouse and logistics parcels Manufacturing and flex properties Highway and corridor locations Agricultural and Transitional Land Active farmland Land transitioning toward residential or industrial use Long-term investment holdings Recreational and Timberland Hunting and fishing properties Timber tracts Remote or conservation-oriented land Specialty Land Uses in Pennsylvania Certain land types require highly specialized knowledge, including: Manufactured and Mobile Home Parks Existing parks with income and expansion potential Land suitable for new park development Zoning, density, and utility considerations unique to Pennsylvania Campgrounds and RV Parks Seasonal and year-round facilities Highway and tourism-driven locations Environmental and permitting considerations Mini-Storage and Self-Storage Development Increasingly popular across suburban and rural markets Strong demand in growing municipalities Requires zoning, traffic, and access analysis  Pennsylvania’s Regional Differences Matter Land values and buyer demand vary significantly across the state: Eastern PA: Higher density, strong development pressure, competitive pricing  Central PA: Balanced growth, logistics and residential demand Western PA: Industrial redevelopment, energy-related land, suburban expansion Northern PA: Recreational land, timber, and long-term investment holdings A land specialist understands these regional dynamics and markets accordingly. Positioning Land for Its Highest and Best Use The most successful land sales occur when a property is: Properly priced based on realistic development potential Clearly marketed with accurate technical information Exposed to buyers who understand land economics Represented by a professional who can speak the buyer’s language In many cases, land sells for more when it is marketed strategically, not quickly. Final Thoughts for Pennsylvania Landowners If you’re selling vacant land in Pennsylvania—whether it’s a single lot, a farm, a redevelopment site, or a large development tract—working with a land and development specialist can materially improve your outcome. Land is not a commodity. It is a complex asset that deserves specialized expertise.

2/4/2026 Redevelopment Opportunities in Pennsylvania’s Mon Valley  The Monongahela Valley (Mon Valley) has long been one of Western Pennsylvania’s most important industrial regions. Stretching through Allegheny, Washington, and Westmoreland Counties, the Mon Valley once powered the state’s economy through steelmaking, manufacturing, and river-based commerce. Today, the Mon Valley is in the midst of a measured but meaningful redevelopment cycle. While the region is no longer defined by large-scale steel production, it offers a unique combination of infrastructure, river access, available land, and public-sector support that continues to attract redevelopment interest from landowners, developers, and long-term investors. The Mon Valley: Past, Present, and Future The Past: An Industrial Backbone For decades, communities along the Monongahela River were built around steel mills, coke works, glass manufacturing, and rail-served industry. Cities and boroughs such as McKeesport, Duquesne, Clairton, Charleroi, Monessen, and Donora grew rapidly to support industrial employment. When heavy industry declined in the late 20th century, the Mon Valley faced: Job losses and population decline Obsolete industrial facilities Brownfield and underutilized land Aging infrastructure and housing stock Despite these challenges, the region retained something critically important for redevelopment: land, utilities, transportation access, and municipal scale. Public Sector Investment and Redevelopment Programs Public investment has been a cornerstone of Mon Valley redevelopment. State, county, and local programs have focused on reducing risk and improving feasibility for private development. Key efforts include:  Brownfield remediation and site preparation through Pennsylvania’s Land Recycling Program (Act 2) Targeted demolition of obsolete industrial and residential structures  Infrastructure upgrades, including roads, bridges, and utilities Keystone Opportunity Zones (KOZs) and other incentive programs in select municipalities Planning and coordination through regional redevelopment authorities and economic development organizations These initiatives have helped transform formerly unusable properties into viable redevelopment sites. Private Sector Redevelopment Activity  Private redevelopment in the Mon Valley is largely focused on adaptive reuse and right-sized projects rather than speculative megadevelopments. Current and emerging private-sector uses include:  Light manufacturing and flex industrial space Logistics, warehouse, and contractor-oriented facilities Medical, educational, and institutional reuse Downtown mixed-use and small-scale commercial redevelopment Residential infill and neighborhood stabilization projects Developers who understand the local market are finding opportunities to repurpose existing structures and infrastructure rather than starting from scratch. Municipality-Specific Redevelopment Highlights McKeesport (Allegheny County) McKeesport is the Mon Valley’s most active redevelopment market. Riverfront improvements, institutional investment, and public-private partnerships have created opportunities for mixed-use redevelopment, medical and educational reuse, light industrial projects, and residential infill. Duquesne (Allegheny County) Duquesne offers large tracts of underutilized industrial land with strong regional connectivity. Redevelopment efforts are focused on industrial reuse, flex space, and riverfront-oriented projects. Clairton (Allegheny County)  While heavy industry remains present, Clairton is seeing targeted efforts to diversify land use through brownfield redevelopment, housing rehabilitation, and commercial infill. Elizabeth Borough and Elizabeth Township (Allegheny County) These river-oriented communities benefit from historic character, established neighborhoods, and utility access. Opportunities include downtown mixed-use projects, suburban-style residential development, and adaptive reuse of older industrial parcels. Charleroi and Donora (Washington County) Both communities are focusing on downtown revitalization, light industrial reuse, riverfront amenities, and small-scale commercial development supported by public investment and planning initiatives. Monessen and West Newton (Westmoreland County) These municipalities are pursuing industrial site repositioning, residential reinvestment, and recreation- and trail-oriented redevelopment that leverages river access and regional connectivity. Forward Township (Allegheny County) With larger tracts of available land and flexible zoning, Forward Township presents opportunities for industrial parks, flex space, and transitional land development. What the Mon Valley Is Today Today’s Mon Valley is not a speculative boom market. Instead, it is a value-oriented redevelopment environment where success depends on: Understanding local zoning and entitlement processes Managing environmental and infrastructure considerations Aligning with public incentives and community goals Taking a long-term view of value creation For the right projects, the fundamentals are increasingly compelling. The Future of Mon Valley Redevelopment Looking ahead, redevelopment in the Mon Valley is expected to focus on: Diversified industrial and employment uses Continued brownfield and adaptive reuse projects Riverfront-oriented residential and mixed-use development Incremental neighborhood reinvestment Public-private partnerships that align infrastructure with market demand Rather than returning to its industrial past, the Mon Valley is being reshaped into a more flexible, diversified regional economy. Why the Mon Valley Matters for Landowners and Developers For landowners, developers, and investors focused on redevelopment, repositioning, and long-term value, the Mon Valley offers: Significant underutilized land and building inventory Established transportation and utility infrastructure Proximity to the Pittsburgh metropolitan labor market Public programs that reduce redevelopment risk With the right strategy and local expertise, the Mon Valley continues to present some of Western Pennsylvania’s most interesting redevelopment opportunities.

2/4/2026 Lakefront Vacant Land in Pennsylvania: 2026 Buyer & Seller Guide  Lakefront vacant land in Pennsylvania remains one of the most sought-after—and most misunderstood—segments of the land market. True lakefront inventory is limited, zoning and environmental rules vary widely, and pricing can swing dramatically based on access, utilities, and development potential. For buyers, lakefront land offers lifestyle value, long-term appreciation, and development opportunity. For sellers, properly positioning lakefront land can unlock significant premium—if it’s marketed correctly. This guide looks at the best lakes across Pennsylvania with vacant land availability, current pricing trends, lot sizes, and why working with a land real estate specialist matters more here than almost anywhere else. What Defines “Lakefront” in Pennsylvania? Pennsylvania does not have vast natural lakes like some states. Most lakefront opportunities fall into three categories: Large recreational lakes (often Army Corps or state-managed) Planned lake communities Private or semi-private reservoirs Each comes with different ownership, permitting, and development realities. Top Pennsylvania Lakes With Vacant Land Availability Lake Wallenpaupack (Pike & Wayne Counties) Northeastern PA One of Pennsylvania’s most active lakefront markets Strong demand from New York and New Jersey buyers Mix of infill residential lots and limited larger tracts Pricing (2026): Infill lakefront lots: $400,000–$1,200,000+ Per-acre equivalent: $250,000–$600,000+/acre Typical Lot Sizes: 0.3–1.0 acres (infill) Larger tracts are rare and often off-market Market Status: ?? Hot and supply-constrained Lake Nockamixon (Bucks County) Southeastern PA Proximity to Philadelphia metro drives demand Mostly infill opportunities near the lake Limited true private lakefront due to park ownership Pricing: Lake-adjacent or limited frontage lots: $300,000–$700,000 Per-acre: $200,000–$450,000/acre Typical Lot Sizes: 0.25–0.75 acres Market Status: Strong, highly competitive Beltzville Lake (Carbon County) Eastern PA / Poconos edge State park limits direct frontage, but nearby lake-view and access properties Increasing demand for second homes and short-term rental development Pricing: Nearby lake-access land: $50,000–$150,000/acre Lot Sizes: 1–5 acres common Larger tracts available outside park boundaries Market Status: Rising interest, limited true frontage Lake Harmony & Big Boulder Lake (Carbon County) Poconos Planned lake communities  Strong vacation rental demand HOA-driven development standards Pricing: Lakefront lots: $200,000–$500,000 Per-acre: $150,000–$350,000/acre Lot Sizes: 0.25–0.6 acres typical Market Status: Hot, especially for short-term rental buyers Raystown Lake (Huntingdon County) Central Pennsylvania One of PA’s largest recreational lakes Army Corps ownership limits direct private frontage Significant opportunity in nearby large-acreage tracts Pricing: Near-lake acreage: $8,000–$25,000/acre Premium lake-view parcels can exceed $40,000/acre Lot Sizes: 5–50+ acres One of the best areas for large tracts Market Status: Strong long-term growth market Lake Erie (Erie County) Northwestern Pennsylvania Pennsylvania’s only Great Lake frontage Extremely limited supply Strong residential and redevelopment demand Pricing: Small lakefront parcels: $300,000–$800,000+ Per-acre: $400,000–$1,000,000+/acre Lot Sizes: Often under 1 acre Larger tracts are exceptionally rare Market Status: Elite, low-inventory market Youghiogheny River Lake (Somerset / Fayette Counties) Southwestern PA Less speculative than eastern PA lakes Opportunities for recreational, residential, and mixed-use land Pricing: Lake-influenced land: $10,000–$40,000/acre Lot Sizes: 2–25 acres common Market Status: Undervalued with upside Fastest-Growing Lakefront Markets in 2026 Based on development activity, buyer demand, and pricing momentum: Lake Wallenpaupack Lake Harmony / Big Boulder Raystown Lake region Lake Erie shoreline Poconos regional lake communities Growth is being driven by: Remote and hybrid work Second-home demand Short-term rental economics Limited new lakefront supply Average Lot Sizes & Where the Largest Tracts Exist Smallest Average Lots Wallenpaupack Lake Harmony Lake Erie Largest Available Tracts Raystown Lake region Youghiogheny Lake Northern and central PA reservoirs Buyers seeking estate properties, development potential, or conservation land will find far more opportunity in central and western Pennsylvania. Why Lakefront Land Requires a Specialist Lakefront land is among the most technically complex real estate assets in Pennsylvania. A land specialist understands: Shoreline ownership and setbacks Floodplain and environmental constraints Army Corps and DEP regulations HOA and community development rules Septic feasibility near water bodies True buildable area vs. gross acreage Many lakefront deals fail—or overpay—due to poor due diligence. Benefits for Sellers of Lakefront Vacant Land A land-focused agent can: Correctly price based on frontage, views, and buildability Identify buyers beyond the residential MLS pool Market development potential where appropriate Navigate environmental and zoning disclosures Prevent value erosion caused by overexposure or mispricing Lakefront land is not a commodity—it is a scarce, premium asset. Final Thoughts Lakefront vacant land in Pennsylvania remains one of the most durable and desirable land asset classes heading into 2026. Whether it’s a small infill lot on a premier lake or a large tract near a recreational reservoir, success depends on location, entitlement clarity, and expert representation. For buyers and sellers alike, working with a land and development real estate specialist is often the difference between a good outcome—and a great one.

Buying and Selling Agricultural Land and Farm Assets in Pennsylvania Agricultural land is one of Pennsylvania’s most important—and most complex—real estate asset classes. From row crop farms and dairy operations to orchards, vineyards, poultry facilities, and transitional farmland, agricultural property values are shaped by far more than acreage alone. For landowners, buyers, and investors, success depends on understanding regional farming patterns, asset valuation, zoning and preservation programs, and future land-use potential—all areas where specialized expertise matters. Pennsylvania’s Agricultural Landscape Pennsylvania consistently ranks among the nation’s top agricultural states, supported by:  Diverse soil types and climate zones Proximity to major population centers A long tradition of family-owned and commercial farming Agricultural land across the Commonwealth supports both working farms and long-term investment strategies. Main Types of Farming and Farm Operations in Pennsylvania Row Crop and Grain Farms Corn, soybeans, wheat, and hay Predominant in Central, Western, and Northern PA Larger tracts with moderate improvements Dairy Farms Historically dominant across Pennsylvania Still common in Lancaster, Franklin, Tioga, Bradford, and Susquehanna Counties Typically include land, barns, milk houses, and specialized infrastructure Poultry and Livestock Operations Poultry, beef, hogs, and sheep Concentrated in South-Central and Southeastern PA Often include confined feeding operations and specialized buildings Specialty Crops and Horticulture Orchards, vineyards, nurseries, and greenhouses Common in Southeastern PA, Adams County, and parts of Central PA High value per acre but management-intensive Organic and Niche Farming Organic produce, CSA operations, and farm-to-table enterprises Increasing across suburban and exurban markets Often paired with agritourism or direct-to-consumer sales Valuation Methods for Agricultural Land in Pennsylvania Agricultural land valuation is multi-layered and depends on both current use and future potential. Sales Comparison Approach Most common method Compares similar farmland sales adjusted for: Soil quality Drainage Improvements Location Income Approach Used for income-producing farms: Crop production Dairy or poultry operations Leased farmland Value is tied to net operating income and capitalization rates. Cost and Asset-Based Valuation Often applied to: Barns, silos, and farm buildings Specialized equipment Poultry houses or dairy facilities Assets are valued separately from land in many transactions. Transitional and Development Value In growth areas, farmland may be valued based on: Subdivision yield Zoning and density Utility access Proximity to employment centers This is where agricultural and commercial real estate expertise intersect. Regional Differences in Pennsylvania Agricultural Land Southeastern Pennsylvania Highest per-acre values Smaller average farm sizes Strong development pressure Heavy use of farmland preservation programs South-Central Pennsylvania Mix of large-scale agriculture and development influence Strong dairy, poultry, and grain production Active land and farm asset market Central Pennsylvania Larger tracts and moderate pricing Row crops, livestock, and mixed-use farmland Increasing interest from investors Northern Pennsylvania Lower land costs Larger acreage farms Dairy, timber, and mixed-use properties Long-term appreciation plays Western Pennsylvania Rolling terrain and mixed soil quality  Livestock, hay, and diversified farms Growing interest in recreational and transitional land Buying Agricultural Land Key Considerations Buyers should evaluate:  Soil classifications and productivity Water access and drainage Zoning and permitted uses Existing leases and tenant arrangements Preservation or conservation restrictions Infrastructure condition and replacement costs Selling Agricultural Land and Farm Assets For sellers, proper positioning is critical. Agricultural land can be marketed as: A working farm An income-producing asset A transitional or development opportunity A long-term investment holding Each strategy reaches a different buyer pool and price point. Marketing Agricultural Land in Pennsylvania Effective agricultural land marketing includes: Targeted exposure to farmers, investors, and developers GIS-based soil and productivity mapping Aerial and drone imagery Detailed asset and infrastructure breakdowns Income and lease analysis where applicable Off-market outreach for large or sensitive transactions Generic residential marketing is rarely effective for farms. The Value of a Land and Commercial Real Estate Specialist A real estate professional who specializes in both agricultural land and commercial real estate brings unique advantages. They understand: Farm economics and operations Commercial underwriting and valuation Zoning, entitlement, and redevelopment potential How to position land for its highest and best use This is especially important for: Transitional farmland Large-acreage holdings Investor-owned agricultural assets Why Expertise Matters Agricultural land is not just real estate—it is a business asset. Whether buying, selling, or investing, decisions must be informed by production capability, asset condition, and future land-use trends. Working with a Pennsylvania-based land specialist helps ensure that agricultural land is evaluated, marketed, and negotiated with the depth it deserves. Final Thoughts Pennsylvania’s agricultural land market remains strong, supported by food production demand, limited supply, and long-term investment appeal. For landowners, buyers, and investors, understanding regional differences and valuation methods—and working with specialized representation—can materially impact results.

2/4/2026 Finding the Right Vacant Land and Development Opportunities in Southwestern Pennsylvania Southwestern Pennsylvania offers one of the most diverse land and redevelopment landscapes in the state. From the urban core of Pittsburgh to expanding suburbs and rural counties, the region presents opportunities across commercial, industrial, residential, agricultural, recreational, and transitional land uses. For buyers, developers, and investors, success depends on understanding where growth is happening, where reinvestment is underway, and where the next wave of opportunity is likely to emerge. The Southwestern Pennsylvania Market at a Glance Southwestern Pennsylvania is not a single market—it’s a collection of interconnected submarkets shaped by: Infrastructure and transportation corridors Employment centers and logistics access Municipal zoning and entitlement capacity Legacy industrial land and redevelopment sites Growth in the region is driven less by raw population increases and more by capital reinvestment, redevelopment, and targeted suburban expansion. Pittsburgh and Allegheny County: Redevelopment at Scale Market Overview Pittsburgh and Allegheny County remain the economic engine of Southwestern Pennsylvania. While developable greenfield land is limited, redevelopment and infill opportunities dominate. Key Opportunities Brownfield and former industrial sites Urban infill residential and mixed-use projects Technology, medical, and institutional redevelopment Riverfront commercial and residential projects Hottest Areas Strip District Lawrenceville Hazelwood East End and North Shore corridors These areas benefit from strong public-private investment and long-term institutional anchors. Beaver County: Industrial and Energy-Driven Growth Market Overview Beaver County has become a focal point for industrial, manufacturing, and logistics development, driven in part by energy and infrastructure investment. Key Land Uses Large-scale industrial and manufacturing sites Warehouse and logistics land near major highways Transitional land near established communities Growth Drivers Highway access Available utility-served land Lower entry pricing than Allegheny County Beaver County remains one of the strongest value-oriented industrial markets in the region. Washington County: Residential Expansion and Logistics Market Overview Washington County continues to experience steady suburban growth, particularly along I-79 and I-70. Key Land Uses Residential subdivisions and townhome developments Commercial corridor sites Industrial and flex space Hot Spots Cecil Township Southpointe corridor Peters Township The county offers a strong mix of affordability, accessibility, and zoning flexibility. Butler County: Suburban Growth and Mixed-Use Development Market Overview Butler County, particularly Cranberry Township, remains one of Southwestern PA’s fastest-growing areas. Key Land Uses Mixed-use commercial development Corporate office and medical space Residential subdivisions and townhomes Path of Progress Growth continues to push north and west from Cranberry, creating opportunities in adjacent municipalities. Westmoreland County: Diversified Land Opportunities Market Overview Westmoreland County offers a broad range of land types and pricing, from suburban to rural. Key Land Uses Industrial and flex redevelopment Residential growth near employment centers Agricultural and transitional land Opportunity Areas Mon Valley communities Route 30 corridor I-70 and I-76 access points Westmoreland is attractive for buyers seeking scale and long-term upside. Armstrong County: Long-Term Value and Large Tracts Market Overview Armstrong County remains a lower-cost, long-term investment market. Key Land Uses Agricultural and timberland Recreational and hunting properties Select industrial and commercial sites Large-acreage tracts offer opportunities for land banking and future redevelopment. Greene County: Energy, Agriculture, and Recreation Market Overview Greene County combines agricultural land, energy-related uses, and recreational properties. Key Land Uses Agricultural and transitional farmland Industrial and energy-adjacent land Recreational and conservation properties Greene County is best suited for investors with longer horizons and specialized use cases. Hottest Markets in Southwestern Pennsylvania (2026 Outlook) Based on development activity and capital investment: Pittsburgh urban core and riverfronts Cranberry Township and southern Butler County Cecil Township and Southpointe corridor Beaver County industrial corridors Mon Valley redevelopment areas Understanding the Path of Progress The “path of progress” in Southwestern Pennsylvania follows: Major highway corridors (I-79, I-70, I-76) Employment centers and logistics hubs Areas with utility capacity and zoning flexibility Savvy buyers focus not just on current demand, but on where infrastructure and investment are heading next. Why Work With a Land and Development Specialist? Land and development transactions are fundamentally different from residential sales. A specialized agent provides: Zoning and entitlement analysis Development feasibility insights Market-specific land valuation Access to off-market opportunities Experience with redevelopment sites An agent who also understands commercial and industrial real estate can position land for its highest and best use, not just its current condition. Final Thoughts Southwestern Pennsylvania remains a region of opportunity through reinvention. Whether the goal is immediate development, long-term land banking, or redevelopment, understanding the nuances of each county and asset class is critical. For buyers and sellers alike, working with a land and development-focused real estate professional can significantly reduce risk and uncover opportunities that others miss.

2/5/2026 Land Opportunities in Pennsylvania’s Allegheny National Forest Region  The Allegheny National Forest (ANF) region of northwestern Pennsylvania represents one of the largest, most unique land markets in the Commonwealth. Spanning over 500,000 acres across Elk, Forest, Warren, and McKean Counties, the area combines vast public forestland with privately owned tracts used for recreation, timber, investment, and limited residential development. For buyers and sellers of vacant land, the Allegheny National Forest region offers scale, affordability, and long-term value, especially for those who understand how public and private lands coexist. Understanding the Allegheny National Forest Region The Allegheny National Forest itself is federally owned and managed, but it is surrounded by—and interwoven with—private landholdings. This creates a landscape where privately owned parcels benefit directly from adjacency to protected forestland, recreational access, and long-term conservation stability. Unlike many parts of Pennsylvania, development pressure here is low to moderate, which helps preserve land value for recreation, timber, and long-term investment rather than short-term speculation.  Public vs. Private Land: How the Landscape Is Divided Approximately: 60–65% of land in the core ANF area is publicly owned 35–40% is privately owned vacant or improved land Public land: Is not developable Preserves viewsheds, access, and habitat Enhances long-term desirability of nearby private parcels Private land: Is where all buying, selling, development, and timber activity occurs Often borders or is surrounded by public forestland Gains value from guaranteed open space and recreational access This balance is a major reason people are drawn to the region. Primary Land Uses in the Allegheny National Forest Area Recreational Land The most common use for privately owned land includes: Hunting properties Fishing access Cabins and seasonal retreats ATV, snowmobile, and trail access Many buyers specifically seek land that borders or is near public forestland to expand usable acreage without owning it. Forest and Timberland The region is one of Pennsylvania’s most productive hardwood timber markets, known for: Black cherry Red oak Sugar maple Mixed hardwood stands Timberland is often purchased for: Long-term timber management Periodic harvest income Conservation and legacy holdings Agricultural and Rural Residential Land While large-scale farming is limited, agricultural uses include: Hay fields Small livestock operations Hobby farms Rural homesteads Residential development is typically: Low density Cabin-based or seasonal Subject to septic and access constraints Limited Development and Investment Land Development tends to be: Small-scale subdivisions Camp or retreat properties Recreational communities Conservation-oriented investment holdings Large commercial or industrial development is uncommon and generally discouraged by geography and infrastructure. Lot Sizes and Tract Availability One of the region’s biggest advantages is variety and scale. Typical Lot Sizes Small recreational lots: 1–5 acres Cabin and rural residential parcels: 5–20 acres Recreational and timber tracts: 20–100+ acres Institutional and legacy holdings: 100–500+ acres (occasionally available) Compared to most of Pennsylvania, larger tracts remain far more attainable here. Average Price Per Acre (2026 Market Ranges) Pricing varies based on access, timber value, topography, and proximity to public land. General ranges: Small recreational parcels: $2,000–$5,000 per acre Cabin-ready and improved land: $4,000–$8,000 per acre Timberland and large tracts: $1,500–$4,000 per acre Premium parcels with frontage or views: $6,000–$10,000+ per acre Timber value, road frontage, and utilities can materially affect pricing. Cities, Towns, and Best Areas to Look for Land Warren (Warren County) Gateway to the Allegheny National Forest Strong access to recreation, river frontage, and services Popular for cabin, hunting, and timber tracts Kane (McKean County) Close to core forest areas Affordable land pricing Strong hunting and timber market Marienville (Forest County) Surrounded by public forestland Known for recreational properties ATV, snowmobile, and hunting hub Ridgway and Johnsonburg (Elk County) Mix of timber, recreational, and rural residential land Access to Elk State Forest and ANF lands Growing interest in conservation-oriented purchases Sheffield, Tidioute, and Smaller Townships Extremely low-density land markets Ideal for large-acreage buyers Long-term investment and legacy holdings Hunting and Fishing in the ANF Region The Allegheny National Forest area is one of Pennsylvania’s premier outdoor recreation regions. Hunting Whitetail deer Black bear Turkey Small game Private land adjacent to public forest is especially valuable for controlled access and pressure management. Fishing Allegheny River Kinzua Creek Reservoirs and streams Cold-water trout fisheries Access and frontage can significantly increase land desirability. Why People Buy Land in the Allegheny National Forest Area Buyers are typically motivated by: Privacy and seclusion Outdoor recreation access Long-term land ownership and legacy planning Timber income potential Conservation and stewardship goals Affordable entry compared to other Pennsylvania regions This is not a speculative flip market—it is a long-term value and use-driven market. The Importance of Working With a Land Specialist Land in the Allegheny National Forest region requires specialized knowledge. A land-focused agent understands: The importance of timber valuation and harvest history  Access rights and easements Public land adjacency impacts Septic feasibility and soils Zoning and township regulations Recreational and investment buyer profiles For sellers, this expertise helps ensure land is:  Properly priced Marketed to the right audience Presented with accurate technical information For buyers, it reduces risk and uncovers opportunities that general listings often miss. Final Thoughts The Allegheny National Forest region offers some of Pennsylvania’s most authentic land ownership opportunities—from timber and hunting tracts to recreational retreats and long-term investments. For those who value land for use, stewardship, and long-term value, few regions in the state compare.

2/5/2026 Finding the Best Land Along Pennsylvania’s I-80 Corridor Interstate 80 is one of the most important east–west transportation corridors in the United States, and in Pennsylvania, it functions as a backbone for logistics, industrial development, highway commercial uses, and long-term land investment. Stretching more than 300 miles from the Ohio border to the Delaware River, I-80 connects rural land markets with national supply chains and emerging regional growth nodes. For landowners, developers, and investors, understanding where opportunity exists along I-80—and how it changes geographically—is critical to making smart acquisition and development decisions. Why I-80 Matters for Land and Development I-80 in Pennsylvania offers: Direct east–west freight movement across the state Connectivity to I-79, I-81, I-99, I-380, and I-476 Access to ports, rail hubs, and intermodal facilities Lower land costs than I-76 (PA Turnpike) and I-95 corridors Strong appeal for distribution, highway retail, truck services, and industrial users Development intensity varies significantly by region, making location and exit selection more important than raw frontage alone. Western Pennsylvania: Ohio Border to Clearfield County Key Markets & Exits Exit 3–6 (Sharon / Mercer County) – Near I-79 Exit 60–64 (Clarion / New Bethlehem) Exit 97–101 (Clearfield / DuBois) – Near I-99 Development Profile Western Pennsylvania sections of I-80 are characterized by: Truck stops and travel plazas Warehousing and light industrial Highway retail and service businesses Distribution facilities serving the Midwest and Northeast Average Land Costs $20,000–$60,000 per acre Lower pricing for larger tracts Premium for parcels with utilities and flat topography Traffic Counts (AADT) 25,000–45,000 vehicles per day Heavy commercial truck presence Outlook This region offers value-oriented acquisitions, particularly near I-79 and I-99 interchanges, with long-term upside tied to logistics and energy-related industries. Central Pennsylvania: Clearfield to Clinton, Centre & Lycoming Counties Key Markets & Exits DuBois (Exit 97–101) Bellefonte / State College (I-99 connection) Lock Haven (Exit 178–182) Williamsport (Exit 190–194) Development Profile Central PA is one of the strongest balanced development markets along I-80: Industrial parks and flex space Distribution centers Medical and institutional support uses Residential growth near employment centers Average Land Costs $40,000–$120,000 per acre Higher near State College and Williamsport Larger tracts remain available compared to eastern PA Traffic Counts (AADT) 30,000–55,000 vehicles per day Outlook Central Pennsylvania remains a sweet spot for developers—strong infrastructure, workforce availability, and relatively moderate land pricing. This area is well-positioned for continued industrial and mixed-use growth. North-Central Pennsylvania: Lycoming to Columbia, Montour & Northumberland Counties Key Markets & Exits Exit 210–215 (Milton / Lewisburg) Exit 224–228 (Danville / Bloomsburg area) Development Profile This region sees: Medical-related commercial development Distribution and regional logistics Highway-oriented retail and hospitality Light manufacturing Average Land Costs $50,000–$150,000 per acre Premium near medical campuses and I-80/I-180 junctions Traffic Counts (AADT) 35,000–60,000 vehicles per day Outlook With strong institutional anchors and improving infrastructure, this stretch of I-80 is increasingly attractive for mid-sized industrial and service-oriented development. Eastern Pennsylvania: Luzerne, Carbon & Monroe Counties Key Markets & Exits Exit 262–264 (Hazleton) Exit 273–276 (White Haven / Blakeslee) Exit 293–299 (Stroudsburg / Pocono region) Development Profile Eastern I-80 is the most active and competitive land market: Large-scale distribution and fulfillment centers Industrial mega-sites Hospitality and tourism-related development Residential spillover from New Jersey and New York Average Land Costs $150,000–$400,000+ per acre Site-ready land commands significant premiums Scarcity of entitled parcels increases values Traffic Counts (AADT) 60,000–90,000+ vehicles per day Peak congestion during commuter and tourism seasons Outlook This region remains a hot real estate market in 2026, driven by proximity to NYC and the Lehigh Valley. Opportunities exist but require precision, zoning knowledge, and speed. Typical Development Types at I-80 Interchanges Across Pennsylvania, the most common land uses at I-80 exits include: Truck stops and fuel plazas Hotels and short-term lodging Fast food and highway retail Warehousing and distribution Light industrial and flex buildings Service and logistics support facilities Zoning, access management, and PennDOT coordination play a major role in feasibility. Anticipated Growth Along the I-80 Corridor Growth expectations vary by region: Western PA – Steady, value-driven, logistics-focused Central PA – Balanced growth with strong industrial demand Eastern PA – High-growth, high-competition, infrastructure-constrained Future investment is expected to concentrate near: Major interstate junctions Labor-accessible markets Sites with existing utilities and approvals Why Working With a Land & Development Specialist Matters Land along I-80 is not interchangeable. Small differences in: Topography Access Zoning Utility availability PennDOT permitting Traffic flow patterns …can make or break a deal. A land and development-focused real estate professional brings: Exit-level market knowledge Site feasibility analysis Understanding of industrial and commercial users Access to off-market opportunities Experience navigating entitlement and approvals For both buyers and sellers, this expertise translates directly into better pricing, better outcomes, and fewer surprises. Final Thoughts From the Ohio border to the eastern edge of the Pocono Mountains, I-80 offers one of Pennsylvania’s most diverse and opportunity-rich land corridors. Whether the goal is logistics, highway commercial, industrial development, or long-term land investment, success depends on understanding where the corridor is today—and where it’s going next.

2/5/2026 Land & Development Opportunities in Pennsylvania’s College Towns (2026 Outlook)  Pennsylvania is home to one of the largest and most diverse higher-education systems in the country. From major research universities to regional public campuses and private colleges, college towns across the Commonwealth continue to shape local land markets, development patterns, and redevelopment opportunities. In 2026, demand in college towns is being driven less by raw enrollment growth alone and more by housing shortages, aging building stock, institutional expansion, and off-campus lifestyle demand. For landowners, developers, and investors, understanding where growth is occurring — and what types of projects are needed — is key. Development Types in Highest Demand Near College Towns (2026) Across Pennsylvania, the most sought-after land and redevelopment opportunities near college campuses include: Student-oriented multifamily housing Market-rate apartments and townhomes Mixed-use projects near downtowns Faculty and workforce housing Medical, research, and innovation space Adaptive reuse of obsolete commercial and industrial buildings Limited retail and service commercial near campuses Vacant land is increasingly scarce in core areas, pushing activity toward infill sites, redevelopment parcels, and edge-of-town tracts. Major Pennsylvania College Towns: Growth, Demand & Land Pricing State College / Centre County (Penn State University) Growth: Strong Development Activity: Very high Demand drivers: Persistent student housing shortages Research and innovation expansion Downtown mixed-use redevelopment Typical development types: Mid-rise apartments Student housing Mixed-use infill Townhomes outside the borough Average land pricing: Core / infill: $250,000–$500,000+ per acre Fringe areas: $75,000–$150,000 per acre State College remains Pennsylvania’s strongest college-driven land market. Pittsburgh / Allegheny County (University of Pittsburgh, Carnegie Mellon, Duquesne) Growth: Strong Development Activity: Very high Demand drivers: Medical and research expansion Urban infill demand Tech and life sciences growth Typical development types: Multifamily Mixed-use redevelopment Adaptive reuse Institutional expansion support Average land pricing: Urban infill: $300,000–$1M+ per acre Secondary neighborhoods: $150,000–$300,000 per acre Growth is neighborhood-specific, but institutional influence remains powerful. Philadelphia (Penn, Temple, Drexel, etc.) Growth: Moderate to strong Development Activity: High but uneven Demand drivers: University expansion Off-campus housing demand Redevelopment of obsolete properties Typical development types: Student housing Mixed-use infill Redevelopment parcels Average land pricing: Campus-adjacent sites: $400,000–$1M+ per acre Emerging areas: $150,000–$350,000 per acre Highly competitive with zoning and entitlement complexity. West Chester / Chester County (West Chester University) Growth: Strong Development Activity: High Demand drivers: Enrollment growth Downtown vibrancy Limited supply Typical development types: Student apartments Townhomes Mixed-use downtown projects Average land pricing: Borough / near campus: $200,000–$400,000 per acre Outlying areas: $100,000–$200,000 per acre One of the fastest-growing college markets outside major cities. Lancaster / Millersville (Millersville University) Growth: Moderate Development Activity: Increasing Demand drivers: Regional population growth Workforce housing needs Redevelopment opportunities Typical development types: Apartments Townhomes Mixed-use adaptive reuse Average land pricing: Infill: $125,000–$250,000 per acre Fringe: $50,000–$100,000 per acre Bloomsburg / Columbia County (Bloomsburg University) Growth: Flat to modest Development Activity: Moderate Demand drivers: Stable enrollment Affordable housing demand Typical development types: Student rentals Small multifamily Redevelopment of older stock Average land pricing: $40,000–$90,000 per acre Investor-friendly pricing with limited large-scale growth. Indiana / Indiana County (IUP) Growth: Flat Development Activity: Limited but steady Demand drivers: Existing student housing needs Aging inventory Typical development types: Small apartment projects Renovation and reuse Average land pricing: $30,000–$75,000 per acre More of a cash-flow and redevelopment market than a growth play. California / Washington County (Cal U / PennWest) Growth: Flat to declining Development Activity: Low Demand drivers: Consolidated enrollment Redevelopment over new construction Typical development types: Adaptive reuse Affordable housing Average land pricing: $25,000–$60,000 per acre Slippery Rock / Butler County (Slippery Rock University) Growth: Modest Development Activity: Selective Demand drivers: Regional housing demand Proximity to Pittsburgh Typical development types: Student housing Small multifamily Residential subdivisions Average land pricing: $50,000–$125,000 per acre Kutztown / Berks County (Kutztown University) Growth: Flat Development Activity: Moderate Demand drivers: Stable enrollment Affordable housing needs Typical development types: Apartments Student rentals Average land pricing: $60,000–$120,000 per acre Clarion / Clarion County (PennWest) Growth: Declining Development Activity: Low Demand drivers: Redevelopment Long-term repositioning Typical development types: Adaptive reuse Small-scale housing Average land pricing: $15,000–$40,000 per acre College Town Growth Summary (2026) Strong Growth Markets State College Pittsburgh Philadelphia (select submarkets) West Chester Stable / Flat Markets Lancaster / Millersville Bloomsburg Slippery Rock Kutztown Challenged or Declining Markets Indiana California (PA) Clarion Smaller rural campuses Why a Land & Development Specialist Matters in College Towns College town land markets are highly nuanced. Zoning overlays, student housing regulations, neighborhood opposition, and institutional influence all affect value and feasibility. A land specialist brings:  Zoning and density expertise Redevelopment feasibility evaluation Knowledge of student vs. market-rate housing dynamics Access to off-market and infill opportunities Experience coordinating with municipalities and institutions For sellers, this ensures land is positioned correctly — not underpriced or marketed to the wrong audience. For buyers and developers, it reduces entitlement risk and identifies projects that actually pencil. Final Thoughts Pennsylvania’s college towns remain some of the most resilient and opportunity-rich land markets in the state — but only when approached strategically. In 2026, success is less about speculation and more about understanding demand, constraints, and long-term institutional influence. The right site, in the right location, with the right plan, can outperform almost any other asset class.

2/5/2026 Buying and Selling Camps and RV Parks in Pennsylvania (2026 Market Guide)  Camps and RV parks have become one of the fastest-growing land-based real estate asset classes in Pennsylvania. Driven by outdoor recreation trends, regional tourism, remote work flexibility, and a renewed interest in experiential travel, demand for both established campgrounds and new RV park development sites continues to rise. For landowners, operators, and investors, Pennsylvania offers a rare combination of diverse geography, strong population access, and year-round recreational demand—making it a highly attractive market for campground and RV park ownership. Popular Regions for Camps and RV Parks in Pennsylvania Pocono Mountains (Monroe, Pike, Carbon, Wayne Counties) Popularity: Very high Demand Outlook: Strong and growing  The Pocono region remains Pennsylvania’s premier camping and RV destination, driven by: Proximity to New York and New Jersey Four-season tourism Established recreation and hospitality infrastructure Most in-demand types: Full-hookup RV resorts Seasonal campgrounds Glamping and cabin hybrids Laurel Highlands (Fayette, Somerset, Westmoreland Counties) Popularity: High Demand Outlook: Strong Known for scenic landscapes and outdoor recreation, this region supports: Family campgrounds Cabin-oriented parks Adventure-based camping Allegheny National Forest & North Central PA (Elk, Forest, Warren, McKean, Potter Counties) Popularity: High Demand Outlook: Strong, especially for rustic offerings This region is ideal for: Primitive and semi-improved camps Hunting and fishing-oriented parks Seasonal and long-term stay campgrounds Lake Regions (Pymatuning, Raystown Lake, Lake Wallenpaupack) Popularity: Very high Demand Outlook: Extremely strong Water access drives premium pricing for: RV resorts Seasonal lakefront camps Mixed-use camp communities Central Pennsylvania & I-80 / I-81 Corridors (Centre, Lycoming, Clinton, Dauphin Counties) Popularity: Moderate to high Demand Outlook: Growing Demand is driven by: Traveling RV users Sports, events, and university activity Pass-through tourism Areas with the Greatest Need for New Camps & RV Parks in 2026  Eastern Pennsylvania outside the Pocono core Western Pennsylvania near metro areas Central PA travel corridors Lake-adjacent markets with limited inventory Municipalities increasingly recognize the economic benefits of campgrounds, improving zoning acceptance in select areas. Types of Camps and RV Parks & Where Demand Is Strongest Primitive & Rustic Campgrounds Size: 20–100 acres  Demand: North Central PA, forest regions Buyer profile: Private owners, conservation buyers Family Campgrounds Size: 30–150 acres Demand: Statewide Amenities: Bathhouses, pools, playgrounds RV Resorts (Full-Hookup) Size: 40–200+ acres Demand: Pocono Mountains, lake regions Buyer profile: Institutional and regional operators Seasonal / Membership Campgrounds Size: 50–300 acres Demand: Eastern and Central PA Revenue: Stable recurring income Glamping & Hybrid Parks Size: 10–75 acres Demand: Scenic and tourism-driven areas Growth segment: Very strong Pricing & Valuation of Camps and RV Parks (2026) Typical Pricing Ranges Small rustic campgrounds: $500,000 – $1.5M Family campgrounds: $1.5M – $4M RV resorts: $3M – $12M+ Seasonal membership parks: $4M – $15M+ Per-Site Pricing Rustic sites: $10,000 – $25,000 per site Improved RV sites: $40,000 – $90,000 per site Resort-style sites: $100,000+ per site Valuation Methods Used Income capitalization EBITDA multiples Per-site valuation Replacement cost analysis Land value plus infrastructure Zoning, entitlements, expansion potential, and utility capacity significantly impact value. Sales Volume & Buyer Activity in Pennsylvania Annual Transactions Approximately 60–100 campground and RV park sales per year Majority are small to mid-size properties Buyer Sources Pennsylvania-based owner-operators Regional investors (NY, NJ, OH, MD) Institutional outdoor hospitality groups Lifestyle and family buyers Popularity & Future Outlook Camps and RV parks in Pennsylvania are expected to see: Continued demand growth through 2030 Increased institutional interest Rising land and infrastructure costs Greater emphasis on amenities and experience The asset class has proven recession-resilient and adaptable. Why a Land & Development Specialist Matters Camps and RV parks sit at the intersection of: Land use and zoning Hospitality operations Infrastructure and utilities Environmental regulations Long-term expansion planning A land-focused real estate professional brings: Zoning and feasibility expertise Development and expansion analysis Off-market opportunities Valuation modeling  Buyer targeting  This expertise is critical for both sellers maximizing value and buyers minimizing risk. Final Thoughts Pennsylvania remains one of the strongest states in the Northeast for camp and RV park ownership. From rustic forest retreats to high-end RV resorts, the diversity of land, demand drivers, and buyer interest makes this asset class both financially compelling and operationally flexible.

2/5/2026 Pennsylvania Camp & RV Park Transactions: Case Studies and a Buyer’s Checklist  Camps and RV parks have evolved from niche recreational properties into a serious real estate asset class across Pennsylvania. In 2026, demand is being driven by outdoor tourism, regional travel, remote work flexibility, and a growing preference for experience-based lodging. As a result, buyers are actively seeking existing campgrounds and RV parks with expansion potential, while sellers are discovering that these properties can command strong valuations when properly positioned. Unlike traditional commercial real estate, camps and RV parks sit at the intersection of land use, infrastructure, hospitality, and long-term development planning. This blog takes a closer look at how recent transactions have played out across Pennsylvania — and what buyers should evaluate before acquiring a campground or RV park. Recent Camp & RV Park Case Studies in Pennsylvania The following examples reflect real-world transaction patterns seen across the Commonwealth. Details are generalized to protect confidentiality while highlighting how value is created and measured. Pocono Mountains RV Resort Expansion Region: Monroe County, PA Property Type: Full-hookup RV resort Size: ~95 acres Sites: 180 existing sites with expansion capacity A well-established RV resort in the Pocono Mountains was acquired by an institutional outdoor hospitality buyer from a long-term family owner. While operations were stable, the property included excess acreage and underutilized infrastructure. Purchase Price: ~$8.5 million Initial Per-Site Value: ~$47,000 (existing sites only) Value Creation: The buyer expanded the number of full-hookup sites, upgraded utilities, improved amenities, and introduced premium seasonal memberships. Within two seasons, NOI increased substantially and effective per-site value exceeded $65,000. Takeaway: Expansion land and zoning flexibility can materially increase value in high-demand tourism markets. Allegheny National Forest Area Campground Region: Forest / Warren County area Property Type: Rustic recreational campground Size: ~120 acres Sites: 65 campsites and cabins This forest-adjacent campground appealed to a private buyer seeking recreational use with income potential. Its proximity to public land enhanced hunting, fishing, and outdoor appeal. Purchase Price: ~$1.25 million Land Value: ~$10,400 per acre (including improvements) Value Creation: Rather than aggressive expansion, the buyer focused on modest capital improvements, cabin upgrades, and operational efficiencies. Occupancy and revenue improved with minimal risk. Takeaway: In North Central Pennsylvania, low-density recreational camps can perform well with disciplined management rather than major construction. Central Pennsylvania Highway-Oriented RV Park Region: I-80 / I-99 corridor  Property Type: Overnight RV park Size: ~22 acres Sites: 58 pull-through sites A regional investor acquired this travel-oriented RV park serving transient traffic and seasonal workers. Purchase Price: ~$2.4 million Per-Site Value: ~$41,000 Value Creation: By improving visibility, upgrading electric service, and adding pull-through sites, the buyer increased utilization without materially expanding the footprint. Takeaway: High-traffic corridor parks benefit more from site efficiency and pricing strategy than resort-style amenities. Laurel Highlands Family Campground Redevelopment Region: Fayette County, PA Property Type: Family campground Size: ~75 acres Sites: 110 campsites This campground had strong location fundamentals but suffered from deferred maintenance and outdated facilities. Purchase Price: ~$1.9 million Per-Site Value: ~$17,000 Value Creation: Capital was invested in bathhouses, common areas, and programming. A shift toward seasonal campers stabilized revenue and improved cash flow. Takeaway: Operational improvements alone can dramatically increase value without new site construction. Lake-Adjacent Seasonal Campground Region: Raystown Lake area Property Type: Seasonal membership campground Size: ~140 acres Sites: 210 seasonal memberships A multi-state buyer targeted this property for its predictable income and lake proximity. Purchase Price: ~$6.8 million Per-Site Value: ~$32,000 Value Creation: Modest pricing adjustments, limited glamping additions, and utility upgrades improved margins while preserving the property’s long-term appeal. Takeaway: Seasonal membership models offer stable cash flow and strong resale demand.  Buyer’s Checklist: Camps & RV Parks in Pennsylvania Buying a campground or RV park requires far more diligence than a typical commercial acquisition. The following checklist outlines the core items buyers should evaluate before moving forward. 1. Location and Market Demand Regional tourism drivers and seasonality Proximity to highways, lakes, state parks, or public lands Competing campgrounds within a 30–60 minute radius Local acceptance of tourism-based land uses  2. Zoning, Land Use, and Approvals Confirm campground or RV park use is permitted Approved site count vs. existing sites Expansion rights and approval process Seasonal vs. year-round occupancy rules Local campground ordinances Many Pennsylvania parks operate under grandfathered approvals, making expansion a critical due-diligence item. 3. Acreage, Layout, and Expansion Potential Total acreage vs. usable acreage Topography and floodplain constraints Internal road design and site spacing Buffering and neighboring land uses Typical acreage needs vary widely: Rustic camps: ~1–2 acres per site Family campgrounds: ~0.5–1 acre per site RV resorts: ~0.25–0.5 acre per site 4. Utilities and Infrastructure Water source and capacity Sewer or septic systems Electrical service and upgrade potential Internet and cellular coverage Stormwater compliance Infrastructure condition is one of the largest drivers of value and risk. 5. Site Mix and Amenities Full-hookup vs. partial-hookup sites Pull-through vs. back-in RV sites Tent areas, cabins, park models, or glamping units Bathhouses, pools, recreation amenities The site mix directly influences guest profile, pricing power, and resale value. 6. Financial Performance 3–5 years of operating history Seasonal vs. transient revenue mix Expense structure and staffing Deferred maintenance Most parks are valued on NOI or EBITDA, not land value alone. 7. Valuation Metrics Price per site (by type) Cap rate or EBITDA multiple Replacement cost vs. acquisition cost Expansion upside Per-site values in Pennsylvania range widely based on amenities and location. 8. Environmental and Regulatory Review Floodplain and wetlands Septic and wastewater permits PA DEP compliance Conservation or timber restrictions Environmental limitations often impact expansion more than zoning. 9. Operations and Management Owner-operated vs. managed Reservation systems and marketing Staffing requirements Rules and enforcement Operational efficiency can materially improve value without construction. 10. Exit Strategy Target buyer pool on resale Hold period and expansion timeline Long-term tourism and recreation trends Successful buyers evaluate the exit strategy from day one. Why a Land & Development Specialist Matters Camps and RV parks are not commodity properties. They require expertise in: Zoning and land use Infrastructure and expansion feasibility Specialty valuation methods Buyer targeting and confidential marketing A land and development-focused real estate professional helps buyers reduce risk and helps sellers unlock value that may not be obvious in a traditional listing. Final Thoughts Pennsylvania remains one of the strongest states in the Northeast for campground and RV park ownership. Whether the opportunity lies in expansion, redevelopment, or operational improvement, success depends on understanding land fundamentals, regulatory constraints, and market demand. For buyers and sellers alike, informed strategy — backed by specialized expertise — makes all the difference.

2/6/2026 Vacant Land Opportunities at Raystown Lake, Pennsylvania  Raystown Lake is one of Pennsylvania’s most unique land markets. With expansive public shoreline, limited private lakefront ownership, and consistent recreation-driven demand, the Raystown Lake region offers a blend of scarcity, long-term investment potential, and lifestyle-driven land value that is difficult to replicate elsewhere in the Commonwealth. For landowners, buyers, developers, and investors, understanding how Raystown Lake was created, how land ownership works, and where private opportunities actually exist is critical to making smart decisions. The History of Raystown Lake and the Role of the Army Corps of Engineers Raystown Lake was created in 1973 with the completion of the Raystown Dam by the U.S. Army Corps of Engineers. The project was designed primarily for: Flood control along the Juniata River Water quality management Downstream flow regulation Unlike naturally formed lakes, Raystown is a federally managed reservoir, which has a direct impact on land ownership, development rights, and shoreline access. The Army Corps of Engineers continues to manage: Water levels Shoreline protection Recreational infrastructure Adjacent public lands This long-term federal oversight has preserved the lake’s character while limiting overdevelopment. The Purpose and Recreational Value of Raystown Lake Raystown Lake is Pennsylvania’s largest lake entirely within the state, with: Over 8,300 acres of water Approximately 118 miles of shoreline Major recreational uses include: Boating and sailing Fishing (striped bass, walleye, trout) Swimming and beaches Hiking and biking trails Camping and hunting on adjacent public lands Because most shoreline is publicly owned, Raystown has remained uncrowded and scenic, which continues to drive visitor demand. Public vs. Private Land at Raystown Lake One of the defining characteristics of Raystown Lake is the high percentage of publicly owned land. Approximate Land Ownership Breakdown 80–85% publicly owned (Army Corps of Engineers and state agencies) 15–20% privately owned Private land is generally: Set back from the shoreline Located above or outside the Corps’ control boundary Subject to strict development and environmental regulations True private lakefront parcels are extremely limited, making them some of the most valuable properties in the region. Where Private Vacant Land Exists Near Raystown Lake While shoreline ownership is scarce, vacant land opportunities exist in surrounding townships and elevated areas with lake views or short drive access. Key areas include: Union Township Lincoln Township Shirleysburg area Todd Township Marklesburg vicinity Henderson Township These areas offer: Recreational and residential tracts Short-term rental development potential Cabin and second-home opportunities Timber and long-term hold land Surrounding Towns and Development Activity Huntingdon The largest nearby town, Huntingdon serves as the commercial and service hub for the Raystown Lake area. Recent and ongoing development: Small multifamily and townhomes Short-term rental conversions Commercial reinvestment Medical and education-related growth (Juniata College) Marklesburg Closest community to the dam and major recreation areas. Development characteristics: Limited supply Strong seasonal demand Vacation homes and STRs Premium pricing relative to size Saxton and Broad Top Area Located south and east of the lake.  Opportunities include: Larger acreage tracts Recreational and timberland Long-term hold investments Value-oriented acquisitions Huntingdon County Countryside Surrounding rural areas provide: Large tracts at lower per-acre pricing Fewer zoning constraints Opportunities for cabins, camps, and land banking Population and Demographic Trends Huntingdon County has a stable but aging population, with: Population around 45,000 Median age higher than the state average Seasonal population surges tied to tourism and recreation While year-round population growth is modest, visitor counts and seasonal occupancy continue to rise, which is more relevant for land and STR investment. Short-Term Rental (STR) Opportunities at Raystown Lake Short-term rentals have become one of the strongest drivers of land value in the Raystown Lake region. Why STRs Perform Well at Raystown Limited hotel inventory Strong summer and fall demand Family-oriented tourism Boating, fishing, and event-driven visits Proximity to central Pennsylvania population centers STR-Friendly Property Types Lake-view homes (not necessarily waterfront) Cabins within 5–15 minutes of marinas Large homes for group rentals Hybrid cabin-and-camp properties STR Regulatory Environment Mostly township-level regulation Generally more permissive than urban markets Due diligence is critical, as rules vary by municipality Vacant land suitable for STR development often commands a premium when zoning, access, and utilities align. Land Pricing in the Raystown Lake Area (2026 Estimates) Pricing varies widely by location, access, and development potential. Approximate Price Ranges Lake-adjacent / view parcels: $80,000–$200,000+ per acre Near-lake residential land: $40,000–$80,000 per acre Rural recreational land: $15,000–$35,000 per acre Large timber or recreational tracts: $8,000–$20,000 per acre True waterfront parcels, when available, often trade well above typical per-acre metrics. Recreation, Dining, and Entertainment Key attractions include: Raystown Lake Visitor Center Seven Points Marina James Creek Marina Tatman Run and Susquehannock Campgrounds Hiking and biking trails Seasonal events and festivals Dining and entertainment options are concentrated in: Huntingdon Marklesburg Seasonal lake-area establishments This limited but growing amenity base supports continued STR and vacation-home demand. Raystown Lake as a Long-Term Investment Market From an investment standpoint, Raystown Lake benefits from: Controlled development Public land protection Scarcity of private shoreline Strong recreational demand Relative affordability compared to out-of-state lake markets Common Investment Strategies Buy-and-hold recreational land STR-focused residential development Cabin and vacation rental builds Timberland ownership with recreational overlay Timber and Natural Resource Opportunities Many tracts around Raystown include: Mixed hardwood timber Periodic harvest potential Recreational and conservation value Long-term appreciation Timber income can help offset holding costs while preserving land value. Why Working With a Land Specialist Matters Raystown Lake land transactions require specialized knowledge, including: Army Corps boundary lines Environmental and shoreline restrictions Township zoning nuances STR regulations Timber valuation Development feasibility A land and development-focused real estate professional helps buyers identify what is actually buildable and usable, and helps sellers position land correctly in a market defined by scarcity. Final Thoughts Raystown Lake is not a mass-development market — and that is precisely its appeal. With limited private land, strong recreation demand, and long-term public stewardship, the region offers durable land value and strategic investment opportunity for those who understand its constraints and potential.

2/7/2026 Site Analysis, Site Selection, and Due Diligence for Warehouse & Light Industrial Land in Pennsylvania  Pennsylvania sits at the crossroads of the Northeast, Mid-Atlantic, and Midwest. That geographic advantage has made the Commonwealth one of the most active markets in the country for warehousing, logistics, and light industrial development. But not all land is created equal — and successful projects depend on disciplined site analysis, informed site selection, and rigorous due diligence. Whether the goal is a greenfield warehouse, a last-mile distribution center, or a light industrial redevelopment project, understanding how Pennsylvania’s markets, corridors, zoning frameworks, and entitlement processes differ is critical. Pennsylvania’s Industrial Development Landscape Pennsylvania’s industrial real estate demand is driven by: E-commerce and last-mile logistics Regional distribution and fulfillment Advanced manufacturing Food processing and cold storage Flex industrial and contractor space The state’s strength lies in connectivity, with easy access to major population centers including New York, New Jersey, Washington DC, Baltimore, Cleveland, and Columbus — often within a single day’s drive. Key Industrial Corridors in Pennsylvania Interstate 76 (Pennsylvania Turnpike) The backbone of industrial development across the state. Key markets: Pittsburgh metro Harrisburg / Carlisle / Mechanicsburg Lehigh Valley Southeastern PA Highly favored for: Regional distribution centers Large-format warehousing E-commerce fulfillment Interstate 81 One of the most active warehouse corridors in the eastern U.S. Key markets: Harrisburg Carlisle Chambersburg Wilkes-Barre / Scranton Known for: National distribution hubs Big-box warehouses Logistics campuses Interstate 80 A transcontinental route cutting across northern Pennsylvania. Key markets: Clearfield County Clinton County Lycoming County Luzerne County Best suited for: Regional and mid-size distribution Value-oriented industrial land Trucking and logistics support uses Interstate 79 and Interstate 70 Important north-south and east-west routes in Western Pennsylvania. Key markets: Cranberry Township Washington County Beaver County Westmoreland County Common uses: Light industrial Flex space Manufacturing support facilities I-95, US 30, US 22, and Other Key Routes I-95: Critical for port-adjacent logistics in Philadelphia US 30: Major industrial spine across south-central PA US 22: Connects Pittsburgh to Central and Eastern PA These corridors support: Urban and suburban infill warehouses Redevelopment projects Smaller footprint distribution centers Market-by-Market Overview Southeastern Pennsylvania Includes Philadelphia, Bucks, Montgomery, Chester, and Delaware counties. Strengths: Proximity to ports, rail, and dense population Strong labor pool Last-mile logistics demand Challenges: High land costs Entitlement complexity Community opposition in some jurisdictions Northeastern Pennsylvania Includes Wilkes-Barre, Scranton, and the I-81 corridor. Strengths: Large tracts of entitled industrial land Competitive pricing Strong municipal support One of the most active warehouse markets in the country. Central Pennsylvania Includes Harrisburg, Carlisle, York, Lebanon, and surrounding areas. Strengths: Centralized location Excellent highway connectivity Favorable zoning in many townships Often considered the logistics heart of Pennsylvania. Southwestern Pennsylvania Includes Pittsburgh and surrounding counties. Strengths: Redevelopment opportunities Access to skilled labor Emerging logistics demand Ideal for: Urban industrial reuse Light manufacturing Flex industrial projects Northwestern Pennsylvania Includes Erie and surrounding counties. Strengths: Lower land costs Access to Great Lakes shipping Manufacturing legacy sites Best suited for: Specialized manufacturing Cold storage Cross-border logistics with Ohio and New York Redevelopment Opportunities in Pennsylvania Cities Pittsburgh Former steel and manufacturing sites offer:  Brownfield redevelopment potential Urban logistics Tech-enabled industrial reuse Philadelphia Strong demand for: Last-mile warehouses Port-oriented logistics Adaptive reuse of industrial buildings Harrisburg A prime location for: Distribution centers Light industrial parks Government-related logistics Wilkes-Barre & Scranton Among the strongest big-box warehouse markets nationally, particularly along I-81. Erie, Williamsport, Altoona Value-oriented markets with: Smaller industrial footprints Manufacturing reuse Regional distribution potential Keystone Opportunity Zones (KOZ) KOZ properties offer: State and local tax abatements Reduced operating costs Incentives for redevelopment Industrial and warehouse users can significantly improve project economics by targeting KOZ-designated sites, particularly in urban and legacy industrial areas. Site Analysis for Warehouse & Light Industrial Land Zoning and Land Use Confirm: Permitted industrial uses Building height and coverage limits Truck access and parking allowances Rezoning or variances may be required in some jurisdictions. Location and Access Key considerations include: Distance to interstates Turning radius for trucks Access to rail or ports (if applicable) Proximity to labor pools Environmental and Physical Factors Evaluate: Floodplain designation Wetlands Soil bearing capacity Prior industrial use history These factors can materially impact development feasibility and cost. Due Diligence Essentials Environmental Testing Phase I Environmental Site Assessment Phase II testing (if required) Act 2 compliance in Pennsylvania Engineering and Utility Review Water, sewer, and stormwater capacity Electric and natural gas availability Broadband and fiber access Title and Survey ALTA survey Access easements Encroachments and setbacks Entitlement and Approval Process Entitlement varies significantly by jurisdiction but generally includes: Land development plan approval Zoning or conditional use approval Stormwater management approval PennDOT highway occupancy permits (HOPs) Timelines can range from 6 months to over 18 months, depending on municipality and project complexity. Why a Land & Development Specialist Matters Warehouse and industrial projects demand expertise beyond traditional brokerage. A land and development specialist brings: Zoning and entitlement knowledge Corridor-specific market insight Experience with environmental and engineering issues Relationships with municipalities and consultants For buyers, this reduces risk. For sellers, it maximizes land value by positioning sites correctly for industrial users. Final Thoughts Pennsylvania remains one of the most strategic states in the U.S. for warehouse and light industrial development. But success depends on choosing the right site, understanding regulatory frameworks, and executing thorough due diligence. Whether pursuing greenfield development or industrial redevelopment, informed site selection is the foundation of a profitable project.

2/7/2026 Pennsylvania Industrial Land Markets: Pricing, Rents, Absorption, and Site Underwriting in 2026 Pennsylvania has quietly become one of the most important warehouse and light industrial states in the eastern United States. Sitting at the intersection of the Northeast, Mid-Atlantic, Midwest, and Southeast, the Commonwealth offers a rare combination of population reach, transportation infrastructure, labor availability, and relative land affordability. But Pennsylvania is not one industrial market — it is several distinct markets, each with its own land pricing, absorption pace, rent profile, and entitlement reality. For developers, investors, and landowners, understanding these differences is essential to underwriting land correctly and avoiding costly mistakes. This guide breaks down industrial land pricing, rents, vacancy rates, and absorption trends by region and corridor, and concludes with a practical underwriting checklist for warehouse and light industrial development sites across Pennsylvania. Major Industrial Corridors Driving Demand Pennsylvania’s industrial growth follows its transportation network: I-81 – National big-box distribution backbone I-78 – High-value Lehigh Valley / NYC–NJ logistics corridor I-76 (PA Turnpike) – Statewide east-west distribution spine I-95 – Port-oriented and last-mile logistics I-80 – Regional and long-haul trucking corridor I-79 / I-70 – Southwestern PA manufacturing and logistics US 22 & US 30 – Secondary industrial and flex corridors Industrial Land Pricing, Rents, and Vacancy by Market (2026) Southeastern Pennsylvania (Philadelphia Metro & Suburbs) Industrial Land Pricing Entitled land: $250,000 – $500,000+ per acre  Infill / last-mile sites: $400,000 – $700,000+ per acre Redevelopment sites: $150,000 – $300,000 per acre Industrial Rents Bulk warehouse: $9.50 – $13.50/SF NNN Last-mile / infill: $14.00 – $18.00+/SF NNN Vacancy Rates 4% – 6%, among the tightest in the state Market Notes Land constrained Strong redevelopment and vertical warehousing trend Entitlements drive value more than raw acreage I-78 Corridor (Lehigh Valley: Allentown, Bethlehem, Easton) Industrial Land Pricing Entitled industrial land: $200,000 – $400,000 per acre Raw land near interchanges: $120,000 – $200,000 per acre Industrial Rents Bulk distribution: $9.00 – $12.50/SF NNN Modern Class A facilities push higher Vacancy Rates 5% – 7%, fluctuates with new deliveries Market Notes One of the most competitive logistics corridors in the Northeast Strong national tenant demand Increasing entitlement scrutiny and infrastructure pressure Northeastern Pennsylvania (I-81 Corridor: Wilkes-Barre / Scranton) Industrial Land Pricing Entitled land: $80,000 – $150,000 per acre Raw land: $50,000 – $90,000 per acre Industrial Rents Bulk warehouse: $6.75 – $9.25/SF NNN Vacancy Rates 6% – 9%, highly dependent on big-box deliveries Market Notes One of the strongest absorption markets nationally Ideal for large-format logistics Still offers value relative to I-78 and Philly Central Pennsylvania (Harrisburg, Carlisle, Lebanon, York) Industrial Land Pricing Entitled land: $100,000 – $200,000 per acre Raw land near I-81 / I-76: $60,000 – $120,000 per acre Industrial Rents Distribution / logistics: $7.50 – $10.50/SF NNN Vacancy Rates 5% – 8% Market Notes Balanced demand from regional distributors Strong infrastructure and predictable entitlement process Excellent risk-adjusted development environment Southwestern Pennsylvania (Pittsburgh Metro) Industrial Land Pricing Suburban sites: $75,000 – $150,000 per acre  Urban redevelopment: $40,000 – $200,000 per acre Greenfield outer counties: $40,000 – $80,000 per acre Industrial Rents Light industrial / flex: $7.00 – $10.00/SF NNN  Specialized facilities may exceed this range Vacancy Rates 7% – 10% Market Notes Redevelopment-driven market Strong for advanced manufacturing and flex Longer entitlement timelines in urban areas Northwestern Pennsylvania (Erie & Surrounding Counties) Industrial Land Pricing Industrial land: $25,000 – $60,000 per acre Industrial Rents Manufacturing / warehouse: $5.50 – $8.00/SF NNN Vacancy Rates 8% – 12% Market Notes Slower absorption Cost-driven projects perform best Attractive for owner-users and specialized operations I-80 Corridor (Northern Pennsylvania) Industrial Land Pricing Interchange locations: $30,000 – $70,000 per acre Rural sites: $15,000 – $40,000 per acre Industrial Rents Regional warehouse: $5.50 – $8.50/SF NNN Vacancy Rates 9% – 12% Market Notes Best for trucking, regional distribution, outdoor storage Infrastructure access is the key value driver Absorption Trends Across Pennsylvania Highest absorption: I-81, I-78, I-76 east Moderate absorption: Central PA, Pittsburgh metro Selective absorption: I-80 corridor, Northwestern PA Projects with entitlements, utilities, and highway access consistently outperform speculative raw land. Developer Site Underwriting Checklist Warehouse & Light Industrial Land (Pennsylvania) Location & Access Distance to interstate interchange Truck turning radius and ingress/egress PennDOT Highway Occupancy Permit (HOP) feasibility Zoning & Entitlements Permitted industrial uses Building height and coverage limits Conditional use or rezoning requirements Municipal development climate Physical Characteristics Acreage and buildable area Topography and grading costs Soil bearing capacity Environmental Phase I Environmental Site Assessment Phase II (if required) Floodplain and wetlands review Act 2 implications (redevelopment sites) Utilities & Infrastructure Water and sewer capacity Electric and natural gas availability Stormwater management requirements Fiber and broadband access Market Feasibility Achievable rents Absorption velocity Competing pipeline Exit liquidity Financial Metrics Land basis per buildable acre Entitlement timeline Total development cost vs. replacement cost Stabilized yield and exit cap rate Why a Land & Industrial Specialist Matters Industrial land success depends on more than price per acre. A land and development specialist understands: Corridor-specific demand Municipal entitlement nuance Infrastructure constraints Environmental and redevelopment risk How buyers actually underwrite sites For buyers, this reduces risk and shortens timelines. For sellers, it positions land to command premium pricing by aligning with real industrial demand. Final Thoughts Pennsylvania remains one of the most compelling industrial development states in the eastern U.S. — but the best opportunities are market-specific, corridor-driven, and entitlement-dependent. Accurate pricing, realistic rent assumptions, and disciplined underwriting are what separate successful projects from stalled ones.

2/8/2026 Buying and Selling Industrial & Commercial Land in Southwestern Pennsylvania Markets, Pricing, Entitlements, and Redevelopment Profiles Southwestern Pennsylvania has re-emerged as one of the most strategically positioned and undervalued industrial and commercial land markets in the eastern United States. Long known for heavy industry, the region has evolved into a diversified landscape of light industrial, advanced manufacturing, warehousing and distribution, office-flex campuses, and large-scale redevelopment projects. For buyers, sellers, and developers, success in this market depends less on speculation and more on understanding entitlement status, zoning nuance, infrastructure access, and redevelopment pathways. This guide examines the industrial and commercial land market across Allegheny, Beaver, Butler, Washington, Armstrong, Westmoreland, and Fayette Counties, with a deep dive into pricing, development strategies, and real-world redevelopment outcomes. Why Southwestern Pennsylvania Works for Industrial & Commercial Development Southwestern PA benefits from a rare convergence of assets: Access to Interstates 70, 76 (PA Turnpike), 79, and 80 Navigable rivers: Ohio, Allegheny, and Monongahela Established industrial workforce Abundant legacy industrial sites suitable for reuse Incentives including Keystone Opportunity Zones (KOZ) and state redevelopment programs Unlike many coastal or Sunbelt markets, Southwestern PA remains cost-disciplined, offering room for both owner-users and long-term investors to create value. County-by-County Market Overview & Land Pricing Allegheny County Primary Uses: Office-flex, light industrial, urban warehousing, tech-enabled manufacturing Land Pricing Urban infill & redevelopment: $150,000 – $400,000+ per acre Suburban business parks: $100,000 – $200,000 per acre Limited raw land: $75,000 – $125,000 per acre Notes Strong demand for infill and redevelopment Longer entitlement timelines Infrastructure and zoning clarity drive value Beaver County Primary Uses: Manufacturing, warehousing, energy-adjacent industrial Land Pricing Entitled industrial land: $75,000 – $150,000 per acre Raw land: $40,000 – $80,000 per acre Notes Ohio River access is a major differentiator Large tracts available Industrial spin-off from regional energy investment Butler County Primary Uses: Light industrial, flex office, logistics Land Pricing Business park land: $100,000 – $200,000 per acre Raw land near I-79: $60,000 – $120,000 per acre Notes One of the fastest-growing counties in the region Pro-development municipalities Strong absorption for modern flex and warehouse product Washington County Primary Uses: Manufacturing, distribution, energy services Land Pricing Entitled land: $60,000 – $130,000 per acre Raw land: $35,000 – $70,000 per acre Notes Excellent highway access (I-70 / I-79)  Large, development-ready sites Balanced entitlement environment Westmoreland County Primary Uses: Manufacturing, warehousing, office-flex Land Pricing Business parks: $75,000 – $150,000 per acre Raw land: $40,000 – $90,000 per acre Notes Mix of greenfield and redevelopment Strong owner-user demand Armstrong County Primary Uses: Manufacturing, specialty industrial Land Pricing Industrial land: $25,000 – $60,000 per acre Notes Lower cost basis Best for specialized or long-term users Fayette County Primary Uses: Manufacturing, logistics support, redevelopment Land Pricing Industrial land: $30,000 – $70,000 per acre Notes Strong incentive programs Value-oriented redevelopment market Entitled Land vs. Raw Land Entitled Land  Faster time to market Reduced zoning risk  Higher per-acre cost Raw Land Lower acquisition basis Greater design flexibility Entitlement and infrastructure risk In Southwestern PA, many of the best opportunities involve creating value through entitlement or redevelopment, rather than buying fully baked sites. Business Parks, Infill, Greenfield & Brownfield Development Business Parks: Predictable zoning, infrastructure in place, premium pricing Infill Sites: Strong demand, complex approvals, limited supply Greenfield Development: Lower cost, infrastructure extensions required Brownfield Development: Incentive-rich, diligence-heavy, high upside KOZ Sites: Tax abatement can dramatically improve project economics Access Matters: Highways & Rivers Industrial land value in Southwestern PA is heavily influenced by: Proximity to I-79, I-70, and I-76 Interchange visibility and truck access River access for bulk materials and manufacturing Sites near interstates or navigable rivers consistently outperform over time. Full Redevelopment Profiles (Case Studies) 1. Mon Valley Brownfield Redevelopment – Allegheny County Site Background Former steel-related industrial parcel along the Monongahela River, vacant for decades. Challenges Environmental contamination Aging infrastructure Market perception of the Mon Valley Process Phase I and II environmental studies Act 2 remediation Keystone Opportunity Zone designation Municipal coordination for zoning compliance Outcome Redeveloped into a multi-tenant light manufacturing campus Significant job creation Site repositioned as a regional industrial asset Key Lesson Incentives and patience can unlock deeply discounted legacy industrial land. 2. Cranberry Township Business Park – Butler County Site Background Planned business park near I-79 targeting flex and light industrial users. Challenges Competitive land pricing Strict design guidelines Process Acquisition of fully entitled parcels Vertical development of flex industrial buildings Pre-leasing strategy Outcome Rapid lease-up Strong rental growth One of the highest-performing submarkets in SWPA Key Lesson Entitled land near growth corridors commands a premium — and earns it. 3. Ohio River Industrial Redevelopment – Beaver County Site Background Underutilized riverfront industrial property with barge access. Challenges Floodplain engineering Aging river infrastructure Process Engineering studies Coordination with river authorities Adaptive reuse planning Outcome Owner-user manufacturing facility River and highway logistics advantage Long-term occupancy secured Key Lesson River access remains a competitive edge for the right user. 4. Washington County Greenfield Distribution Site Site Background Raw farmland near I-70/I-79 interchange. Challenges Rezoning Utility extensions Process Rezoning to industrial Infrastructure investment Phased development strategy Outcome Regional distribution center Long-term lease to logistics tenant Key Lesson Greenfield sites work best where municipalities support growth. 5. Westmoreland County Manufacturing Expansion Site Background Existing manufacturer seeking expansion land. Challenges Traffic approvals Adjacent land acquisition Process Assemblage of neighboring parcels Municipal coordination Traffic impact mitigation Outcome Expanded facility Retained local employment Increased tax base Key Lesson Expansion projects often outperform speculative development. 6. Fayette County KOZ Industrial Redevelopment Site Background Former industrial facility in economic distress. Challenges Financing perception Site stigma Process KOZ designation Environmental diligence Targeted marketing to logistics users Outcome Successful repositioning Improved cash flow Long-term tenant stability Key Lesson KOZ incentives can turn marginal sites into viable investments. Market Trends & Forecast Current Trends Shift toward light industrial and flex Smaller footprint warehouses Increased redevelopment activity Forecast Continued growth in Butler and Washington Counties Urban industrial reuse in Allegheny County Value-driven investment in outer counties Increased demand for infrastructure-ready land Why a Land & Development Specialist Matters Industrial and commercial land transactions require: Zoning and entitlement expertise Infrastructure and environmental analysis Municipal relationships Market-specific underwriting A specialist helps buyers reduce risk, sellers unlock value, and developers execute efficiently — especially in a nuanced region like Southwestern Pennsylvania. Final Takeaway Southwestern Pennsylvania is no longer a legacy industrial market — it is a strategic redevelopment and value-creation market. The best results come from aligning site selection, entitlement strategy, and long-term vision.

2/8/2026 Reimagining Pittsburgh’s River Towns History, Zoning Reform, Walkability, and the Next Chapter of Community Redevelopment Along the Ohio, Allegheny & Monongahela Rivers The river towns of Western Pennsylvania were not accidents of geography — they were intentional, walkable, mixed-use communities shaped by water access, topography, and human scale. Long before suburban sprawl and interstate highways, towns along the Ohio, Allegheny, and Monongahela Rivers were compact, dense, and socially connected. Today, as Americans increasingly express a desire for walkable neighborhoods, diverse housing choices, and authentic communities, Pittsburgh’s river towns are uniquely positioned to meet that demand. What was once old is now new again — and zoning reform, reinvestment, and demographic change are converging to create a once-in-a-generation redevelopment opportunity. This article examines the history, current zoning environment, redevelopment momentum, housing typologies, and future trajectory of the Pittsburgh region’s river towns across Allegheny, Beaver, Butler, Armstrong, Washington, and Westmoreland Counties. A Brief History: How the River Towns Were Built River towns developed around: Water transportation Compact employment centers Walkable main streets Dense housing close to jobs They featured: Small lots Narrow streets Mixed residential and commercial uses Housing types ranging from duplexes to small apartment buildings When industry declined and highways bypassed these towns, they did not lose their bones — they lost investment. That distinction matters, because good urban form ages well. The Rivers as Modern Assets, Not Industrial Backdoors Today, the rivers represent: Scenic value Recreational access Climate resilience (cooling, flood management) Economic development leverage Quality-of-life enhancement Public investments such as: Riverfront trails Boat launches Floodplain mapping Environmental remediation have laid the groundwork — but private redevelopment is what reconnects towns to the water. Zoning Reform: The Quiet Catalyst of River Town Redevelopment Across the Pittsburgh region, municipalities have begun modernizing zoning to: Allow higher residential density Permit mixed-use by right Reduce or eliminate parking minimums Encourage adaptive reuse Introduce riverfront overlays and form-based elements These changes are critical because most river towns were built illegally under modern zoning. Reform is not radical — it is restorative. Walkability, Consumer Preference & National Polling Trends Multiple national surveys (Pew, NAR, APA) consistently show: A majority of Americans prefer walkable neighborhoods Younger households prioritize proximity to amenities Downsizing baby boomers want town-center living Households value character over square footage Pittsburgh’s river towns align perfectly with these preferences: Human-scale blocks Historic architecture Riverfront access Existing main streets Proximity to Pittsburgh employment centers The “Missing Middle” Housing Opportunity The missing middle refers to housing types between single-family homes and large apartment towers: Duplexes Triplexes Fourplexes Townhomes Courtyard apartments Small mixed-use buildings River towns are ideal for missing middle housing because: Lot sizes support it Infrastructure already exists Neighborhood scale fits it Zoning reform increasingly allows it Construction costs are manageable Affordability improves without subsidy Few places in the region are better positioned to solve the affordability gap without sprawl. County-by-County & Town-by-Town Analysis Allegheny County River Towns Sharpsburg History: Compact mill town with strong main street Zoning: Mixed-use allowances, flexible residential density Redevelopment Activity: Significant private renovation of older homes; small multifamily infill Future: Townhomes, missing middle apartments, river-adjacent mixed-use Millvale History: Dense river valley town with deep working-class roots Zoning: Progressive mixed-use allowances; floodplain-informed redevelopment Redevelopment Activity: One of the strongest private reinvestment markets in river towns Future: Continued infill, adaptive reuse, river-oriented residential Etna History: Traditional mill town with strong street grid Zoning: Gradual modernization; focus on residential reuse Redevelopment Activity: Steady renovation of housing stock Future: Affordable missing middle and workforce housing Homestead History: Steel-era core with exceptional river frontage Zoning: Mixed-use and higher density districts Redevelopment Activity: Significant private and institutional capital Future: Urban-scale residential density and destination riverfront living Braddock History: One of the region’s most significant industrial towns Zoning: Flexible reuse-oriented zoning Redevelopment Activity: Mission-driven redevelopment and cultural investment Future: Equity-focused housing and incremental infill McKeesport History: Large river city at the confluence Zoning: Mixed-use and redevelopment-friendly districts Redevelopment Activity: Uneven but improving Future: Phased revitalization, housing stabilization, river reconnection Beaver County (Ohio River) Beaver History: Historic county seat with intact urban form Zoning: Preservation-oriented but flexible Redevelopment Activity: Strong private reinvestment Future: Boutique residential and commercial riverfront projects Rochester & Monaca History: Industrial-adjacent towns with strong cores Zoning: Gradual modernization Redevelopment Activity: Early-stage reinvestment Future: River-oriented housing and dining Ambridge History: Developed by the American Bridge Company in the early 1900s, Ambridge was designed as a model industrial community Zoning:  Notable zoning and policy shifts to encourage redevelopment  Redevelopment Activity:  Reinvesment in historical religious and institutional buildings; residential renovation of older housing stock  Future:  Positioned for Missing Middle housing at scale; workforce and affordable housing redevelopment  Butler & Armstrong Counties (Allegheny River) Freeport History: Canal-era river town Zoning: Supports reuse and mixed-use Redevelopment Activity: Limited but growing Future: Trail-oriented residential and small-scale mixed-use Kittanning & Ford City History: County seat and mill town respectively Zoning: Supportive of adaptive reuse Redevelopment Activity: Early-stage downtown reinvestment Future: Affordable housing and river access Leechburg History: Compact, walkable mill town Zoning: Gradually evolving Redevelopment Activity: Limited but ripe Future: Missing middle housing and residential infill Washington County (Monongahela River) Monongahela History: River commerce town with strong grid Zoning: Mixed-use downtown allowances Redevelopment Activity: Incremental private reinvestment Future: Riverfront housing and walkable commercial core Charleroi & Donora History: Major steel-era communities Zoning: Adaptive reuse friendly Redevelopment Activity: Uneven but improving Future: Large-scale repositioning opportunities California History: University-driven river town Zoning: Student and mixed-use districts Redevelopment Activity: Strong relative to size Future: Higher density residential tied to campus and river Westmoreland County River Towns Monessen History: Planned steel city Zoning: Supports redevelopment Redevelopment Activity: Early-stage Future: Long-term repositioning and housing stabilization West Newton History: Small, historic river borough Zoning: Flexible reuse allowances Redevelopment Activity: Incremental but consistent Future: Trail-linked residential and small commercial infill Where Private Redevelopment Dollars Are Flowing Most Highest private reinvestment to date: Millvale Sharpsburg Homestead Beaver California Emerging opportunities with lower entry costs: Braddock McKeesport Monongahela Kittanning Charleroi Monessen The Future of Pittsburgh’s River Towns The future is not uniform — but the direction is clear: Higher residential density Walkable main streets River-facing development Mixed-income housing Missing middle solutions Public-private partnerships These towns will not become skyscraper districts — and that’s the point. Their value lies in human-scale urbanism, authenticity, and access to water. Why Land & Development Expertise Matters River town redevelopment requires: Zoning fluency Floodplain understanding Municipal coordination Housing typology expertise Long-term vision The difference between success and stagnation often lies not in capital — but in understanding the land. Full Redevelopment Profiles Community-Scale Residential & Commercial Redevelopment in Pittsburgh’s River Towns These profiles focus on non-industrial, town-centered redevelopment along the Ohio, Allegheny, and Monongahela Rivers, emphasizing housing, mixed-use, walkability, zoning reform, and placemaking. 1. Homestead Waterfront District Homestead Borough, Allegheny County (Monongahela River) Site & Town Context Homestead was once synonymous with steel, but unlike many river towns, it retained a strong commercial spine (8th Avenue) and a deep residential base. Its riverfront, however, remained physically and psychologically separated from the town for decades. Pre-Redevelopment Conditions Brownfield riverfront land Fragmented parcels Floodplain constraints Strong market demand nearby (Waterfront retail, Pittsburgh access) Zoning & Regulatory Environment Mixed-use zoning allowing residential by right Higher-density residential permitted near river Parking flexibility critical to feasibility Floodplain design standards shaped building form, not use Redevelopment Strategy Multi-phase master planning Combination of apartments, retail, public open space Riverfront trail integration Focus on destination + neighborhood-serving uses Outcome Hundreds of residential units delivered Significant private capital investment Reconnection of town to river Increased tax base and regional visibility Why It Worked Strong zoning support Existing market demand River treated as an amenity, not a barrier What’s Next Additional residential density Infill closer to the historic core Greater integration with surrounding neighborhoods 2. Millvale Riverfront & Housing Renaissance Millvale Borough, Allegheny County (Allegheny River) Site & Town Context Millvale is one of the most compact, walkable boroughs in the region. Long dismissed due to flooding concerns, it has quietly become a model for resilient, community-driven redevelopment. Pre-Redevelopment Conditions Aging housing stock Chronic flooding Disinvestment despite proximity to Pittsburgh Zoning & Policy Shifts Flexible mixed-use zoning Adaptive reuse encouraged Floodplain-informed (not flood-averse) policy approach Emphasis on incremental density Redevelopment Activity Extensive private renovation of older homes Small apartment buildings and mixed-use infill Arts, food, and community uses anchoring redevelopment Outcome One of the highest rates of private reinvestment among river towns Rising property values without wholesale displacement National attention as a resilience case study Why It Worked Strong local leadership Willingness to modernize zoning Acceptance of “living with water” What’s Next More missing middle housing River-adjacent residential Continued infill rather than mega-projects 3. Sharpsburg Infill & Townhouse Redevelopment Sharpsburg Borough, Allegheny County (Allegheny River) Site & Town Context Sharpsburg retains a traditional main street, tight blocks, and river adjacency, making it highly attractive for modern urban living. Pre-Redevelopment Conditions Vacant lots Underutilized buildings Strong bones, limited capital Zoning Evolution Residential density increased by right Mixed-use permitted along main corridors Parking requirements reduced Redevelopment Strategy Townhome construction on infill lots Renovation of historic housing stock Small-scale mixed-use buildings Outcome Rapid absorption of new units Increasing prices per square foot Demographic diversification Why It Worked Zoning aligned with existing form Low land basis Proximity to Pittsburgh employment What’s Next Small apartment buildings River-facing residential Continued main street activation 4. Beaver Borough River-Oriented Redevelopment Beaver Borough, Beaver County (Ohio River) Site & Town Context Beaver is one of the best-preserved historic river towns in the region, with strong civic identity and architectural integrity. Pre-Redevelopment Conditions Limited vacant land Underutilized historic structures Strong but constrained market Zoning Framework Preservation-focused zoning Mixed-use allowed in core Residential density permitted through reuse Redevelopment Activity Adaptive reuse of historic buildings Boutique residential units High-quality commercial reinvestment Outcome One of the highest-value river towns outside Allegheny County Strong residential demand Tourism and dining growth Why It Worked Preservation + walkability River as backdrop, not edge Careful scaling of development What’s Next Infill townhomes Small multifamily Enhanced river access amenities 5. Braddock Community-Centered Redevelopment Braddock Borough, Allegheny County (Monongahela River) Site & Town Context Braddock’s history is nationally known. Its future is being written through intentional, equity-focused redevelopment. Pre-Redevelopment Conditions Severe disinvestment Large-scale vacancy Negative market perception Zoning & Policy Highly flexible reuse zoning Adaptive reuse encouraged Community-driven planning processes Redevelopment Strategy Renovation of historic housing Cultural anchors and community facilities Incremental residential reinvestment Outcome National model for mission-driven redevelopment Stabilization of core neighborhoods Growing interest from values-aligned investors Why It Worked Strong community vision Flexible zoning Patience and realism What’s Next Missing middle housing Scattered-site infill Long-term residential stabilization 6. Monongahela Downtown & River Reconnection Monongahela City, Washington County (Monongahela River) Site & Town Context Monongahela retains a classic river town grid with direct water adjacency and a traditional downtown. Pre-Redevelopment Conditions Underutilized buildings Aging housing stock Limited recent investment Zoning Environment Mixed-use downtown zoning Residential permitted by right Adaptive reuse encouraged Redevelopment Activity Renovation of upper-floor apartments Small commercial reuse Streetscape improvements Outcome Improved downtown vitality Growing residential interest Early-stage momentum Why It Worked Strong urban form Low acquisition costs Clear zoning pathway What’s Next River-oriented residential Townhomes and apartments Trail-linked development 7. Kittanning Riverfront & Trail-Oriented Reuse Kittanning Borough, Armstrong County (Allegheny River) Site & Town Context Kittanning serves as a county seat with a walkable core and river access, enhanced by trail infrastructure. Pre-Redevelopment Conditions Aging commercial stock Limited private capital Strong civic infrastructure Zoning Framework Supports adaptive reuse Mixed residential-commercial districts Flexible density allowances                                                                                            Redevelopment Strategy  Building reuse near river and trail Residential above commercial Incremental infill Outcome Modest but meaningful private reinvestment Growing interest from regional buyers Strengthened downtown core Why It Worked Trail adjacency Manageable scale Affordable entry points What’s Next Workforce and missing middle housing Riverfront residential Expanded recreational economy Closing Perspective Taken together, these projects tell a consistent story: Zoning reform matters Walkability sells Missing middle housing is viable River towns can absorb density gracefully Incremental redevelopment often outperforms mega-projects Pittsburgh’s river towns are not relics — they are templates for the next generation of housing and community development.  

2/9/2026 Buying & Selling Vacant Land Along the I-79 Corridor in Pennsylvania From Erie to the West Virginia Border Interstate 79 is one of Pennsylvania’s most important north–south transportation corridors, connecting Lake Erie, Western Pennsylvania’s energy and manufacturing regions, the Pittsburgh metro, and markets to the south. For landowners, developers, and investors, I-79 offers a diverse mix of residential, commercial, institutional, and logistics development opportunities, with pricing and regulatory environments that vary significantly by location. This guide walks the corridor north to south, exit by exit, highlighting: Existing land uses Vacant land opportunities Development suitability by zoning Average land pricing Regulatory considerations Who the likely buyers are—and what sellers should know Northern Pennsylvania: Erie County I-79 / I-90 Interchange (Exit 182) Existing Uses: This interchange is dominated by regional retail, hotels, logistics, and service commercial uses due to its proximity to I-90 and Lake Erie. Vacant Land Opportunities: Commercial pads Hotel and travel-oriented uses Light industrial and flex near the interchange Land Pricing (approx.): Commercial: $75,000–$150,000/acre Light industrial: $50,000–$100,000/acre Regulatory Considerations: Erie County and Summit Township zoning is generally pro-development, but traffic studies and PennDOT access permits are common requirements. Buyer Profile: Retail developers, hotel groups, logistics users, and regional investors. Crawford County Edinboro (Exit 166) Existing Uses: University-adjacent retail, apartments, student housing, and low-density residential.  Vacant Land Opportunities: Multifamily and townhome developments Student-oriented housing Neighborhood retail land  Pricing: Residential: $25,000–$60,000/acre Commercial: $40,000–$90,000/acre Challenges: Zoning often favors lower density, requiring rezonings or conditional uses for larger residential projects. Buyer Profile: Multifamily developers, residential builders, long-term hold investors. Meadville (Exit 147) Existing Uses: Medical offices, distribution, light manufacturing, highway retail.  Vacant Land Opportunities: Industrial and flex space Medical-related commercial Residential subdivisions outside the interchange core Land Pricing: Industrial: $30,000–$70,000/acre Commercial: $50,000–$100,000/acre Buyer Profile: Owner-users, regional industrial developers, institutional land buyers. Mercer County Grove City (Exit 113) Existing Uses: Outlet retail, hospitality, restaurants, and college-related uses. Vacant Land Opportunities: Hospitality expansion Commercial outparcels Higher-density residential near town Land Pricing: Commercial: $100,000–$200,000/acre Residential: $40,000–$80,000/acre Regulatory Notes: Municipal coordination and traffic impacts are the biggest hurdles. Buyer Profile: Retail developers, mixed-use investors, residential builders. Mercer / I-80 Connector (Exit 141 vicinity) Existing Uses: Logistics, warehousing, truck services. Vacant Land Opportunities: Distribution centers Truck terminals Industrial parks Land Pricing: Industrial: $35,000–$85,000/acre Buyer Profile: Logistics firms, industrial developers, national users. Butler County Portersville / Zelienople Area (Exits 96–99) Existing Uses: Business parks, residential subdivisions, service retail.  Vacant Land Opportunities: Residential subdivisions Office and flex parks Senior housing and mixed-use Land Pricing: Residential: $60,000–$150,000/acre Commercial/flex: $80,000–$180,000/acre Challenges: Stormwater regulations and traffic mitigation can add cost. Buyer Profile: Residential developers, office/flex builders, institutional land investors. Allegheny County (Pittsburgh Metro) Cranberry Township (Exits 78–83)  Existing Uses: One of Western PA’s most active suburban growth areas—corporate offices, apartments, retail, hotels. Vacant Land Opportunities: High-density residential Mixed-use commercial Medical and office development Land Pricing: Commercial/mixed-use: $200,000–$500,000+/acre Residential: $120,000–$300,000/acre Regulatory Environment: Highly structured, but predictable.  Zoning is modern and supportive of density. Buyer Profile: Institutional developers, REITs, large regional builders. Washington County Southpointe / Canonsburg (Exits 41–48) Existing Uses: Office parks, energy sector offices, apartments, hotels. Vacant Land Opportunities: Office and flex redevelopment Multifamily housing Corporate campuses Land Pricing: Commercial: $120,000–$300,000/acre Residential: $60,000–$140,000/acre Buyer Profile: Office developers, multifamily investors, corporate users. Racetrack Road / Meadowlands (Exit 41) Existing Uses: Entertainment, retail, hospitality. Vacant Land Opportunities: Outparcel retail Hotels Entertainment-adjacent uses Land Pricing: Commercial: $150,000–$350,000/acre Greene County (Southern Terminus) Waynesburg (Exit 14) Existing Uses: Institutional, healthcare, small commercial, residential. Vacant Land Opportunities: Residential subdivisions Medical and senior housing Light commercial Land Pricing: Residential: $15,000–$40,000/acre Commercial: $30,000–$75,000/acre Challenges: Lower absorption rates require patient capital. Buyer Profile: Local developers, regional residential builders, long-term investors. Corridor-Wide Development Challenges PennDOT highway occupancy permits Traffic impact studies Stormwater and watershed regulations Zoning limitations near interchanges Infrastructure extension costs Future Outlook for the I-79 Corridor The I-79 corridor is increasingly defined by: Logistics and warehousing growth in the north and central segments Suburban residential expansion north of Pittsburgh Mixed-use and multifamily density in Allegheny and southern Butler Counties Value-oriented redevelopment in southern markets Demand in 2026 and beyond is expected to remain strongest near interstate-to-interstate connections, growing suburbs, and areas with modern zoning frameworks. The Value of Working With a Land Real Estate Specialist Along the I-79 Corridor Buying or selling vacant land along the I-79 corridor requires a very different skill set than traditional residential or commercial real estate. A land real estate specialist understands how interchange dynamics, zoning overlays, PennDOT access controls, traffic counts, utility availability, and market absorption all influence land value at each exit. Along I-79, two parcels only a mile apart can have vastly different development potential depending on zoning flexibility, sewer capacity, stormwater requirements, and entitlement risk. A land specialist also knows which type of developers are active at specific interchanges—whether that’s residential builders in Butler County, logistics users near I-80, or mixed-use investors in Allegheny and Washington Counties—and can position a property accordingly.  For buyers, this expertise helps avoid costly due-diligence surprises and identify off-market or under-market opportunities. For sellers, it often means higher pricing, better contract terms, and fewer failed deals, because the land is marketed to the right audience with a clear development narrative tied to the realities of the I-79 corridor. Final Thoughts: Buyers & Sellers For Sellers: Understanding which developers want your land—residential, commercial, industrial, or institutional—is critical to maximizing value. For Buyers: I-79 offers opportunities at nearly every price point, but success depends on zoning fluency, entitlement strategy, and infrastructure awareness. Working with a land and development-focused real estate professional is often the difference between a stalled site and a successful project along Pennsylvania’s I-79 corridor.

2/10/2026 Land & Development Real Estate Opportunities in Pennsylvania’s Laurel Highlands The Laurel Highlands of Pennsylvania represent one of the Commonwealth’s most diverse land markets, blending mountain landscapes, recreational destinations, agricultural heritage, and emerging residential growth. Spanning portions of Fayette, Westmoreland, Somerset, and Cambria Counties, the Laurel Highlands attract buyers ranging from full-time residents and second-home owners to investors, developers, farmers, and outdoor enthusiasts. From a land and development standpoint, the region offers flexible zoning environments, lower entry pricing compared to metro markets, and strong lifestyle-driven demand, making it uniquely positioned for long-term value creation. Primary Land Uses in the Laurel Highlands Residential Land Residential land in the Laurel Highlands ranges from: Rural estate tracts (5–50+ acres) Small subdivision parcels Mountain and resort-oriented second-home sites Infill and edge-of-town residential development Average Residential Land Pricing: Rural residential: $10,000–$30,000 per acre Near ski resorts / towns: $25,000–$75,000 per acre Resort or lake-adjacent parcels: $50,000–$125,000+ per acre Transitional & Development Land Transitional land—property positioned between agricultural/recreational use and future residential or commercial development—is common along: US Route 30 PA Route 31 PA Route 711 Near I-70 and I-76 interchanges Average Transitional Land Pricing: $15,000–$45,000 per acre, depending on utilities, zoning, and proximity to growth nodes Agricultural Land The Laurel Highlands maintain a strong agricultural base, particularly in Somerset County and eastern Fayette County. Common Uses: Livestock and dairy Hay and pasture Specialty farms Timber-supported farm tracts Average Agricultural Land Pricing: $3,500–$7,500 per acre Higher where tillable soils and road frontage exist Recreational Land Recreational land is one of the Laurel Highlands’ strongest asset classes. Typical Uses: Hunting and fishing tracts Timber investment Cabins and camp properties Recreational land banking Average Recreational Land Pricing: $2,500–$6,500 per acre Premium parcels near public land or ski areas may exceed this range Key Areas and Towns of the Laurel Highlands Fayette County Uniontown – Regional service center with redevelopment potential Ohiopyle – Recreation-driven land demand Connellsville – Riverfront and redevelopment opportunities Farmington – Resort and second-home market near Nemacolin Westmoreland County Ligonier – Strong residential and second-home growth Donegal Township – Laurel Mountain and Seven Springs influence Latrobe (eastern edge) – Employment-driven residential demand Somerset County Somerset Borough – Stable housing and agricultural market Hidden Valley / Seven Springs area – Resort-driven development Meyersdale – Recreational and trail-oriented land demand Cambria County (Eastern Laurel Highlands) Johnstown outskirts – Affordable land and redevelopment opportunities Laurel Ridge foothills – Recreational and residential crossover demand Residential Growth Areas & Drivers The strongest residential growth in the Laurel Highlands is occurring: Near Seven Springs, Hidden Valley, and Laurel Mountain In Ligonier Valley Along commuter corridors to Pittsburgh (US-30, Route 22) Key Growth Drivers: Remote and hybrid work Second-home demand Retirees seeking lower costs and natural amenities Proximity to Pittsburgh without metro density Commercial Development Opportunities While not a traditional commercial hub, the Laurel Highlands offer strategic commercial development opportunities tied to: Tourism Healthcare Outdoor recreation Local services Best Areas for Commercial Development: US-30 corridor (Ligonier to Donegal) Near ski resorts Somerset and Uniontown service corridors High-traffic recreation gateways Commercial Land Pricing: $40,000–$150,000 per acre, depending on traffic, utilities, and zoning Recreational Real Estate: A Core Market Driver Major Recreational Destinations Seven Springs Mountain Resort Hidden Valley Resort Laurel Mountain Ski Area Ohiopyle State Park Laurel Hill State Park Kooser State Park Forbes State Forest These destinations create constant demand for: Cabins and vacation homes Short-term rental properties Recreational land ownership Hunting in the Laurel Highlands The region is one of Pennsylvania’s strongest hunting markets. Common Game: Whitetail deer Black bear Wild turkey Small game (grouse, squirrel, rabbit) Best Areas: Somerset County highlands Forbes State Forest boundaries Eastern Fayette and Cambria Counties Fishing Opportunities Species Commonly Found: Trout (brook, brown, rainbow) Smallmouth bass Walleye Panfish Notable Waters: Youghiogheny River Casselman River Laurel Hill Lake Indian Creek Mountain streams throughout the region Why Work With a Land & Development Real Estate Specialist? The Laurel Highlands are not a one-size-fits-all land market. Property value is driven by factors many residential agents do not analyze, including: Zoning flexibility and overlays Subdivision and sewage feasibility Timber value and conservation considerations Development yield analysis Recreational usability and access Utility extension costs Environmental and topographic constraints A land & development real estate specialist understands how to: Match land to the correct buyer pool Position property for its highest and best use Identify off-market opportunities Navigate municipal and county approval processes Reduce risk during due diligence For sellers, this often means higher net value and fewer failed transactions. For buyers and investors, it means clear feasibility, accurate pricing, and long-term upside in a region where details matter. Final Thoughts The Laurel Highlands offer a rare combination of natural beauty, affordability, recreation, and long-term development potential. Whether the goal is residential growth, agricultural preservation, recreational ownership, or strategic development, the region remains one of Pennsylvania’s most compelling land markets in 2026 and beyond.

2/10/2026 Land & Development Real Estate Opportunities in Erie County, Pennsylvania Erie County, Pennsylvania occupies a unique position in the Commonwealth. Anchored by Lake Erie, intersected by I-90, and supported by a growing base of higher education, healthcare, agriculture, manufacturing, and tourism, the county offers a broad range of vacant land, redevelopment, and development opportunities that differ meaningfully from other Pennsylvania markets. For buyers, sellers, and developers, Erie County represents a market where pricing remains accessible, municipalities are often development-friendly, and long-term fundamentals are improving.   Overview of Erie County’s Land Market  Erie County’s land and development opportunities generally fall into four major categories: Residential & transitional land Commercial & industrial development land Agricultural land Recreational land, camps, and RV parks  Land pricing remains lower than most Pennsylvania metro areas, creating opportunity for infill redevelopment, phased development, and long-term land banking.   Municipal Overview & Development Opportunities  City of Erie The City of Erie is the county’s economic, educational, and population center. Vacant & Redevelopment Opportunities: Downtown and Bayfront redevelopment sites Neighborhood infill residential lots Adaptive reuse of former industrial and institutional buildings Mixed-use corridors along State Street, Peach Street, and East Bayfront Growth Drivers: Bayfront investment (public and private) Healthcare expansion Immigration-driven population stabilization University-anchored housing demand School Districts: Erie School District (urban core, redevelopment focus) Suburban districts nearby include Millcreek, Fairview, General McLane, and Harbor Creek, which influence residential land demand outside the city  Millcreek Township Strong retail and residential market Home to Presque Isle Downs & Casino High demand for residential subdivisions and multifamily Limited vacant land remains, supporting higher pricing Summit Township Major industrial and logistics hub Home to Erie International Airport Strong demand for warehouse, flex, and industrial land Business-friendly zoning and access to I-90 Harborcreek Township Residential growth market Access to I-90 and Route 20 Subdivision and transitional land opportunities Agricultural land transitioning to residential use Fairview Township & Girard Township West County residential growth I-90 and Route 98 access Attractive for subdivisions, senior housing, and neighborhood retail North East Borough & Township Agricultural and vineyard-driven land market Tourism and lake-influenced residential demand Limited but valuable infill opportunities   Colleges & University-Driven Development  Erie County has one of the highest concentrations of higher education in northwestern Pennsylvania: Penn State Behrend Gannon University Mercyhurst University Edinboro University (PennWest Edinboro) Lake Erie College of Osteopathic Medicine (LECOM) Development Opportunities Near Campuses: Student housing (by-right and conditional) Workforce and graduate housing Mixed-use redevelopment Small-scale commercial services Land near campuses often supports higher densities and stable rental demand, making it attractive for redevelopment and long-term holds.   Redevelopment in Erie County  Residential Redevelopment East Bayfront neighborhood revitalization Adaptive reuse of historic housing stock Multifamily infill projects Workforce housing initiatives   Commercial Redevelopment  Downtown mixed-use projects Medical office expansion Neighborhood retail corridors Industrial Redevelopment Former manufacturing sites repurposed for logistics, food processing, and light manufacturing Strong interest near I-90 interchanges and the airport   Immigration & Population Trends  Immigration plays a critical role in Erie’s population stability and growth. Refugee and immigrant populations have helped offset population decline Immigrants support housing absorption, workforce growth, and small business creation This has increased demand for affordable housing, multifamily units, and neighborhood retail   Agriculture in Erie County  Why Erie for Grapes? Erie County is one of the largest grape-producing regions east of the Rocky Mountains. Reasons: Lake Erie’s moderating climate Fertile soils Long growing season Established processing and distribution networks Agricultural Land Pricing: General farmland: $4,000–$8,000 per acre Vineyard land: $6,000–$12,000 per acre, depending on production and improvements Recreational Land Opportunities Recreational land is concentrated in: Eastern Erie County Southern rural townships Near Lake Erie and Presque Isle Uses Include: Hunting and fishing tracts Camp and cabin properties Nature-based tourism land   Camps & RV Parks in Erie County  Erie County has 15–20 established camps and RV parks, primarily located: Along Lake Erie Near Presque Isle In eastern and southern townships Municipalities Generally More Receptive: Summit Township Fairview Township Girard Township Rural southern townships Zoning approval and sewage planning are the key constraints for new developments.   Highway Corridors & Development  I-90 Corridor The I-90 corridor is Erie County’s most important development spine. Opportunities Include: Warehousing and distribution Hospitality Highway retail Industrial parks  Key Interchanges: Peach Street Route 97 Route 19 Route 8 Land pricing near I-90 generally ranges from $40,000 to $150,000 per acre, depending on zoning and utilities.   Short-Term Rentals (STRs)  Primary STR Markets: Presque Isle area Bayfront neighborhoods North East and Lake Erie shoreline Property Types: Single-family homes Condos Small multifamily conversions Municipal regulations vary, with the City of Erie actively regulating STRs while suburban municipalities remain more permissive.   Major Draws to Erie County  Lake Erie access Affordable cost of living Universities and healthcare Growing logistics and manufacturing base Recreation and tourism Public and private redevelopment momentum   Why Work With a Land & Development Real Estate Specialist?  Erie County’s opportunities are highly location-specific. Value is driven by: Zoning flexibility Infrastructure availability Market absorption Environmental conditions Redevelopment incentives A land & development specialist brings: Feasibility analysis Developer-focused marketing Access to off-market land Regulatory navigation expertise This expertise is essential for maximizing value and minimizing risk in a market where the right parcel can significantly outperform the average.   Developer Due-Diligence Checklist: Erie County, Pennsylvania  Erie County offers a wide range of development and redevelopment opportunities, but local conditions, zoning nuances, environmental considerations, and infrastructure variability make thorough due diligence essential. This checklist reflects the issues most likely to impact project feasibility, entitlement timelines, and cost in Erie County. 1. Location & Market Feasibility Identify municipality (City of Erie vs. Township/Borough) Confirm proximity to I-90, Route 20, Route 8, Route 19, rail, port, or airport Review surrounding land uses (industrial legacy sites are common) Analyze comparable land and development pricing by submarket Evaluate absorption rates for: Residential (single-family, multifamily) Industrial and flex Retail and mixed-use Confirm demand drivers (university, healthcare, logistics, tourism) 2. Zoning & Land Use Controls Confirm zoning classification and by-right vs. conditional uses Identify overlay districts (Bayfront, waterfront, airport, historic) Review minimum lot size, density, height, and setback requirements  Confirm parking requirements and shared-parking allowances Review use-specific standards (STRs, camps/RV parks, student housing) Determine rezoning or variance probability based on municipal precedent Review comprehensive plan consistency Note: Erie County municipalities vary widely in zoning flexibility—some are pro-development, others are more cautious. 3. Utilities & Infrastructure Public water availability and capacity Public sewer availability and EDU allocation status Confirm connection costs and tap-in fees On-site sewage feasibility (if no public sewer) Stormwater management requirements (Act 167 compliance) Electric, gas, and broadband availability Road access and PennDOT highway occupancy permits (HOPs) 4. Environmental Due Diligence (Critical in Erie County) Phase I Environmental Site Assessment Phase II ESA (if prior industrial, rail, or manufacturing use) Review PA DEP Act 2 cleanup requirements Wetlands delineation (Lake Erie basin is sensitive) Floodplain mapping (FEMA + local ordinances) Coastal zone considerations (near Lake Erie) Brownfield redevelopment incentives eligibility Asbestos, lead paint, and UST risk on redevelopment sites 5. Transportation & Access Traffic counts and access management Signalized access vs. right-in/right-out constraints Truck turning radius feasibility (industrial/logistics) Rail spur access or proximity (select industrial sites) Airport influence zones (Summit Township / Erie International) 6. Entitlements & Approvals Land development plan requirements Subdivision approval process Conditional use or special exception process Planning Commission review timelines Governing body approval schedules Public hearing requirements Variance likelihood (based on prior approvals) Coordination with Erie County Planning Department 7. Financial & Incentive Analysis Keystone Opportunity Zone (KOZ / KOZ-Expansion) eligibility Local Tax Increment Financing (TIF) availability LERTA or tax abatement programs State and federal redevelopment grants Industrial development authority (IDA) programs Infrastructure cost sharing or municipal participation Workforce development incentives (for industrial users) 8. Project-Specific Considerations Residential / Multifamily School district impact (Millcreek, Fairview, Harborcreek are premium) STR permissibility and registration requirements Density bonuses or affordable housing incentives Parking reductions for urban sites Industrial / Warehouse Ceiling height, truck courts, and loading feasibility Noise, odor, and buffering requirements Zoning compatibility with surrounding uses Camps & RV Parks Zoning allowance and use definition Sewage planning and capacity Seasonal vs. year-round operation restrictions Floodplain and environmental sensitivity 9. Title & Survey Boundary and ALTA survey Access easements Utility easements Oil, gas, and mineral rights status Deed restrictions or covenants Right-of-way encroachments 10. Exit Strategy & Risk Review Identify end-user or buyer profile early Confirm resale or leasing market depth Stress-test pricing assumptions Timeline risk assessment Political and neighborhood opposition risk Construction cost sensitivity   Why Specialized Knowledge Matters in Erie County  Erie County’s development environment is highly fragmented by municipality, and many of the most impactful issues—environmental risk, zoning nuance, infrastructure capacity, and incentive eligibility—do not appear in standard listing data. A land and development real estate professional can: Identify hidden risks early Navigate approvals efficiently Position land for its highest and best use Connect developers with municipal leadership and incentive programs Reduce entitlement and closing risk   Final Thoughts  Erie County is no longer simply a legacy market—it is an emerging redevelopment and land opportunity zone with strong fundamentals and improving momentum. For investors, developers, and landowners willing to understand its nuances, Erie County offers long-term upside with manageable entry costs.

2/10/2026 Finding Land for Mini Storage & Self-Storage Facility Development in Pennsylvania Mini storage and self-storage facilities have become one of the most resilient and scalable real estate asset classes in Pennsylvania. Driven by population mobility, downsizing, small business growth, e-commerce, and lifestyle changes, demand for storage continues to expand across urban, suburban, and even rural markets throughout the Commonwealth. For developers and investors, success in self-storage is less about the building itself and more about site selection, zoning, access, visibility, and market feasibility. Pennsylvania’s diverse geography and municipal structure make working with the right land—and the right land specialist—especially important.   The Self-Storage Landscape in Pennsylvania  Self-storage facilities are now common across nearly every region of Pennsylvania, but market maturity and demand vary widely.   Where Facilities Currently Exist  Self-storage facilities are most concentrated in: Southeastern PA (Philadelphia suburbs, Lehigh Valley) Southwestern PA (Pittsburgh metro) Central PA (Harrisburg, Lancaster, York) Northeastern PA (Scranton/Wilkes-Barre corridor) Older facilities tend to be: Single-story Drive-up access Located on secondary roads Newer developments favor: Multi-story buildings Climate-controlled units Prominent arterial or highway locations Modern security and access systems   Where Demand Is Greatest in Pennsylvania  Urban Markets High demand driven by: Apartment living Redevelopment and densification Limited in-unit storage High-Demand Counties: Philadelphia Allegheny Dauphin Lackawanna Luzerne   Suburban Markets (Highest Overall Demand)  Suburban areas represent the sweet spot for new development. Demand drivers include: Growing residential subdivisions Downsizing households Small contractors and service businesses High-Demand Counties: Montgomery Bucks Chester Delaware Allegheny (suburban ring) Lehigh & Northampton Butler Cumberland York Lancaster Rural & Secondary Markets Demand exists but is site-specific: Near highways Near lakes, recreational areas, or seasonal housing Near small towns with limited existing supply Rural facilities are often: Smaller Single-story Lower cost to build Strong cash-flow plays with lower competition   Counties with the Greatest Development Opportunity  Based on population trends, housing growth, and facility saturation, the strongest opportunities for new mini storage and self-storage development in Pennsylvania include: Montgomery County Bucks County Chester County Lehigh County Northampton County Allegheny County (suburban corridors) Butler County Cumberland County York County Lancaster County Dauphin County   What a Self-Storage Feasibility Study Looks Like in Pennsylvania  A feasibility study for a Pennsylvania self-storage project typically includes: Trade area analysis (1-, 3-, and 5-mile radii) Existing facility inventory and unit mix Square feet of storage per capita Population growth and housing turnover Median household income Rental rate analysis Absorption projections Development cost modeling Stabilized NOI and exit valuation Municipal zoning, access, and visibility often determine feasibility more than raw demand.   Zoning Requirements for Self-Storage in Pennsylvania  Self-storage facilities are typically permitted in: Commercial zoning districts Highway commercial districts Light industrial or flex districts Mixed-use districts (sometimes by conditional use) Key zoning considerations: Building height limits (important for multi-story facilities) Setbacks and buffers Parking requirements Landscaping and architectural standards Conditional use or special exception approvals Zoning interpretation varies municipality by municipality, making specialized expertise critical.   Types of Mini Storage & Self-Storage Facilities  Traditional Drive-Up Storage Single-story Outdoor access Lower construction cost Common in suburban and rural areas Climate-Controlled Storage Enclosed buildings Multi-story or single-story Higher rental rates Common in urban and suburban markets Mixed-Use Storage Ground-floor storage Upper-floor office, flex, or residential Increasingly common in redevelopment areas RV, Boat & Vehicle Storage Outdoor or covered Popular near lakes, marinas, and recreational regions Lower build cost, strong seasonal demand   Typical Size Ranges  Facility Size Small: 20,000–40,000 SF Mid-size: 50,000–90,000 SF Large / Urban: 100,000–150,000+ SF Unit Sizes 5’x5’ (25 SF) 5’x10’ (50 SF) 10’x10’ (100 SF) 10’x20’ (200 SF) 10’x30’+ (vehicle and business storage)   Investor & Developer Checklist  Site Analysis, Selection & Due Diligence Site Selection High-visibility roadway Easy ingress/egress Signalized access preferred Strong surrounding residential density Limited nearby competition Zoning & Entitlements Confirm by-right or conditional use Height allowances Parking and buffer requirements Stormwater compliance Architectural standards Physical Characteristics Flat or gently sloping site Floodplain avoidance Adequate lot size for phased expansion Utility availability Environmental Phase I ESA Phase II if prior industrial use Wetlands delineation Financial Land cost supports target rents Construction cost validation Exit cap rate assumptions Stabilization timeline   Why Use a Land & Development Specialist?  Self-storage success in Pennsylvania depends on: Zoning interpretation Understanding local politics and approvals Identifying under-the-radar sites Pricing land correctly for feasibility A land and development real estate specialist provides: Market-specific site identification Zoning and entitlement guidance Developer-focused underwriting Access to off-market land Strategic positioning for resale or stabilization Many of the best self-storage sites in Pennsylvania never hit the open market.   Final Thoughts  Pennsylvania remains one of the strongest states in the Mid-Atlantic and Northeast for mini storage and self-storage development. With diverse markets, growing suburban demand, and favorable long-term demographics, opportunities exist for both ground-up development and redevelopment—but only with the right site. Finding that site starts with disciplined analysis and specialized land expertise.

2/15/2026 How to Market and Sell Vacant Land in Pennsylvania for Maximum Value Selling vacant land in Pennsylvania is fundamentally different from selling a house, office building, or retail center. Land does not show itself. It does not have granite countertops, staged furniture, or rental income to justify value. Instead, vacant land derives its worth from potential — what it can become. For Pennsylvania landowners, understanding how to properly position, analyze, and market vacant land is the difference between leaving money on the table and achieving maximum return. In this article, I’ll explain how the Pennsylvania vacant land market works, who the buyers are, how different land types attract different audiences, and why working with a land & development real estate specialist is critical to success.    The Pennsylvania Vacant Land Market: How It’s Different  Vacant land behaves differently than improved real estate in several important ways: 1. Value Is Based on Potential, Not Improvements A house is valued on condition, size, and comparable sales. Vacant land is valued based on: Zoning Utility availability Topography Access Environmental constraints Development yield Location relative to demand drivers The land’s highest and best use determines its true value. 2. Buyer Pool Is Smaller — But More Sophisticated Vacant land buyers are typically: Builders and developers Investors Farmers Institutional buyers Recreational buyers Industrial users Municipalities or utility providers These buyers perform detailed due diligence and are often geographically dispersed — many are not local. 3. Sales Cycle Is Longer Vacant land transactions often involve: Feasibility studies Soil testing Zoning verification Engineering review Financing approvals Entitlement contingencies Patience and precision marketing are required.   Who Buys Vacant Land in Pennsylvania — and Where Are They Located?  Pennsylvania land buyers fall into several categories: Local Builders & Developers Often focused on specific counties or regions:  Suburban Philadelphia counties Pittsburgh MSA Lehigh Valley Harrisburg/York corridor State College Erie and Northwest PA Regional & Out-of-State Developers Particularly active in: Industrial corridors (I-78, I-81, I-79, I-76) Distribution and warehouse markets High-growth suburban residential markets Many buyers come from: New Jersey New York Maryland Ohio National investment groups Institutional & Industrial Users Looking for: Rail access Highway proximity Utility capacity Keystone Opportunity Zones (KOZ) Recreational & Lifestyle Buyers Typically from: Philadelphia metro Pittsburgh metro New York/New Jersey Washington D.C. region Seeking: Hunting land Cabin sites Lakefront property Timber tracts   Target Buyer Markets by Land Type  Residential Land Target Buyers:  Local builders Regional homebuilders Infill developers Private custom home buyers Hot Markets: Suburban Philadelphia counties Lehigh Valley Pittsburgh suburbs South Central PA Commercial Land Target Buyers:  Retail developers Medical office groups Hospitality developers Quick-service restaurant operators Key Factors: Traffic counts Visibility Zoning compatibility Demographic strength Industrial Land Target Buyers:  Logistics companies Warehouse developers Manufacturing users Institutional industrial investors Prime Areas: I-78 corridor I-81 corridor I-79 corridor I-76 (PA Turnpike) interchanges Agricultural Land Target Buyers:  Local farmers Agricultural investors 1031 exchange buyers Transitional land investors Strong Markets: Lancaster County Lebanon County Chester County Centre County Northwest PA Transitional Land Land on the edge of development corridors.  Target Buyers: Speculative developers Long-term land bankers Residential subdivision developers Value is based on: Future utility extensions Growth path of municipalities Comprehensive plans Recreational Land Target Buyers: Hunting enthusiasts Timber investors Cabin buyers RV/camp developers Prime Regions: Laurel Highlands Potter County Tioga County Clearfield County Wayne County Pike County   The Importance of Highest & Best Use  Highest and best use analysis determines: What is legally permissible What is physically possible What is financially feasible What is maximally productive Without this analysis, landowners risk: Underpricing development land Overpricing restricted land Marketing to the wrong buyer audience A parcel zoned agricultural today may have commercial or residential potential tomorrow. Conversely, a parcel with environmental limitations may only support limited development. Understanding this distinction is critical to maximizing value.   Why Work With a Land & Development Real Estate Specialist?  Most residential agents sell houses. Most commercial agents lease space. Land requires a different skill set. A land & development specialist understands: Zoning codes and overlays Subdivision yield calculations Wetlands and environmental constraints Utility infrastructure capacity Highway access and PennDOT coordination Stormwater regulations Agricultural preservation restrictions Market feasibility analysis   Software & Analytical Tools Used by Land Specialists  Professional land marketing today relies on advanced tools, including: GIS mapping platforms Parcel mapping software Topographic and contour modeling tools Zoning overlay mapping Demographic analysis software Traffic count databases Drone photography and aerial mapping Development yield calculators These tools allow a land specialist to present a property not just as acreage — but as opportunity.   How Vacant Land Is Best Marketed in Pennsylvania  Effective land marketing requires a multi-layered approach. 1. MLS Exposure LandBroker MLS  Other regional MLS platforms However, MLS alone is not sufficient. 2. Specialized Land Websites LandWatch Land And Farm Lands of America LoopNet (for commercial/industrial land) Crexi CoStar Land.com network Realtor.com (land-specific filters) These platforms reach national and specialized buyers. 3. Targeted Direct Outreach For development land, the best buyer is often identified before listing. This includes: Direct calls to developers  Builder outreach campaigns Industrial user databases 1031 exchange buyer networks Agricultural operator networks 4. Digital & Social Media Marketing LinkedIn (for commercial and industrial buyers) Facebook targeted advertising Instagram (for recreational and residential land) Email marketing campaigns Professional video presentations 5. Offline Marketing Professional signage (critical for high-traffic corridors) Trade publications Agricultural magazines Builder association publications Industry networking events Broker-to-broker marketing 6. Professional Presentation Materials High-quality land marketing may include:  Aerial imagery Boundary overlays Concept plans Zoning summaries Utility maps Traffic counts Demographic reports Development feasibility summaries Land must be visualized to be sold.   Positioning Pennsylvania Land for Maximum Return  To maximize value, a seller should: Confirm zoning and allowable uses Understand development yield Evaluate environmental constraints Assess infrastructure availability Identify the highest and best use Market directly to the correct buyer audience Be patient but strategic Underpricing due to lack of analysis is common. So is overpricing without feasibility justification. Precision matters.   Bringing It All Together  Pennsylvania’s land market is diverse — from suburban residential tracts in Bucks County, to industrial corridors in the Lehigh Valley, to agricultural fields in Lancaster County, to recreational acreage in the Laurel Highlands. Each parcel has a story. Each has a most probable buyer. Each has a highest and best use. Vacant land does not sell itself. It must be analyzed, positioned, and marketed strategically. By working with a Pennsylvania land & development real estate specialist — someone who understands zoning, development feasibility, buyer networks, and targeted marketing — landowners can unlock the true value of their property and achieve the strongest possible return. If you are considering selling vacant land anywhere in Pennsylvania, the first step is not listing it. The first step is understanding what it can become. And that is where value begins.

2/15/2026 The Risks of Buying or Selling Vacant Land in Pennsylvania — And How to Reduce Them Vacant land can be one of the most rewarding real estate investments in Pennsylvania — but it can also be one of the most misunderstood and risk-laden asset classes. Unlike a house or income-producing building, land has no immediate cash flow, no physical improvements to inspect in a traditional way, and often no clear “comparable sales” framework. Its value is rooted in potential — and potential carries risk. Whether you are buying or selling residential, commercial, industrial, agricultural, or recreational land in Pennsylvania, understanding the risks is critical to protecting your investment and maximizing value. Below is a comprehensive look at the legal, economic, environmental, regulatory, and strategic risks involved — and how both buyers and sellers can reduce or eliminate them.   Major Risk Categories in Pennsylvania Vacant Land Transactions  1. Legal & Title Risks Legal risks are among the most serious and most overlooked in land transactions. Common Legal Risks: Boundary disputes Encroachments Unrecorded easements Access issues (landlocked parcels) Right-of-way conflicts Restrictive covenants Deed restrictions Mineral rights separation Timber rights reservations Agricultural preservation easements Act 319 (Clean & Green) rollback taxes Municipal liens Pennsylvania has many older parcels with complex chains of title. Rural and agricultural land especially can carry legacy encumbrances that materially impact value. How Buyers Reduce Legal Risk: Obtain a full title search Purchase title insurance Order a boundary survey Verify legal access Confirm mineral and timber rights Review deed restrictions carefully Confirm Clean & Green enrollment status How Sellers Reduce Legal Risk: Order a pre-listing title review Resolve boundary issues before marketing Disclose easements clearly Clarify mineral and timber rights Address lien issues proactively 2. Zoning & Regulatory Risk Zoning determines what a property can legally become. Risks Include: Zoning does not allow intended use Overlay district restrictions Floodplain limitations Environmental protection zones Agricultural preservation restrictions Subdivision density limits Conditional use uncertainty Pending municipal comprehensive plan changes A parcel may appear suitable for development but be heavily restricted once zoning is fully analyzed. How Buyers Reduce Zoning Risk: Verify zoning classification in writing Confirm permitted uses Review setback, height, and coverage limits Analyze density yield Review comprehensive plans Meet with municipal officials before closing Include zoning contingency in agreement How Sellers Reduce Zoning Risk: Obtain written zoning confirmation Provide clear zoning summary in marketing Avoid overstating development potential Disclose known restrictions 3. Environmental Risk Environmental issues are one of the most significant financial risks in Pennsylvania land transactions. Environmental Risks Include: Wetlands Floodplain encumbrances Stormwater management challenges Soil instability Failed perc tests (for septic) Contaminated soils (especially industrial sites) Former underground storage tanks Brownfield contamination Steep slope limitations Protected species habitats Mine subsidence (Western PA) Industrial and former agricultural properties carry heightened environmental risk. How Buyers Reduce Environmental Risk: Order Phase I Environmental Site Assessment Conduct wetlands delineation Perform soil testing Conduct perc testing (for residential lots) Review FEMA flood maps Analyze topography Review historical aerial imagery How Sellers Reduce Environmental Risk: Obtain pre-listing environmental reports Address known contamination proactively Provide documentation to buyers Disclose known issues transparently 4. Economic & Market Risk Vacant land is highly sensitive to economic cycles. Economic Risks Include: Market downturns Rising interest rates Construction cost inflation Demand contraction Shifting demographic trends Overestimating absorption rates Speculative pricing Land has no income cushion. If the market softens, holding costs remain. Buyer Risk Mitigation: Conduct feasibility analysis Stress-test financial projections Avoid overleveraging Model conservative absorption rates Evaluate comparable land sales carefully Seller Risk Mitigation: Price realistically based on highest and best use Avoid speculative overpricing Monitor market timing Consider 1031 exchange positioning   Risks by Land Type  Residential Land Risks Lack of sewer or public water Septic system failure Density overestimation HOA restrictions School district demand shifts Neighborhood opposition Commercial Land Risks Traffic count decline Retail oversupply Parking limitations Access restrictions from PennDOT Changing consumer behavior Industrial Land Risks Environmental contamination Utility capacity limitations Rail access complications Market saturation in logistics corridors Zoning incompatibility Agricultural Land Risks Soil productivity variability Agricultural preservation restrictions Clean & Green rollback taxes Commodity price volatility Water access limitations Recreational Land Risks Seasonal demand fluctuation Timber value overestimation Access limitations Hunting regulation changes Environmental protection overlays Transitional Land Risks Utility extension uncertainty Political shifts in municipal leadership Zoning resistance Infrastructure cost overruns Holding cost exposure   Buyer-Specific Risks  From a buyer’s perspective, risks include: Overpaying for potential that cannot be realized Underestimating development costs Failing to secure approvals Discovering environmental issues post-closing Purchasing land without legal access Delayed entitlement timelines Buyers Can Reduce Risk By: Including contingency clauses Conducting full due diligence Hiring land-use attorneys Consulting engineers pre-closing Analyzing utility infrastructure Confirming subdivision feasibility   Seller-Specific Risks  Sellers face a different set of risks: Undervaluing development potential Overpricing based on emotion Failing to disclose known issues Marketing to the wrong buyer pool Extended market exposure leading to price erosion Liability exposure from misrepresentation Sellers Can Reduce Risk By: Performing highest and best use analysis Gathering zoning and environmental documentation Disclosing material facts Targeting appropriate buyer audiences Pricing based on yield, not sentiment   Opportunity Cost Risk  One of the most overlooked risks is opportunity cost. Selling too early: Missing future appreciation Selling too late: Holding during market decline Buying without development plan: Capital tied up unproductively Strategic timing matters in Pennsylvania’s varied regional markets.   Financing & Liquidity Risk  Vacant land financing is more restrictive than improved property financing. Risks include: Higher down payment requirements Shorter loan terms Higher interest rates Limited lender appetite Appraisal challenges Liquidity risk is real — land can take longer to sell than improved property.   Political & Municipal Risk  Land development is political. Risks include: Township resistance Community opposition Changing municipal leadership Comprehensive plan revisions Moratoriums on certain uses Engaging municipalities early reduces risk significantly.   The Role of a Land & Development Specialist in Risk Reduction  Vacant land risk is not eliminated — it is managed. A land & development real estate specialist reduces risk by: Conducting highest and best use analysis Evaluating zoning and density Identifying environmental red flags Analyzing infrastructure availability Modeling financial feasibility Connecting with engineers and land-use attorneys Targeting appropriate buyer pools Structuring protective agreements Unlike a traditional residential agent, a land specialist understands: Yield calculations Entitlement timelines Environmental due diligence Stormwater requirements PennDOT access rules Agricultural preservation law Development finance structures This expertise protects both buyer and seller from costly mistakes.   Final Thoughts  Vacant land in Pennsylvania can create extraordinary opportunity — residential subdivisions, industrial parks, retail centers, farms, recreational retreats, or long-term investment holdings. But land carries risks that improved real estate does not. Legal complexity. Environmental exposure. Regulatory uncertainty. Market timing sensitivity. Infrastructure dependency. The difference between success and costly error lies in due diligence, strategy, and specialized expertise. Whether you are buying or selling vacant land in Pennsylvania, risk should never be ignored — it should be identified, analyzed, and managed. When handled correctly, land is not just dirt. It is potential — structured intelligently and protected strategically.

2/15/2026 Pennsylvania’s Most Development-Friendly Municipalities: Where Zoning Reform and Incentives Are Driving Growth Pennsylvania is often viewed as a complex development state. With over 2,500 municipalities, local control of zoning, layered environmental regulations, historic preservation constraints, and infrastructure variability, development can range from straightforward to highly challenging depending on location. Yet across the Commonwealth, a number of municipalities and counties have embraced zoning reform, incentive programs, and comprehensive planning strategies designed to attract private investment. Some communities have modernized outdated zoning codes. Others have streamlined approvals. Many have adopted mixed-use overlays, tax incentives, or industrial recruitment programs. The result is visible: new residential density, warehouse and logistics growth, adaptive reuse of historic buildings, and revitalized downtowns. Below is a look at some of Pennsylvania’s most development- and redevelopment-friendly municipalities and counties, what makes them attractive, and what lessons can be learned from their success.   What Makes a Municipality “Development Friendly”? Before identifying specific municipalities, it is important to define what development friendly actually means. Typically, these municipalities share several characteristics: Updated and modernized zoning codes Mixed-use or form-based zoning districts By-right approvals for targeted uses Predictable review timelines Clear comprehensive plans that support growth Incentive tools (LERTA, KOZ, TIF, CRIZ, etc.) Infrastructure investment alignment Proactive economic development departments Development friendliness does not mean “no regulation.” It means clarity, predictability, and alignment between public policy and private investment.   Municipalities Leading in Zoning Reform & Pro-Development Policy  1. Pittsburgh (Allegheny County) Why It’s Development Friendly: Riverfront zoning overlays Mixed-use districts Transit-oriented development (TOD) flexibility Adaptive reuse support Active Urban Redevelopment Authority (URA) Incentives: LERTA tax abatements TIF districts Opportunity Zones Brownfield redevelopment assistance Results: Strip District redevelopment Lawrenceville transformation East Liberty mixed-use growth Hazelwood Green riverfront redevelopment Pittsburgh has embraced urban infill, adaptive reuse, and density, particularly in neighborhoods with historic industrial assets. 2. Philadelphia Why It’s Development Friendly: Major zoning code overhaul in 2012 CMX mixed-use districts Transit-oriented overlays Density bonuses By-right multifamily in many areas Incentives: 10-year tax abatement (historically significant) Opportunity Zones Keystone Opportunity Zones (select areas) Industrial Development Authority financing Results: Northern Liberties residential growth Fishtown redevelopment Navy Yard industrial and office expansion Center City residential density increase Philadelphia’s zoning reform significantly simplified what was previously an opaque entitlement process. 3. Allentown (Lehigh County) Why It’s Development Friendly: Strong downtown revitalization strategy Mixed-use zoning support Coordinated public-private partnerships Incentives: Neighborhood Improvement Zone (NIZ) LERTA State tax capture financing  Results: PPL Center district transformation Residential and office conversions Downtown hospitality growth The NIZ program has been one of Pennsylvania’s most powerful redevelopment tools. 4. Lancaster City (Lancaster County) Why It’s Development Friendly: Flexible adaptive reuse policies Mixed-use zoning Active redevelopment authority Downtown density support Incentives: LERTA Historic tax credits  CRIZ designation Results: Warehouse conversions Multifamily growth Retail and restaurant expansion Strong infill development Lancaster demonstrates how mid-sized cities can successfully align preservation with growth. 5. Bethlehem (Northampton County) Why It’s Development Friendly: Riverfront redevelopment zoning  Industrial reuse flexibility Mixed-use downtown districts Incentives: Keystone Opportunity Zones Historic tax credits LERTA Results: Bethlehem Steel site transformation ArtsQuest district Multifamily redevelopment Bethlehem’s adaptive reuse strategy turned a former industrial liability into a mixed-use destination. 6. Cranberry Township (Butler County) Why It’s Development Friendly: Pro-growth comprehensive planning Business park zoning Streamlined approvals Infrastructure investment alignment Incentives: Business park incentives LERTA Industrial recruitment programs Results: Major corporate campuses Retail expansion Residential subdivision growth Cranberry Township is often cited as one of Western Pennsylvania’s most pro-development suburban municipalities. 7. Upper Macungie Township (Lehigh County) Why It’s Development Friendly: Industrial/logistics zoning flexibility Proximity to I-78 corridor Coordinated infrastructure planning Results: Major warehouse and distribution growth National logistics tenant presence Upper Macungie capitalized on the I-78 corridor boom. 8. South Fayette Township (Allegheny County) Why It’s Development Friendly: Mixed-use planning Innovation district support Residential density flexibility Results: New residential communities Commercial corridor development Office and tech expansion   Counties With Pro-Growth Comprehensive Plans  Certain counties stand out for aligning infrastructure and planning with development: Lehigh County – I-78 logistics growth strategy Lancaster County – Balanced agricultural preservation with urban growth Chester County – Targeted growth areas and preservation balance Butler County – Strategic suburban expansion York County – Industrial corridor development Counties that clearly designate growth areas reduce uncertainty for private developers.   Incentive Tools Used by Development-Friendly Municipalities  Across Pennsylvania, common tools include:  LERTA (Local Economic Revitalization Tax Assistance) TIF (Tax Increment Financing) CRIZ (City Revitalization and Improvement Zones) NIZ (Neighborhood Improvement Zone – Allentown) KOZ (Keystone Opportunity Zones) Opportunity Zones Historic Preservation Tax Credits Brownfield redevelopment grants Municipalities that actively deploy these tools often see accelerated redevelopment.   Residential Development-Friendly Areas  Strong residential flexibility exists in: Pittsburgh infill neighborhoods Philadelphia CMX districts Lancaster City South Fayette Township Cranberry Township These areas allow multifamily, townhomes, and mixed-use density by right or with predictable approval pathways.   Industrial Development-Friendly Areas  Most flexible industrial growth areas include: Lehigh Valley (I-78 corridor) I-81 corridor (Dauphin, Cumberland, Luzerne counties) I-79 corridor (Allegheny, Butler counties) York County industrial parks These municipalities often provide large-lot industrial zoning with fewer conditional barriers. Common Goals of Development-Friendly Municipalities Municipalities that successfully promote development typically share goals such as: Expanding tax base Revitalizing downtown cores Repurposing obsolete industrial sites Attracting employers Increasing housing supply Encouraging mixed-use density Leveraging transit corridors Improving walkability They aim to align private investment with public infrastructure planning.   Case Study Highlights  Case Study 1: Allentown’s NIZ By capturing state tax revenue growth within the NIZ district, Allentown incentivized private investment that transformed a struggling downtown into a regional entertainment and office hub. Case Study 2: Pittsburgh’s Strip District Zoning flexibility, riverfront redevelopment strategy, and adaptive reuse allowed warehouse conversions into tech offices, residential lofts, and mixed-use developments. Case Study 3: Lancaster City Warehouse Conversions Flexible adaptive reuse policy encouraged the transformation of obsolete industrial buildings into apartments and commercial space, revitalizing underutilized blocks.  Case Study 4: Upper Macungie Industrial Boom Industrial zoning flexibility combined with interstate access positioned the township as a national logistics hotspot.   The Importance of Specialized Knowledge  Even in development-friendly municipalities, success depends on: Understanding zoning nuance Knowing where flexibility truly exists Identifying political climate Anticipating community response Structuring incentive packages properly A municipality may appear pro-development on paper but operate differently in practice.   Final Thoughts: Pennsylvania Is Evolving  Pennsylvania remains a locally controlled, regulation-heavy state — but many municipalities are evolving. Cities and townships that embrace: Zoning modernization Predictable approvals Mixed-use flexibility Incentive programs Infrastructure coordination ...are attracting private capital and reshaping their communities. For developers and landowners, the key is identifying where policy and opportunity align. Some of Pennsylvania’s greatest recent successes — Allentown, Pittsburgh, Lancaster, Bethlehem, Cranberry Township, and others — demonstrate that zoning reform, incentives, and clarity can unlock extraordinary redevelopment and growth. Understanding which municipalities truly support development — and how to navigate their systems strategically — is often the difference between stalled projects and successful outcomes. In Pennsylvania, the right municipality matters just as much as the right parcel.

2/15/2026 The Importance of a Highest & Best Use Analysis When Buying or Selling Vacant Land in Pennsylvania When it comes to vacant land or redevelopment real estate in Pennsylvania, the most expensive mistake a buyer or seller can make is assuming they already know what a property is worth. Land does not have intrinsic value based on appearance alone. Its value is determined by what it can legally, physically, and financially become. That determination is called a Highest & Best Use (HBU) analysis — and it is one of the most important tools in Pennsylvania land and development real estate. Whether the property is residential acreage in Bucks County, industrial land along the I-78 corridor, agricultural ground in Lancaster County, or a redevelopment site in Pittsburgh or Philadelphia, understanding highest and best use is essential to pricing, marketing, negotiating, and developing property correctly.   What Is Highest & Best Use? Highest and Best Use is defined as: The reasonably probable and legal use of vacant land or an improved property that is physically possible, legally permissible, financially feasible, and maximally productive. There are four tests every true HBU analysis must satisfy: Legally Permissible – What does zoning allow? Are there overlays, easements, preservation restrictions? Physically Possible – Is the land suitable based on topography, utilities, soil conditions, environmental constraints? Financially Feasible – Would the proposed use generate sufficient return? Maximally Productive – Of all feasible uses, which produces the highest value? In Pennsylvania, where zoning is controlled at the municipal level and environmental overlays are common, these four tests are critical.   Why Highest & Best Use Matters in Pennsylvania  Pennsylvania has: 2,500+ municipalities Agricultural preservation programs Clean & Green tax enrollment (Act 319) Floodplain and wetlands overlays Mine subsidence areas (Western PA) Historic districts Keystone Opportunity Zones (KOZ) Transit-oriented overlays in urban markets Because regulations vary significantly from township to township, assumptions about value can be wildly inaccurate without a formal HBU evaluation.   Highest & Best Use by Land Type  Residential Vacant Land In suburban markets like Chester County, Lehigh Valley, or Pittsburgh’s suburbs, residential HBU often centers on: Density yield (lots per acre) Public sewer and water access School district demand Road frontage requirements Stormwater compliance Example: A 20-acre parcel zoned low-density residential may initially appear to support 20 lots (1 acre each). After accounting for wetlands, setbacks, road requirements, and stormwater basins, the actual yield may only be 12 lots. The difference dramatically affects land value. Commercial Land Commercial HBU often depends on: Traffic counts Visibility Access (PennDOT highway occupancy permits) Parking requirements Demographics Zoning flexibility Example: A commercially zoned parcel along Route 30 in Lancaster County may be far more valuable as a quick-service restaurant pad site than as a general office building location. The use determines value. Industrial Land Industrial HBU is typically driven by: Interstate proximity (I-78, I-81, I-79, I-76) Rail access Utility capacity (water, sewer, electric load) Acreage configuration Environmental history In the Lehigh Valley, for example, land zoned industrial near I-78 may command exponentially higher pricing if it supports warehouse distribution compared to light manufacturing. Agricultural Land Agricultural land in Pennsylvania may have several potential uses: Active farming Agricultural preservation Transitional development Solar leasing Estate residential HBU must evaluate: Soil productivity Preservation restrictions Clean & Green rollback implications Proximity to growth corridors Example: In Lancaster County, preserved farmland may have strong agricultural value but no development potential. In contrast, farmland in southern York County near expanding sewer lines may carry transitional residential value. Recreational Land Recreational HBU may include: Hunting land Timber investment Cabin sites Campground development Conservation sale In areas like Potter County or the Laurel Highlands, a parcel may appear to be simple hunting land — but topography and access may allow small-lot recreational subdivision. Alternatively, environmental overlays may limit development entirely. Understanding that distinction protects both buyers and sellers.   Redevelopment & Adaptive Reuse HBU  In Pennsylvania’s urban markets — Pittsburgh, Philadelphia, Allentown, Bethlehem, Lancaster — redevelopment sites require particularly detailed HBU analysis. Factors include: Adaptive reuse zoning flexibility Height restrictions Parking requirements Historic preservation rules Mixed-use overlays Incentive availability (LERTA, CRIZ, KOZ) Case Study – Bethlehem Steel Redevelopment: The highest and best use of the former steel site was not continued industrial manufacturing, but mixed-use redevelopment incorporating cultural, residential, and commercial components. That strategic repositioning transformed land value. Case Study – Allentown NIZ: Through incentive structuring and zoning alignment, underutilized downtown parcels became mixed-use residential and office developments with significantly increased value. Who Performs Highest & Best Use Studies? Several professionals may perform HBU analysis: Certified appraisers Land & development real estate specialists Market feasibility consultants Civil engineers (yield studies) Urban planners Development consultants In many cases, the most accurate HBU analysis is collaborative, combining: Market data Zoning interpretation Engineering feasibility Financial modeling   What Does a Highest & Best Use Study Cost?  Costs vary depending on complexity: Basic internal broker analysis: Nominal fee  Appraisal with HBU component: $3,000 – $10,000+ Full feasibility study (engineering + financial modeling): $10,000 – $50,000+ Large-scale master planning analysis: $50,000+ While this may seem significant, it is often minor compared to the financial consequences of mispricing land by hundreds of thousands — or millions — of dollars.   Importance to Buyers  From a buyer’s perspective, HBU protects against: Overpaying for unrealistic development potential Underestimating infrastructure costs Misjudging zoning limitations Purchasing land that cannot support intended use Developers rely heavily on HBU analysis to: Determine maximum land acquisition price Structure financing Assess return on investment Mitigate entitlement risk   Importance to Sellers  For sellers, HBU determines: Proper pricing Target buyer pool Marketing strategy Negotiation leverage A seller who markets agricultural land as simple farmland may miss developers willing to pay transitional pricing. Conversely, a seller who assumes commercial potential without zoning support may overprice and stall the property on the market. Correct HBU analysis ensures pricing aligns with reality and opportunity.   Marketing & Buyer Targeting Based on HBU  Understanding highest and best use directly informs: Whether to market to builders, farmers, industrial developers, or recreational buyers Which websites to list on Whether to prepare conceptual site plans How to structure offering memorandums Which buyer databases to target Marketing without HBU clarity is inefficient and costly.   The Developer’s Perspective  From a developer’s standpoint, highest and best use is everything. Before acquiring land, developers analyze: Permitted density Infrastructure availability Market absorption rates Construction cost projections Exit valuation The acquisition price is calculated backward from the projected finished value. Without a proper HBU study, a developer cannot determine maximum allowable land cost — and risks destroying project feasibility.   The Role of a Land & Development Specialist  A land & development specialist understands how to: Interpret Pennsylvania municipal zoning codes Calculate subdivision yield Identify environmental red flags Evaluate corridor traffic patterns Model financial feasibility Align marketing with realistic development potential Unlike a typical residential agent focused on comparable home sales, a land specialist evaluates potential use and future value. In Pennsylvania’s highly localized regulatory environment, that expertise is critical.   Final Thoughts  Highest and Best Use is not an academic exercise. It is the foundation of land value. In Pennsylvania — where zoning varies by township, environmental overlays are common, and infrastructure drives feasibility — failing to properly analyze highest and best use can lead to: Underpricing Overpricing Missed opportunity Failed development Significant financial loss Whether buying or selling residential, commercial, industrial, agricultural, recreational, or redevelopment property, the first question should never be: “What are the comps?” It should be: “What is this property’s highest and best use?” Because in land and development real estate, value is not based on what the property is today. It is based on what it can become.

2/15/2026 Understanding Pennsylvania’s Act 319 – The Clean and Green Act of 1974 What Landowners, Buyers, and Developers Need to Know Pennsylvania’s Act 319, commonly known as the Clean and Green Act, is one of the most important pieces of legislation affecting agricultural, forest, and open space land across the Commonwealth. Enacted in 1974, Clean and Green was designed to preserve farmland and forest land by offering preferential property tax assessments to qualifying landowners. For nearly five decades, it has shaped land values, influenced development patterns, and impacted countless land transactions throughout Pennsylvania. For buyers and sellers of vacant land, especially agricultural and rural tracts, understanding Act 319 is not optional — it is essential.   What Is Act 319 (Clean and Green)? The Clean and Green Act allows qualifying landowners to have their property assessed at its use value rather than its fair market value. That distinction is critical. Instead of being taxed based on what the land could sell for in an open market (which may reflect development potential), the land is taxed based on its agricultural or forest productivity value. This often results in dramatically lower property taxes.   Key Eligibility Requirements To qualify for Clean and Green, a property must meet specific criteria. Minimum Acreage Generally, at least 10 contiguous acres are required. Smaller parcels may qualify if they generate at least $2,000 annually in agricultural income.   Qualifying Land Use Categories  Agricultural Use Land used to produce crops, livestock, poultry, livestock products, or horticultural specialties. Agricultural Reserve Non-commercial open space land, typically 10 acres or more, that is non-commercial but rural in nature. Forest Reserve Land stocked by forest trees capable of producing timber or other wood products. Each category has different requirements and implications.   The Core Benefit: Preferential Assessment  Under Clean and Green: The land is assessed according to its productivity value. The assessment is set by the Pennsylvania Department of Agriculture. Counties apply those use values annually. This can reduce property taxes significantly — sometimes by 50% to 90% compared to fair market value assessments. For long-term landholders, farmers, and timber owners, this tax relief can make land ownership economically viable.   The Rollback Tax – The Critical Finer Point  The most important nuance of Act 319 is the rollback tax provision. If land enrolled in Clean and Green is: Subdivided Developed Converted to non-qualifying use The owner may be required to pay rollback taxes. Rollback taxes consist of: The difference between the preferential tax paid and the normal tax that would have been paid For the previous seven years Plus interest This can result in substantial financial obligations. Example: If land was taxed at $1,000 annually under Clean and Green but would have been taxed at $5,000 under market value, the owner may owe the $4,000 annual difference for seven years — plus interest. Understanding rollback exposure is critical when buying transitional or development land.   Partial Rollback  Importantly, rollback taxes may apply only to the portion of land being converted — not necessarily the entire tract. Strategic subdivision planning can minimize rollback exposure. This is where proper land planning and professional guidance become extremely valuable.   Where Opportunities Exist Across Pennsylvania  Clean and Green is most common in: Lancaster County Chester County York County Lebanon County Centre County Butler County Westmoreland County Armstrong County Tioga, Potter, and northern tier counties Western Pennsylvania timber regions Opportunities exist particularly in: 1. Transitional Growth Areas Agricultural land near expanding sewer lines, highway corridors, or suburban growth areas. 2. Recreational & Timber Regions Large forest tracts in northern and western Pennsylvania. 3. Long-Term Hold Strategies Investors seeking to land bank property while minimizing holding costs.   Who Benefits Most from Act 319?  Farmers Clean and Green was designed primarily to support working farms. Timber & Forestry Owners Large forest tracts benefit from significant tax reductions. Recreational Landowners Owners of hunting land or large rural parcels often qualify under forest reserve. Long-Term Investors Investors holding transitional land can reduce carrying costs while waiting for future development opportunities.   Key Considerations for Buyers  If you are buying land enrolled in Clean and Green, you must evaluate: Is the land currently enrolled? Under which category? What are the rollback implications? Has any portion already been subject to rollback? What development plans trigger rollback? What is the timeline for potential conversion? Failure to analyze Clean and Green status can dramatically affect acquisition pricing and feasibility.   Key Considerations for Sellers  Sellers of Clean and Green properties should: Confirm enrollment status Provide documentation Estimate potential rollback exposure Disclose prior subdivisions Structure marketing appropriately (agricultural vs. transitional) Misunderstanding Act 319 can either: Undervalue land by marketing it only as farmland, or Overprice it without accounting for rollback obligations.   Act 319 vs. Agricultural Conservation Easements  Clean and Green is not the same as permanent agricultural preservation. Act 319: Is voluntary Allows withdrawal (with rollback) Does not permanently restrict development Agricultural conservation easements: Permanently restrict development Significantly limit future use Remove most development potential Understanding this distinction is essential when evaluating farmland in Pennsylvania.   Development Strategy & Clean and Green  Developers often encounter Clean and Green when acquiring large agricultural tracts for residential or mixed-use projects. Strategic considerations include: Phased subdivision to limit rollback Targeted conversion of portions Timing of withdrawals Coordination with municipal approvals Negotiation of land pricing that accounts for rollback cost Rollback taxes should be modeled into acquisition feasibility.   Why Work With a Land & Development Real Estate Specialist?  Clean and Green is not a simple tax discount — it is a legal and financial framework that directly affects land value. A land & development real estate specialist understands: How Act 319 impacts valuation How to model rollback exposure How to structure phased development How to analyze transitional land How Clean and Green interacts with zoning How to position properties for the right buyer pool How to coordinate with attorneys, engineers, and tax advisors Most residential agents do not analyze use-value taxation or rollback liability. In land transactions — especially agricultural and transitional land — this expertise protects both buyers and sellers.   Final Thoughts  Pennsylvania’s Clean and Green Act has preserved millions of acres of farmland and forest land since 1974. It remains one of the Commonwealth’s most influential land-use programs. For landowners, it provides significant tax relief. For investors, it reduces holding costs. For developers, it introduces important financial considerations. For buyers and sellers, it materially impacts pricing strategy. Understanding Act 319 is not just about taxes — it is about land value, opportunity, and risk management. Whether you are buying recreational acreage in the Laurel Highlands, farmland in Lancaster County, or transitional development land in a growing suburban corridor, Clean and Green should be part of the conversation. 

2/17/2026 Conservation Easements in Pennsylvania  What Landowners, Buyers, and Developers Need to Know Across Pennsylvania, from the rolling farmland of Lancaster County to the forests of the Northern Tier and the river valleys of Western Pennsylvania, conservation easements play a major role in shaping how land can be used, developed, sold, and valued. For some landowners, conservation easements are a powerful tool to preserve legacy and protect open space. For others, they represent a permanent restriction that must be carefully understood before buying or selling property. If you own vacant land, agricultural property, recreational acreage, or transitional development land in Pennsylvania, understanding conservation easements is critical to protecting your financial interests.   What Is a Conservation Easement? A conservation easement is a voluntary, legally binding agreement that permanently limits certain types of development or land use in order to protect conservation values. The easement is: Recorded against the property deed Binding on current and future owners Enforced by a qualified holder (typically a land trust or government entity) Importantly, the landowner retains ownership of the property. The easement simply restricts certain uses.   How Conservation Easements Work in Pennsylvania Pennsylvania has one of the most active conservation easement frameworks in the country. Easements are typically held by: County agricultural preservation boards Local or regional land trusts State agencies Conservation organizations Once recorded, the easement runs with the land permanently. It cannot be revoked simply because ownership changes. The terms of each easement are unique, but most restrict: Subdivision beyond a limited number of lots Commercial or industrial development Dense residential construction Surface mining Certain types of clearing or alteration Some easements are highly restrictive. Others allow limited building envelopes or reserved development rights.   Types of Conservation Easements in Pennsylvania 1. Agricultural Conservation Easements These are among the most common in Pennsylvania. Often purchased through county or state farmland preservation programs, these easements: Permanently preserve farmland for agricultural use Restrict non-agricultural development Limit subdivision Allow farming-related structures Counties like Lancaster, Chester, York, Berks, and Lebanon have large numbers of preserved farms. These properties typically cannot be converted into residential subdivisions or commercial development. 2. Land Trust Conservation Easements Private landowners sometimes donate or sell conservation easements to land trusts to: Preserve natural features Protect wildlife habitat Maintain open space Protect scenic viewsheds These easements vary widely in terms and restrictions. 3. Forest & Environmental Easements In northern and western Pennsylvania, large timber tracts may be placed under easements to: Prevent subdivision Restrict development Protect water resources Preserve habitat These properties often remain privately owned and used for timber management or recreation.   Why Landowners Enter Conservation Easements Landowners choose conservation easements for several reasons: 1. Preservation of Legacy Keeping farmland or open space intact for future generations. 2. Financial Compensation Some easements are purchased at fair market value by preservation programs. 3. Tax Benefits Donated easements may qualify for federal income tax deductions, subject to IRS rules. 4. Estate Planning Reducing estate value for inheritance planning purposes.   How Conservation Easements Affect Land Value Conservation easements almost always reduce market value — because they remove development potential. The value impact depends on: The intensity of restrictions Local development pressure Zoning flexibility Infrastructure proximity Demand for agricultural or recreational land For example: A 100-acre preserved farm in Lancaster County will sell for significantly less than comparable unpreserved farmland with subdivision potential. A preserved forest tract in Potter County may retain strong recreational value despite development restrictions. Understanding how the easement affects highest and best use is critical.   Key Legal & Financial Considerations If you are buying or selling land subject to a conservation easement, you must evaluate: The exact recorded easement language Reserved building rights Subdivision allowances Agricultural restrictions Timber harvesting rights Public access requirements (if any) Ongoing stewardship obligations Easements often require: Annual monitoring by the holder Compliance with conservation plans Approval before certain improvements Violations can result in legal enforcement actions.   Conservation Easements vs. Act 319 (Clean and Green) These two programs are often confused. Clean and Green (Act 319):  Provides preferential tax assessment Allows withdrawal (with rollback taxes) Does not permanently restrict development Conservation Easement: Permanently restricts development Cannot simply be withdrawn Recorded against the deed A property may be enrolled in Clean and Green without being under a conservation easement. But once an agricultural conservation easement is recorded, development rights are permanently limited.   Risks & Considerations for Buyers Buyers must understand: What development rights remain Whether additional dwellings are permitted Whether accessory structures are allowed Whether future resale value is impacted Whether financing may be more restrictive Many lenders evaluate preserved land differently. Failing to fully review easement documents can result in purchasing land that cannot be used as intended.   Risks & Considerations for Sellers Sellers should: Provide full easement documentation upfront Clarify remaining development rights Avoid overstating permitted uses Market to the correct buyer audience Preserved farmland should be marketed to farmers and agricultural investors — not residential subdivision developers. Proper positioning avoids wasted time and failed transactions.   Where Conservation Easements Are Most Common in Pennsylvania High concentrations exist in: Lancaster County Chester County York County Berks County Lebanon County Centre County Northern Tier counties (forest preservation) Western PA forested regions These counties have actively participated in preservation programs for decades.   Development & Transitional Land Considerations For landowners holding property near growth corridors, conservation easements represent a permanent decision. Before entering an easement, landowners should evaluate: Current zoning Sewer and water expansion plans Highway improvements Municipal comprehensive plans Long-term growth patterns Entering a conservation easement eliminates future development flexibility. Strategic land-use analysis is critical before making that decision.   The Role of a Land & Development Specialist Conservation easements dramatically alter highest and best use. A land & development real estate specialist helps: Analyze the impact of easement restrictions Evaluate remaining development rights Determine appropriate pricing Identify the correct buyer pool Coordinate with land trusts and county programs Assess transitional land before preservation decisions Most residential agents are not trained to interpret conservation easement language or evaluate long-term land strategy. In Pennsylvania, where preservation is widespread and local zoning varies significantly, professional land expertise reduces risk for both buyers and sellers.   Final Thoughts Conservation easements have preserved hundreds of thousands of acres across Pennsylvania. They protect farmland, forests, watersheds, and scenic landscapes that define the Commonwealth. For some landowners, easements provide financial benefit and legacy protection. For others, they represent permanent limitations that must be carefully weighed. Whether buying preserved farmland in Lancaster County, recreational forest in Potter County, or evaluating transitional acreage in a growing suburb, conservation easements directly impact land value and future opportunity. In land and development real estate, restrictions define value just as much as opportunity. Understanding conservation easements is not just about preservation — it is about clarity, strategy, and protecting long-term financial interests.

2/17/2026 Easements in Pennsylvania  What Landowners, Buyers, and Developers Need to Know Easements are one of the most important — and most misunderstood — components of land ownership in Pennsylvania. They can increase property utility, restrict development potential, create legal risk, or significantly impact value. Whether you are buying vacant land, selling farmland, assembling a commercial site, or planning a residential subdivision, understanding easements is essential. In Pennsylvania — where parcels are often historic, rural tracts may be landlocked, utilities cross private property, and conservation programs are widespread — easements are common and highly consequential. This article outlines the major types of easements in Pennsylvania, how they are created, how they affect land value, and how buyers and sellers can manage risk.   What Is an Easement? An easement is a legal right that allows one party to use another party’s land for a specific purpose. The party benefiting from the easement is called the dominant estate. The property burdened by the easement is called the servient estate. Easements are typically: Recorded in the county Recorder of Deeds office Binding on future owners Permanent unless otherwise specified They do not transfer ownership — but they do transfer rights.   The Major Types of Easements in Pennsylvania 1. Access Easements (Right-of-Way Easements) Access easements are among the most common in Pennsylvania, especially in rural areas. They provide: Legal access to a landlocked parcel Shared driveway use Private road access Why They Matter: If a parcel does not have direct frontage on a public road, it must have legal access. Without it, financing and development may be impossible. Buyers should always confirm: The easement is recorded The location is clearly defined Maintenance responsibilities are outlined 2. Utility Easements Utility companies frequently hold easements across private land for: Electric lines Water lines Sewer lines Gas pipelines Telecommunications Fiber optics These easements may allow access for installation, maintenance, and upgrades. Impact on Development: Utility easements can: Restrict building placement Limit subdivision layout Affect site design Require setback buffers In commercial and industrial development, utility coordination is critical. 3. Drainage & Stormwater Easements Municipalities and adjacent landowners may hold drainage easements for: Stormwater pipes Swales Retention basins Stream channels Pennsylvania’s stormwater regulations are strict. Many subdivisions include permanent drainage easements. These can limit: Fill activities Structures Fencing Landscaping 4. Conservation Easements Conservation easements permanently restrict development to preserve: Agricultural land Forest land Open space Environmental features They are typically held by: Land trusts Counties State agencies These easements significantly affect highest and best use and resale value. 5. Agricultural Preservation Easements Common in counties like Lancaster, Chester, York, and Berks. These permanently restrict non-agricultural development. They are often purchased through state and county preservation programs. Unlike Act 319 (Clean and Green), these easements are permanent. 6. Prescriptive Easements A prescriptive easement arises through long-term, continuous, open, and adverse use — typically for 21 years in Pennsylvania. Example: If a neighbor has used a driveway across a property openly and continuously for decades without permission, they may claim prescriptive rights. These can be highly contentious and require legal review. 7. Easements by Necessity When a property is landlocked and was once part of a larger tract, courts may grant access by necessity. These are often not formally recorded and can create legal uncertainty. 8. Implied Easements Implied easements arise from prior use when property is subdivided. Example: A shared well or access route historically used by both parcels may create an implied easement. These are fact-specific and legally complex. 9. Private Utility & Shared Drive Easements Common in residential subdivisions. These define: Shared driveway maintenance Shared sewer laterals Well access Common infrastructure Failure to clarify maintenance obligations can create disputes. 10. Pipeline & Energy Easements Pennsylvania’s Marcellus and Utica Shale regions have extensive pipeline easements. These may include: Gas transmission lines Gathering lines Compressor station access Pipeline easements can: Restrict construction above the line Limit tree planting Affect insurance and resale 11. Solar & Wind Easements Emerging in rural Pennsylvania. These may grant rights for:  Solar farm access Transmission corridors Wind turbine placement Long-term lease or easement structures must be carefully reviewed.   How Easements Affect Land Value Easements can either: Increase Value Access easements that unlock landlocked parcels Utility easements that enable development Shared infrastructure that reduces cost Decrease Value Conservation restrictions Pipeline corridors Large utility rights-of-way Unclear access rights Development limitations The impact depends on the type, scope, and location of the easement.   Risks for Buyers Buyers of vacant land in Pennsylvania should evaluate: All recorded easements Boundary surveys Title commitments Access legality Utility rights Encroachments Restrictions on future improvements Failing to review easements can result in: Inability to build Forced relocation of structures Unexpected maintenance costs Legal disputes Reduced resale value A title search alone is not enough — interpretation matters.   Risks for Sellers Sellers face risks if they: Fail to disclose known easements Misrepresent access rights Overstate development potential Ignore maintenance obligations Proper pre-listing due diligence protects against failed contracts and liability exposure.   Easements and Development Planning From a developer’s perspective, easements affect: Lot yield Building envelopes Road placement Stormwater design Utility routing Setbacks A parcel with multiple easements may still be highly valuable — but only if properly analyzed and incorporated into design.   Easement Termination & Modification In Pennsylvania, easements can sometimes be: Terminated by agreement Relocated by mutual consent Extinguished by court action Abandoned under specific circumstances However, many easements — particularly conservation and utility easements — are effectively permanent. Legal counsel is required for modification.   The Role of a Land & Development Specialist Easements are not just legal technicalities — they are land value determinants. A land & development specialist helps: Review title and easement documents Interpret impact on highest and best use Coordinate with surveyors and attorneys Identify red flags before closing Structure transactions to reduce risk Position property accurately in the marketplace Most residential agents do not routinely analyze pipeline rights-of-way, stormwater easements, or agricultural preservation language. In Pennsylvania’s highly regulated and locally controlled land environment, professional expertise reduces risk significantly.   Final Thoughts Easements are part of the fabric of Pennsylvania real estate. From farmland preservation in Lancaster County, to pipeline corridors in Western PA, to shared driveways in suburban developments, easements shape how land can be used and valued. For buyers, easements represent both opportunity and risk. For sellers, they define market positioning and pricing. For developers, they are design constraints that must be engineered around. Understanding easements is not optional in land and development real estate — it is foundational. Before buying or selling vacant land in Pennsylvania, always ask: What rights come with this property? What rights have been granted away? How do those rights impact highest and best use? Because in land real estate, what you don’t see on the surface often matters the most.