What Santana Row does

Santana Row is a 2.5 million+ square foot mixed-use real estate destination located at 377 Santana Row in San Jose, California, owned and operated by Federal Realty Investment Trust (NYSE:FRT). The property integrates four primary asset classes on a single walkable site: more than 50 retail shops (Nike, lululemon, Sephora, Tesla, Warby Parker), over 30 restaurants and food and beverage operators (Momosan Ramen & Sake by Iron Chef Morimoto, Fogo de Chão, Yard House, Maggiano's Little Italy), approximately 1 million square feet of Class A office space including the adjacent Santana West (anchored by Cisco, NetApp, Experian, Cushman & Wakefield, JLL, and AvalonBay Communities), 662 rental homes at The Residences at Santana Row and Santana Heights plus 219 privately owned condominiums, and the 215-key Hotel Valencia boutique hotel. The property attracts more than 8.5 million annual visits and is positioned as Silicon Valley's premier mixed-use destination.

The business model is multi-stream real estate leasing and operations under the Federal Realty umbrella. Revenue is generated through retail and restaurant leasing (negotiated, recurring), Class A office leasing to technology and professional services firms (recurring), residential rents across 662 rental units (recurring), hospitality revenue from Hotel Valencia (rooms, dining, event space), and ancillary streams including self-parking at $3/hour after two free hours with a $15 daily maximum managed by SP+, and valet parking. Marketing is driven by email signup, active social media presence on Instagram, Facebook, and X, recurring community events (Farmers' Market on Wednesdays, Makers Market Local Artist Street Fair, Lunar New Year, Race to The Row, Yoga on The Row, The Row Cup), and earned media coverage. SKIDATA provides ALPR-based parking analytics and Google and Meta platforms are used for digital advertising measurement.

Santana Row is not a technology company and operates no proprietary software platforms, AI/ML systems, or data products disclosed in the source material. Its competitive position rests on irreplaceable Silicon Valley real estate, the curated mixed-use tenant mix, integrated live-work-play amenities, and the brand equity of an established destination. Strategic moves observable in the data are predominantly operational: continued ownership integration with Federal Realty, parking technology modernization via SP+ and SKIDATA, digital marketing infrastructure rollout, recurring 2026 event programming, and the discontinuation of the gift card program.

Name

Santana Row

Legal name

Santana Row

Website

https://santanarow.com

Company type

Private

Operating status

Operating

Headcount range

11–50 employees

Ownership category

akta.pro rank

Headquarters

HQ city

San Jose

HQ country

United States

HQ region

North America

Offices3 records

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Operations, Personnel, Marketing or Sales, Infrastructure, Others

Revenue model

1. Retail Leasing: Federal Realty generates revenue by leasing retail space to national brands, boutique operators, and specialty retailers across apparel, accessories, home goods, and services.
2. Office Leasing: Revenue from leasing approximately 1 million square feet of Class A office space including The Offices at Santana Row and adjacent Santana West to technology and professional services companies.
3. Residential Living: Revenue from 662 rental homes at The Residences at Santana Row and Santana Heights, plus 219 privately owned condominiums.
4. Hotel Operations: Hotel Valencia, a 215-key boutique hotel operated on-property, generates hospitality revenue including rooms, dining, and event spaces.
5. Parking Services: Self-parking fees ($3/hour after 2 free hours, $15 daily maximum) and valet parking services managed through SP+.
6. Restaurant and Food & Beverage: Leasing to 30+ restaurants and food & beverage operators including casual dining, fine dining, cafes, and bars.

Pricing tiers

Go-to-market motion1 record

Distribution channels6 records

Marketing channels6 records

Core offering

Santana Row is a 2.5 million+ square foot mixed-use real estate destination in San Jose, California that integrates retail, dining, residential, office, and hospitality uses in a single walkable neighborhood. It leases space to 50+ retail shops and 30+ restaurants, offers 662 rental homes and 219 condominiums, provides approximately 1 million square feet of Class A office space, and operates the 215-key Hotel Valencia boutique hotel. The property attracts 8.5 million+ annual visits and is owned and managed by Federal Realty Investment Trust.

Product overview

Santana Row is a mixed-use destination encompassing shopping, dining, residential living, working, and hospitality in a single integrated neighborhood. The property features over 50 retail shops, 30+ restaurants, luxury rental residences and condominiums, Class A office space, and a boutique hotel—all within 2.5 million square feet in San Jose, California. The integrated experience allows visitors to shop, dine, live, and work within the same property, supported by amenities including free WiFi, parking services, and event programming.

Differentiator

Problem solved

Functional benefit

Products and services

• Santana Row Shopping

Quantifiable outcome

• 8.5+ million annual visits demonstrating strong consumer demand
• +2 more outcomes

Named customers13 records

Segments5 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Two partnerships are on record, tiered minor and core.

• SP+ (Parking Services)minorImplementation/ SI/ Consulting PartnerSP+ provides parking management services for Santana Row's parking facilities including self-parking operations. Contact for parking inquiries: [email protected] or 408.551.2262. Self-parking offers first 2 hours free, $3/hour thereafter, $15 daily maximum.
• Federal Realty Investment TrustcoreOthersFederal Realty Investment Trust (NYSE:FRT), headquartered in North Bethesda, Maryland, owns and operates Santana Row. Federal Realty is a proven leader in the ownership, operation, and redevelopment of high-quality retail real estate. The trust manages Santana Row through its West Coast management office.

Scale indicators8 records

Recent moves6 records

Expansion highlights3 records

Direct peers

• Bethesda Row: Federal Realty-owned mixed-use property in Bethesda, MD combining retail, dining, residential, and office — the closest peer given shared ownership, mixed-use format, and Class A positioning.
• The Grove: Caruso-owned iconic mixed-use lifestyle destination in Los Angeles combining upscale retail, dining, residences, and a hotel — the most direct comparable in scale, tenant caliber, and integrated live-shop-dine format.
• Americana at Brand: Caruso-developed lifestyle center in Glendale, CA featuring retail, dining, condominiums, and a hotel in a walkable Main Street format — directly comparable in mixed-use composition and California-luxury positioning.
• Mizner Park: Mixed-use destination in Boca Raton, FL combining upscale retail, restaurants, residential, and cultural amenities (Boca Raton Museum of Art) — a long-established comparable for walkable mixed-use urban infill.
• Lincoln Road Mall: Pedestrian lifestyle/dining/shopping promenade in Miami Beach — comparable as a destination retail-and-dining street with adjacent residential and hotel uses serving a high-income demographic.
• Country Club Plaza: Historic mixed-use district in Kansas City, MO combining upscale retail, dining, office, and residential — directly comparable as a long-running mixed-use lifestyle destination with national brand tenants.
• Avalon: North American Properties' mixed-use lifestyle destination in Alpharetta, GA featuring retail, dining, residential, and Class A office — comparable in integrated live-work-shop format and affluent demographic targeting.
• Fifth + Broadway: Boyle Investment Company's mixed-use development in downtown Nashville combining retail, dining, residential, office, and a hotel — directly comparable as a recently developed large-scale urban mixed-use destination.
• Hill Country Galleria: Federal Realty-owned mixed-use lifestyle center in Bee Cave, TX combining retail, dining, office, and residential — a sister Federal Realty asset that is directly comparable given shared ownership and operating model.
• Santana West: Adjacent Federal Realty-owned Class A office campus that effectively operates as part of the Santana Row live-work-play ecosystem — directly comparable as the contiguous office component of the integrated destination.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks5 records

Key highlights6 records

Customer concentration

• Xx.com/santanarow
• Facebookfacebook.com/santanarow
• Instagraminstagram.com/santanarow
• LinkedInlinkedin.com/company/santana-row

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Santana Row