Beatty Development Group

What Beatty Development Group does

Beatty Development Group is a privately held, Baltimore-based real estate design, development, and management firm founded in 2013 with 11–50 employees. Its core business is the Harbor Point master-planned neighborhood — a 27-acre remediated brownfield on Baltimore's waterfront between Harbor East and Fells Point — which encompasses the Constellation Building (21-story, LEED Gold/Platinum, headquarters of Constellation Energy), Thames Street Wharf (Morgan Stanley East Coast operations center), Wills Wharf (330,000+ SF LEED Gold, anchored by a 156-room Canopy by Hilton and Class A office), 1405 Point (289-unit LEED Silver luxury residential), the newly opened T. Rowe Price Global Headquarters (550,000 SF build-to-suit, ~2,000 associates, pursuing LEED Platinum and three-star Fitwel), Allied | Harbor Point (500 residences plus a 152-key Residence Inn by Marriott), the future Parcel One 40-story tower, and Point Park (4.5-acre public waterfront green space). Beyond Harbor Point, Beatty co-leads Penn Station Partners (with Cross Street Partners) as Amtrak's Master Developer for the historic 1911 Baltimore Penn Station redevelopment — committing up to $90 million in Amtrak capital and enabling up to 1.6 million SF of mixed-use buildout — and is leading Perkins Point Partners for the mixed-income Perkins Square redevelopment under HABC's $30M Choice Neighborhoods Initiative, alongside adaptive reuse of the 1891 Car Barn. The firm operates two wholly owned subsidiaries — Beatty Design Group (interior design) and Beatty Management Group (BMG, property and facilities management) — and maintains a long-standing JV co-development partnership with Armada Hoffler Properties across most Harbor Point assets. The firm is family-controlled (President Michael Beatty, Principal Max Beatty) and shows no public listing, outside PE/VC ownership, or disclosed financials.

Name

Beatty Development Group

Legal name

Beatty Development Group

Website

https://beatty.co

Company type

Private

Founded year

2013

Operating status

Operating

Headcount range

11–50 employees

Short description

Beatty Development Group is a Baltimore-based private real estate design, development, and management firm that builds and operates Class A mixed-use waterfront neighborhoods — anchored by the 27-acre Harbor Point master plan, the T. Rowe Price 550,000 SF Global HQ, and Baltimore Penn Station — serving institutional tenants, luxury residents, hotel guests, and curated retail/F&B partners.

Ownership category

akta.pro rank

Product category

Mixed-use commercial real estate development

NAICS

Land Subdivision (23721), Residential Remodelers (236118)

SIC

Land Subdividers & Developers (No Cemeteries) (6552)

akta.pro primary industry

Residential Land Development & Subdivision Homebuilding (Build-to-Sell Communities) (IMAFABAL)

akta.pro secondary industry

Real Estate Development Asset Management (Project/Construction-to-Stabilization) (BPAJAMAL)

Keywords

• Mixed-use real estate development
• Commercial property leasing
• Historic adaptive reuse
• Sustainable urban redevelopment
• Property management services

Headquarters

HQ city

Baltimore

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Supply Chain, Operations, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Commercial office leasing: Long-term build-to-suit and multi-tenant office leases generating recurring rental income. Examples include T. Rowe Price (550,000 SF global HQ at Harbor Point, opened 2025), EY, Morgan Stanley (Thames Street Wharf), Stifel, RBC Wealth Management, Franklin Templeton, Transamerica, WeWork, Jellyfish.
2. Luxury residential rentals: Recurring rental income from luxury residential buildings including 1405 Point (17-story LEED Silver, 289 units, pre-leasing started at $1,560 for 368-sf studio up to $3,440 for 1,136-sf three-bedroom) and 1305 Dock Street (103 residences).
3. Property and facilities management fees: Recurring managed services revenue from Beatty Management Group (BMG) operations across the Harbor Point portfolio, including the 550,000 SF Class A waterfront T. Rowe Price HQ. BMG operates as a hands-on property management organization (proactive, detail-oriented, tenant-focused).
4. Ground-floor retail leasing: Recurring retail rents from ground-floor spaces across Harbor Point buildings (1405 Point with ~18,000 SF, Allied Row ~10,000 SF, Constellation Building 40,000 SF, Exelon Building), plus transient food and beverage tenant leases.
5. Hotel development and operations revenue: Revenue from hotel developments including 152-key Residence Inn by Marriott (operated by Donohoe Hospitality Services) and 156-room Canopy by Hilton Baltimore Harbor Point at Wills Wharf, including on-site F&B operations such as Cindy Lou's Fish House and La Jetée.
6. Historic adaptive reuse and redevelopment fees: Project-based development fees from adaptive reuse of historic structures including Baltimore Penn Station (with Amtrak's planned $90M investment), Car Barn (43,000 SF), and the historic T. Rowe Price HQ project with $3M Maryland Historic Revitalization Tax Credit awarded December 2019.
7. Ground-floor retail tenant co-investment and food/beverage programming revenue: Curated retail and F&B leasing strategy across Harbor Point designed to drive foot traffic and rental premiums; Beatty actively curates tenants (Josefina, Marta al Mare, Sartori, La Jetée, Spike Gjerde's restaurants, Breathing Dragon Yoga, Karma Farm, etc.).

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Core offering

Beatty Development Group is a Baltimore-based real estate design, development, and management firm that transforms underutilized, contaminated, and historic urban land into Class A mixed-use neighborhoods. The firm develops, owns, and manages commercial office, luxury residential, retail, hotel, and adaptive-reuse properties centered on its flagship 27-acre Harbor Point waterfront master plan, with additional projects at Baltimore Penn Station, Perkins Square, and the historic Car Barn. Vertical integration is achieved through in-house design (Beatty Design Group, Beatty Harvey Coco Architects) and property management (Beatty Management Group) arms.

Product overview

Beatty Development Group is a Baltimore-based real estate design, development, and management firm rather than a software vendor, so its "products" are physical real estate developments organized around the Harbor Point master-planned neighborhood and other signature projects. The portfolio's core anchor is Harbor Point — a 27-acre remediated waterfront neighborhood comprising the Constellation Building, Thames Street Wharf, Wills Wharf (with the Canopy by Hilton hotel), 1405 Point, Allied | Harbor Point, T. Rowe Price Global Headquarters, and Point Park, plus the future Parcel One tower. Complementing this are Baltimore Penn Station (transit-oriented historic redevelopment), Nine East 33rd (mixed-use student housing near Johns Hopkins), Perkins Square (mixed-income housing), the Car Barn (historic rehabilitation), and the Residence Inn | Harbor Point extended-stay hotel. These physical assets are supported by Beatty Management Group (BMG), the in-house property and facilities management operation that handles day-to-day operations across the portfolio.

Differentiator

Problem solved

Functional benefit

Brands

• Beatty Management Group (BMG): Property and facilities management arm operating and maintaining Beatty-developed real estate assets including the T. Rowe Price global headquarters at Harbor Point.
• Beatty Design Group

Products and services

• Harbor Point A 27-acre mixed-use waterfront neighborhood transformation of a remediated former industrial site in Baltimore, planned to deliver more than 4 million square feet of office, retail, residential, and hotel uses with 9.5 acres of open space. Anchor of Beatty's portfolio.
• Baltimore Penn Station Preservation and adaptive reuse of the historic 1911 Pennsylvania Station as the anchor of a transit-oriented urban district in Baltimore, led by Penn Station Partners (Beatty Development Group and Cross Street Partners) with Amtrak investing up to $90 million in station improvements.
• Perkins Square Reshaping a long-neglected public housing site in East Baltimore into a vibrant, mixed-use, and mixed-income neighborhood as part of the PSO (Perkins, Somerset, Oldtown) Transformation Plan, supported by a $30 million HUD Choice Neighborhoods Initiative grant.
• Car Barn Adaptive reuse of the historic 1891 classical revival Baltimore Traction Company Car Barn into approximately 43,000 square feet of modernized commercial space suitable for coworking, office, restaurant, gym, retail, and workforce training uses.
• Residence Inn | Harbor Point An 8-story, 152-key Residence Inn by Marriott extended-stay hotel at Harbor Point, operated by Donohoe Hospitality Services and integrated with the Allied Row pedestrian plaza.
• Parcel One The final significant piece of property to be developed at Harbor Point: three towers atop two podiums (approximately 40 stories), planned to include 150,000-200,000 SF of office, 450-600 residences, a 150-key hotel, 40,000-60,000 SF of retail, and 600-800 parking spaces.
• 1405 Point A LEED Silver, 17-story luxury waterfront residential building at Harbor Point with 289 apartments, floor-to-ceiling windows, premium finishes, 11th-floor pool, fitness center, yoga room, and approximately 18,000 SF of street-level retail.
• Allied | Harbor Point A mixed-use development at Harbor Point featuring 500 new residences in two towers built over a 1,250-space parking garage, plus a 152-key Residence Inn by Marriott in a separate building, connected by the Allied Row pedestrian plaza with approximately 10,000 SF of retail.
• T. Rowe Price Global Headquarters A 550,000 SF build-to-suit Class A office headquarters for T. Rowe Price at Harbor Point, comprised of two nine-story buildings linked by a central atrium; features a water harvesting system saving approximately 1.55 million gallons of potable water annually and is pursuing LEED Platinum and three-star Fitwel certification.
• Wills Wharf A 12-story, 330,000+ SF LEED Gold certified mixed-use building at Harbor Point with 236,000 SF of Class A office space and the 156-key Canopy by Hilton Baltimore Harbor Point boutique hotel on the top four floors; home to Franklin Templeton, Stifel, EY, Transamerica, RBC Wealth Management, WeWork, Jellyfish, and Bright Horizons.
• Constellation Building A 21-story, mixed-use building at Harbor Point serving as the headquarters of Constellation Energy and regional office for Exelon Corporation, featuring a 65,000 SF trading floor, 40,000 SF of retail, a 750-space parking garage, and 103 residences (1305 Dock Street); LEED Gold for core/shell and LEED Platinum for interiors, with rainwater harvesting, green roof, and 49kW rooftop solar PV.
• Thames Street Wharf An eight-story modern post-tensioned concrete structure with signature canted glass curtain wall at Harbor Point, primarily serving as the East Coast operations center for Morgan Stanley; features under-floor air delivery, green roof, low-flow faucets, and dual-flush toilets.
• Nine East 33rd A 12-story, 327,000 SF mixed-use building in Charles Village serving as a gateway to Johns Hopkins University, with 157 units targeted at upperclassmen and graduate students, 31,000 SF of street-level retail, and a 165-space integrated parking garage.
• Point Park A 4.5-acre public waterfront park at Harbor Point designed by iO Studio, Inc., featuring educational signage about the Indigenous and industrial history of the site, trees marking where steel columns once stood, timber benches, and harbor views.
• Beatty Management Group (BMG) The property and facilities management arm of Beatty Development Group, operating buildings such as the 550,000 SF Class A T. Rowe Price waterfront headquarters at Harbor Point using a CMMS/work order platform and hands-on property management philosophies.

Quantifiable outcome

• 1.55 million gallons of potable water saved annually at T. Rowe Price HQ (50%+ reduction)
• +4 more outcomes

Named customers9 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature5 records

Partnerships

25 partnerships are on record, tiered core, supporting and flagship / core.

• MacKenzie RetailcoreChannel Partner/ Reseller/ Distributor · 22 October 2025MacKenzie Retail represents the landlord (Armada Hoffler) in retail leasing transactions at Harbor Point, including the Grain and Berry lease at Allied | Harbor Point (Henry DeFord, Tim Harrington), Attman's Deli and Amanda Gallagher Orthodontics at 1405 Point, and represents tenants including Charm City Poke & Mochi (Tim Harrington), Sartori (Henry DeFord). Also brokered the $16.5M Sparks, MD sale and T. Rowe Price HQ deal that won CoStar Impact Awards 2026.
• Cross Street Partners (Car Barn)coreStrategic or Co-development Partner · 27 June 2023Co-developer with Beatty Development Group on the rehabilitation of the historic 1891 Baltimore Traction Company Car Barn (PSO / Perkins-Somerset-Oldtown Transformation Plan area). Construction expected to begin Q2 2024, delivering approximately 43,000 SF of refurbished commercial space.
• AH Realty TrustsupportingStrategic or Co-development Partner · 27 April 2023Co-landlord with Beatty Development Group for the 1405 Point residential building at Harbor Point; partnered with Beatty to announce Rehab 2 Perform's first Baltimore location leasing 3,680 SF on the ground floor of 1405 Point (representing landlord in Rehab 2 Perform transaction via Henry DeFord and Tim Harrington of MacKenzie Retail).
• Donohoe Hospitality ServicescoreImplementation/ SI/ Consulting Partner · 22 July 2022Operator of the new 152-key Residence Inn by Marriott Baltimore Harbor Point extended-stay hotel at Allied | Harbor Point (Fall 2024 opening). Donohoe is one of the most experienced hotel management companies in the Baltimore-Washington, D.C. region; this marks the sixth Residence Inn in their growing portfolio.
• BHC Architects (Beatty Harvey Coco Architects)flagship / coreStrategic or Co-development Partner · 1 June 2022BHC is the Developer Architect for the T. Rowe Price Global Headquarters project and design architect for Allied | Harbor Point and the Residence Inn by Marriott Baltimore Harbor Point. BHC is an in-house affiliate of Beatty Development Group.
• Jones Lang LaSalle (JLL) - Program ManagementcoreImplementation/ SI/ Consulting Partner · 30 March 2022Program management role on the T. Rowe Price Global Headquarters project, in addition to JLL's broader leasing roles across Harbor Point and Wills Wharf.
• JDB EngineeringsupportingImplementation/ SI/ Consulting Partner · 30 March 2022Base building mechanical, electrical and plumbing engineer for the T. Rowe Price Global Headquarters project at Harbor Point.
• Allen + ShariffsupportingImplementation/ SI/ Consulting Partner · 30 March 2022Interiors mechanical, electrical and plumbing engineer for the T. Rowe Price Global Headquarters project.
• Constellation Energy / Exelon Corporationflagship / coreStrategic or Co-development Partner · 5 January 2022Anchor tenant and co-development partner at the 21-story Constellation Building (formerly Exelon Building) at Harbor Point, which serves as the headquarters of Constellation Energy and regional office for Exelon Corporation. Beatty developed this building as a showcase project for Harbor Point with LEED Gold (core/shell) and LEED Platinum (interiors).
• Genslerflagship / coreStrategic or Co-development Partner · 22 March 2021Design architect of record for Penn Station Partners' Baltimore Penn Station redevelopment, producing the master conceptual plan, station expansion, and Lanvale building renderings. Also interior architect for T. Rowe Price HQ.
• JLLcoreChannel Partner/ Reseller/ Distributor · 15 February 2021Retained as the exclusive listing agent for retail leasing at Harbor Point (Beatty + Armada Hoffler). JLL's office agency leasing team represents Wills Wharf, represented T. Rowe Price on its headquarters site selection, and oversees multiple landlord/tenant representations including Bright Horizons, EY, Amanda Gallagher Orthodontics, Rehabilitation 2 Perform, Breathing Dragon, Resistance Cycle, Charm City Poke & Mochi, Chicken Lab, Attman's, Josefina. Lead brokers: Jeff Bach, Joe Botzler, Bryan Cyphers, Ana Henrich, Rob Freedman, Peter Jackson, Antony Gross.
• Kohn Pedersen Fox (KPF)flagship / coreStrategic or Co-development Partner · 11 December 2020Design architect for the new T. Rowe Price Global Headquarters at Harbor Point (550,000 SF) and design architect for Parcel One (40-story mixed-use signature tower). Jeffrey Kenoff, Principal at KPF, led facade and massing design emphasizing porosity between Central Plaza and the harbor.
• iO Studio, Inc.flagship / coreStrategic or Co-development Partner · 11 December 2020Landscape architect for Point Park (4.5-acre waterfront green space at Harbor Point) and for Parcel One. Richard Jones is Founder and CEO of iO Studio; described Point Park as 'the most important open space to be constructed in our City in the last 50 years'.
• Armada Hoffler Propertiesflagship / coreStrategic or Co-development Partner · 4 December 2020Long-standing joint-venture co-development partnership across multiple Harbor Point projects. Armada Hoffler co-developed T. Rowe Price Global Headquarters (550,000 SF build-to-suit, opened 2025), Wills Wharf, 1405 Point residential building, Allied | Harbor Point, and the Constellation Building. Armada Hoffler also serves as general contractor on the T. Rowe Price HQ project and Allied | Harbor Point.
• T. Rowe Priceflagship / coreStrategic or Co-development Partner · 4 December 2020T. Rowe Price signed a letter of intent for a long-term build-to-suit lease with Beatty + Armada Hoffler to construct its new 550,000 SF global headquarters at Harbor Point (opened 2025, ~2,000 associates). One of the largest single-tenant leases in Beatty's history.
• Maryland Historical TrustsupportingOthers · 1 December 2019Baltimore Penn Station was awarded a $3 million Maryland Historic Revitalization Tax Credit from the Maryland Historical Trust in December 2019 in support of Penn Station Partners' adaptive reuse redevelopment.
• Foodshed (Spike Gjerde, Corey Polyoka)coreStrategic or Co-development Partner · 3 April 2018Partnership announced January 2017 with Woodshed/Foodshed - the Baltimore-based restaurant group of James Beard Award-winning local chef Spike Gjerde (Woodberry Kitchen, Parts & Labor, Sandlot) and business partner Corey Polyoka - with the goal of making Harbor Point a destination for retail and restaurants that prioritize local sourcing.
• Karma FarmsupportingStrategic or Co-development Partner · 3 April 2018Monkton, Maryland-based Karma Farm partnered with Beatty Development and Foodshed to create a new urban farming operation at Harbor Point, including hoop houses and the 'HerbN'Greens Machine' hydroponic unit capable of producing about 50,000 heads of lettuce a year.
• Cross Street Partners (Penn Station Partners)flagship / coreStrategic or Co-development Partner · 14 December 2017Joint venture partner with Beatty Development Group in Penn Station Partners, the Baltimore-based global development team selected by Amtrak to lead the historic preservation and adaptive reuse redevelopment of Baltimore Penn Station. Penn Station Partners team also includes Gensler, WSP USA, Network Rail Consulting, Mace Group, JLL, HR&A Advisors, Cho Benn Holback, Stifel, RK&K and Younts Design. Amtrak plans to invest up to $90 million in station improvements.
• WSP USAsupportingImplementation/ SI/ Consulting Partner · 14 December 2017Engineering and planning consultant within Penn Station Partners team for Baltimore Penn Station redevelopment.
• Network Rail ConsultingsupportingImplementation/ SI/ Consulting Partner · 14 December 2017International rail consulting expertise within Penn Station Partners team supporting Baltimore Penn Station redevelopment.
• Mace GroupsupportingImplementation/ SI/ Consulting Partner · 14 December 2017International construction and consultancy expertise within Penn Station Partners team supporting Baltimore Penn Station redevelopment.
• Amtrakflagship / coreStrategic or Co-development Partner · 14 December 2017Amtrak selected Penn Station Partners (led by Beatty Development Group and Cross Street Partners) as Master Developer for Baltimore Penn Station through competitive procurement. Amtrak has committed up to $90 million in station improvements as part of the Master Development Agreement (commercial close April 2019).
• Housing Authority of Baltimore City (HABC)coreStrategic or Co-development Partner · 24 August 2017HABC selected Perkins Point Partners (Beatty-led team) for the Perkins Homes public housing redevelopment project (Perkins Square). The $30 million Choice Neighborhoods Initiative (CNI) grant awarded to HABC in 2018 supports the broader PSO Transformation Plan that Beatty's Car Barn rehabilitation complements.
• Johns Hopkins UniversitycoreStrategic or Co-development Partner · 1 January 2017Beatty worked closely with Johns Hopkins University officials on the design and tenant strategy for Nine East 33rd in Charles Village across from the JHU campus. The 12-story, 327,000 SF mixed-use building offers 157 units primarily targeted to JHU upperclassmen and graduate students.

Scale indicators14 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Greenberg Gibbons Commercial: Baltimore-area commercial real estate developer specializing in mixed-use town centers and urban infill (e.g., Hunt Valley Towne Centre, Foundry Row). Comparable as a regional mixed-use developer serving similar Mid-Atlantic markets.
• The Cordish Companies: Baltimore-based, family-controlled real estate developer known for large-scale mixed-use and entertainment districts (Inner Harbor, Philadelphia, St. Louis). Closely comparable as a founder-led, Baltimore-anchored mixed-use developer with vertical integration across development, operations, and tenant curation.
• Armada Hoffler Properties: Public REIT and Beatty's long-standing JV partner across Harbor Point, Wills Wharf, T. Rowe Price HQ, 1405 Point, and Allied | Harbor Point. Both firms co-develop Class A mixed-use projects in the Mid-Atlantic with similar deal structures, GC capabilities, and tenant profiles.
• Cross Street Partners: Baltimore-based developer and Beatty's JV partner on Penn Station Partners and the historic Car Barn rehabilitation. Directly comparable in scale, geography, and historic adaptive-reuse focus.
• MCB Real Estate: Baltimore-based private real estate firm developing mixed-use, multifamily, and commercial properties across the Mid-Atlantic. Comparable regional developer pursuing similar urban infill and mixed-use projects.

Broad incumbents

• Brookfield Properties: Global real estate developer and operator of office, retail, and multifamily mixed-use assets (e.g., Manhattan West, Brookfield Place). Comparable as a large-scale mixed-use developer with sustainability focus, though at significantly greater scale and geographic breadth than Beatty.
• Corporate Office Properties Trust (COPT): Public REIT focused on Class A office properties in the Mid-Atlantic, particularly near government and defense tenants. Comparable Class A office exposure in the same regional footprint, but operates a leased-portfolio REIT model rather than a developer/JV model.
• The Howard Hughes Corporation: Large publicly traded developer of master-planned mixed-use communities (e.g., The Woodlands, Columbia, Seaport). Comparable in mixed-use, mixed-income master development at scale with long-cycle build-and-hold approach, though at much greater geographic and capital scale.

Regional players

• Whiting-Turner Contracting Company: Baltimore-headquartered national general contractor and construction manager with deep Baltimore roots and similar Mid-Atlantic footprint. Comparable as a Baltimore-based construction/real estate firm, though primary business is GC rather than developer/owner.

Emerging players

• Bozzuto Group: Mid-Atlantic-focused developer, builder, and manager of multifamily and mixed-use properties. Comparable in mixed-use residential/mixed-income development and integrated property management platform, though more multifamily-weighted than Beatty.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/beattydev
• Facebookfacebook.com/beattydev

Compliance6 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles4 records

Subsidiaries2 records

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 Beatty Development Group