What Stewart Properties does

Stewart Properties is the real estate development and investment arm of The Stewart Companies, a third-generation, family-owned enterprise operating across the Mid-Atlantic region from headquarters in York, PA and a secondary office at the historic Principio Furnace in Perryville, MD. Founded in 1982, the company specializes in acquiring undeveloped land, securing entitlements, and developing commercial, industrial, flex, office, and distribution properties for lease and sale, along with adjacent land development and long-term property management services.

The company's core product is master-planned business parks and build-to-suit facilities, with notable assets including the 1,200-acre Principio Business Park in Cecil County, MD; Capital Valley Business Park in Middletown, PA (over 500,000 SF of flex space); Stonebridge Business Park in New Freedom, PA (180 acres); and Hickory Ridge Technology Center near Aberdeen Proving Ground. Stewart Properties manages a portfolio of over 2 million square feet of office, flex, and retail space, with 4,000 acres currently under residential, industrial, and commercial development and 8,000 additional acres scheduled for future development. Anchor tenants include Amazon, Lidl (800,000 SF distribution center), UPS (150-acre terminal), Church & Dwight (LEED-certified manufacturing facility), Cintas, Johnson Controls, KeHE, Restoration Hardware, Americold, and Medline, spanning logistics, manufacturing, retail, healthcare, and defense-adjacent industries.

The business model operates on a sales-led, direct-relationship GTM targeting enterprise clients for build-to-suit, sale, and lease arrangements. Revenue is generated through a combination of development margins on construction projects, long-term rental income from owned properties, and capital recycling via occasional asset sales. Stewart Properties leverages affiliated entities within The Stewart Companies, including Stewart & Tate Construction for vertical building and Stewart Properties Maintenance for ongoing facility services, creating an integrated development-to-management platform. Public-private partnerships with MDTA, Cecil County, and FHWA for the I-95/Belvidere Road Interchange, funded partly by a $20M federal BUILD grant, demonstrate the company's capability to secure government infrastructure investment that enhances land values across its portfolio.

Name

Stewart Properties

Legal name

Stewart Properties

Website

https://stewartproperties.com

Company type

Private

Founded year

1982

Operating status

Operating

Headcount range

1–10 employees

Ownership category

akta.pro rank

Product category

Commercial Real Estate Development

NAICS

Lessors of Other Real Estate Property (53119), Real Estate Property Managers (53131), Offices of Real Estate Agents and Brokers (5312)

SIC

Real Estate Dealers (For Their Own Account) (6532), Operators Of Nonresidential Buildings (6512), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

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

akta.pro secondary industries

New Development & Project Marketing (Pre-Construction Sales) (FSAEAJAE), Commercial Real Estate Brokerage (Leasing & Sales) (FSAEAJAB)

Keywords

• Commercial real estate development
• Industrial property leasing
• Build-to-suit construction
• Business park development
• Property management services

Headquarters

HQ city

York

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Supply Chain, Operations, Personnel, Infrastructure, Marketing or Sales

Revenue model

1. Real Estate Development and Leasing: Stewart Properties generates revenue through developing commercial, industrial, flex, and distribution properties for lease and sale. The company provides site selection, acquisition, entitlements, design, construction management, and property management services.

Go-to-market motion1 record

Distribution channels3 records

Marketing channels5 records

Core offering

Stewart Properties develops and invests in commercial, industrial, flex, and distribution real estate across the Mid-Atlantic region, delivering site selection, property acquisition, entitlements, design, construction management, and long-term property management. The company operates a portfolio of master-planned business parks and build-to-suit facilities, including the 1,200-acre Principio Business Park, Capital Valley Business Park, and Stonebridge Business Park, serving enterprise customers such as Amazon, Lidl, and UPS.

Product overview

Stewart Properties operates as a real estate development and investment company offering a comprehensive suite of services including distribution center development, industrial property development, office and flex space, and land development. The company manages a portfolio of commercial properties and business parks across the Mid-Atlantic region, with notable projects including Capital Valley Business Park, Principio Business Park (1,200-acre industrial park), Principio Health Center, Stonebridge Business Park, and various tenant-specific facilities. Services encompass site selection, property acquisition, construction management, entitlements, and property management. The company has developed over 2 million square feet of office, flex and retail space, with 4,000 acres under development and 8,000 additional acres scheduled for future development.

Differentiator

Problem solved

Functional benefit

Products and services

• Distribution Center Development Development service focused on distribution space with specialized knowledge of supply chain and distribution requirements, delivering build-to-suit distribution facilities for businesses of any size across the Mid-Atlantic region.
• Industrial Property Development Acquisition and development of premier industrial properties and land throughout the Mid-Atlantic, handling all phases from site identification through construction for manufacturing and industrial customers.
• Office and Flex Space Development Identification and development of distinctive flex space properties with over 500,000 square feet developed and managed, connecting clients with Class A office and flex space in strategic Mid-Atlantic business parks.
• Land Development Strategic land use and development services with expertise in complex land use codes, currently managing over 4,000 acres of residential, industrial, and commercial development with 8,000 additional acres scheduled.
• Site Selection Site selection service providing access to optimal Mid-Atlantic locations for business operations, including identification of properties near I-95, Route 40, and other strategic transportation corridors.
• Property Acquisition Identification and acquisition of undeveloped properties to deliver superior facilities and workplaces for client tenants and owner-occupiers.
• Construction Management Professional construction management guiding development projects from design through completion, leveraging affiliated sister company Stewart & Tate Construction for vertical construction.
• Property Management Long-term property management of developed facilities including lease administration and ongoing issue resolution, supported by affiliated subsidiary Stewart Properties Maintenance.
• Principio Business Park 1,200-acre industrial/manufacturing build-to-suit business park along Rt. 40 in Cecil County, MD with tenants including Amazon, Lidl, KeHE, Restoration Hardware, Americold, Smithfield Hams, TruAire, and Medline.
• Capital Valley Business Park Self-owned Class A flex park in Middletown, PA with over 500,000 square feet of flex space developed and under management, specializing in industrial build-to-suit projects including a 64,400 SF warehouse leased to ABC Supply Co.
• Stonebridge Business Park 180-acre mixed commercial and industrial business park in New Freedom, PA featuring sale, build-to-suit, and self-owned buildings, including a 57+ acre industrial parcel sold to Johnson Controls.
• Hickory Ridge Technology Center Technology center in Aberdeen, MD located near Aberdeen Proving Ground, with buildings leased to national defense contractors.
• Principio Health Center 12-acre mixed-use medical office project in Perryville, MD featuring two 24,000 SF Class A medical office buildings — the first Class A medical office project in western Cecil County.
• UPS Distribution Facility (Middletown, PA) 150-acre land development project in Middletown, PA for a future UPS truck terminal, delivered through Stewart Properties' site selection and land development capabilities.
• Church & Dwight-Davies Facility (York, PA) LEED-certified manufacturing and distribution facility on a 220-acre parcel in York, PA, with LERTA and FTZ tax incentives secured by Stewart Properties.
• Cintas Facility (York, PA) Automated laundering facility in York, PA with Stewart Properties managing site design, entitlement, construction, and sale to Cintas.

Quantifiable outcome

• 2 million square feet of office, flex and retail space managed
• +2 more outcomes

Named customers16 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Nine partnerships are on record, tiered core and minor.

• Maryland Transportation AuthoritycoreStrategic or Co-development Partner · 1 December 2018Public-private partnership for the I-95/Belvidere Road Interchange project in Cecil County, MD. The interchange is being constructed next to York Building Products' Belvedere facility and will provide improved access to Principio Business Park, reducing the trip to I-95 from 7 miles to less than 2.5 miles.
• Cecil CountycoreStrategic or Co-development Partner · 1 December 2018Public-private partnership for infrastructure development including the I-95/Belvidere Road Interchange project, supporting regional economic growth and development.
• Federal Highway Administration (FHWA)coreStrategic or Co-development Partner · 1 December 2018Federal agency providing oversight and coordination for the I-95/Belvidere Road Interchange project through the BUILD Transportation Discretionary Grant Program.
• Everside HealthminorStrategic or Co-development PartnerPartnership to provide healthcare services to Stewart Companies employees and families through the Stewart Companies Health Center located within the corporate office facility.
• York Building ProductsminorStrategic or Co-development PartnerRelated entity within Stewart Companies, operating the Belvedere Sand & Gravel facility adjacent to the I-95/Belvidere Interchange project site.
• Kinsley ConstructionminorImplementation/ SI/ Consulting PartnerConstruction firm handling sitework at Capital Valley Business Park projects.
• Stewart & Tate ConstructioncoreImplementation/ SI/ Consulting PartnerSister company within Stewart Companies providing general contracting and vertical construction services for Stewart Properties development projects.
• Rock Commercial Real EstateminorChannel Partner/ Reseller/ DistributorCommercial real estate firm that collaborated with Stewart Properties on the sale of industrial land at Stonebridge Business Park.
• Aberdeen Proving Ground (APG)minorStrategic or Co-development PartnerMilitary installation near Hickory Ridge Technology Center; tenants at the technology center include national defense contractors working for APG.

Scale indicators8 records

Recent moves9 records

Expansion highlights6 records

Direct peers

• First Industrial Realty Trust: Diversified industrial REIT with significant Mid-Atlantic presence. Direct competitor for distribution tenants in the same I-95 corridor geography Stewart operates in.
• Becknell Industrial: Private industrial developer specializing in build-to-suit and speculative distribution facilities across the U.S. Comparable in tenant mix and build-to-suit capabilities, though operating at a broader geographic scale.
• St. Joe Company: Diversified real estate developer with large-scale master-planned communities and commercial development. Comparable to Stewart's model of large land holdings developed across multiple use types with long-term ownership.
• IDI Logistics: Privately held industrial real estate developer with national footprint. Comparable in focusing on bulk distribution and build-to-suit for e-commerce and logistics tenants similar to Stewart's Amazon, UPS, and Lidl engagements.
• EastGroup Properties: Industrial REIT specializing in distribution and light industrial properties in Sunbelt and select coastal markets. Comparable to Stewart in build-to-suit and multi-state industrial development, with overlapping tenant types.
• Terreno Realty Corporation: Industrial REIT focused on infill distribution facilities in major coastal U.S. markets. Compares directly to Stewart's industrial portfolio strategy and tenant profile, though at greater scale and with public capital access.
• Hillwood Development Company: Industrial and commercial real estate developer founded by the Perot family. Comparable as a private/family-controlled industrial developer pursuing build-to-suit and master-planned business parks with a similar vertically integrated approach.

Broad incumbents

• Prologis: Global industrial REIT and the largest industrial developer in the world. Prologis is directly comparable as a peer/competitor in industrial distribution build-to-suit (and notably is also a tenant at Stewart's Principio Business Park), representing the institutional scale Stewart benchmarks against.
• Trammell Crow Company: Large diversified commercial real estate developer with industrial, office, and healthcare product lines. Comparable to Stewart in offering multi-product commercial development including build-to-suit industrial and Class A medical office.

Regional players

• High Companies: Mid-Atlantic family-controlled real estate developer operating in Pennsylvania. Comparable to Stewart as a regional family-owned developer with industrial, commercial, and mixed-use product lines in overlapping geographies.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks3 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/stewart-propeties-a-stewart-company

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Subsidiaries1 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 Stewart Properties