Pugliese Properties

What Pugliese Properties does

Pugliese Properties is a privately held, family-owned commercial real estate acquisition, development, and management company headquartered at 219 Nassau Street in Princeton, NJ, founded in 2007 by Vincent J. Pugliese, the former 30-year President and CEO of Accutest Laboratories. The firm operates across New Jersey and Eastern Pennsylvania, owning and managing an approximately 376,617 SF portfolio of shopping centers, mixed-use developments, single-tenant retail, an office component, a residential loft component, and a 48,300 SF specialized laboratory facility in Dayton, NJ. The flagship asset is the 138,000 SF Village Walk at Montgomery, a multi-phase mixed-use master plan integrated with Montgomery Township's Downtown Master Plan and the recently completed Brecknell Way bypass road; the company also operates six other neighborhood retail centers (Kingston Village Center, Hillside Plaza, Hamlin Plaza, Honesdale Shopping Plaza, Laurel Plaza, and the 38,041 SF Village Shoppes at Montgomery), two single-tenant Dollar General facilities in PA, and the 219 Nassau mixed-use office/residential building.

The business model is direct commercial leasing under NNN (triple net) structures at arm's-length to a diversified tenant base spanning national franchises (Starbucks, Dollar General, Dollar Tree, Jersey Mike's, Orange Theory Fitness, Wells Fargo, Verizon Wireless, Sherwin Williams), regional operators (Thomas Sweet, PJ's Pancake House), healthcare and professional services tenants (Princeton Nassau Pediatrics, Agape Dental, SGS Laboratories), and local independents. Go-to-market is sales-led via direct leasing outreach from the Princeton office and a website-hosted property-search portal. The firm is vertically integrated across acquisition, construction management, leasing, marketing, and property management, executed by a small team of 1-10 employees under family leadership (Vincent J. Pugliese as Chairman & CEO, with sons Vincent M. and Brett A. Pugliese serving as Vice Presidents covering leasing/marketing/financing and construction management respectively). Strategic emphasis is on long-term-oriented redevelopment of dated retail into walkable mixed-use village environments aligned with affluent-submarket master plans.

Revenue is generated primarily through recurring commercial lease income across the owned portfolio, with NNN pass-throughs of taxes, insurance, and maintenance supplementing base rent. Pricing is not publicly disclosed and is negotiated tenant-by-tenant; billing cadence is annual. Capital structure is opaque (no public filings, no institutional investor, no disclosed debt schedule), and the firm is funded through Pugliese Family Office equity rather than external capital markets. The competitive position is anchored by control of scarce, well-located suburban NJ/PA real estate at signalized intersections, deep municipal relationships in Montgomery Township, and demonstrated execution of complex mixed-use phasing.

Name

Pugliese Properties

Legal name

Pugliese Properties

Website

https://puglieseproperties.com

Company type

Private

Founded year

2007

Operating status

Operating

Headcount range

1–10 employees

Short description

Pugliese Properties is a privately held, family-owned commercial real estate firm founded in 2007 in Princeton, NJ, that acquires, develops, and manages a regional portfolio of shopping centers, mixed-use villages, single-tenant retail, office, and laboratory properties across New Jersey and Eastern Pennsylvania for national, regional, and local tenants.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Development and Management

SIC

Real Estate Dealers (For Their Own Account) (6532), Real Estate (6500)

akta.pro primary industry

Real Estate Investment Management (Acquisitions & Dispositions) (BPAJAMAK)

Keywords

• Commercial real estate
• Property redevelopment
• Mixed-use development
• Retail property leasing
• Property management

Headquarters

HQ city

Princeton

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Commercial Property Leasing: Pugliese Properties generates revenue primarily through leasing commercial real estate space including retail, restaurant, office, and mixed-use properties. The company owns and manages a regional portfolio of shopping centers, mixed-use buildings, and commercial properties throughout New Jersey and Eastern Pennsylvania. Revenue is generated from long-term tenant leases across various property types.

Pricing tiers

Go-to-market motion1 record

Distribution channels1 record

Marketing channels4 records

Core offering

Pugliese Properties acquires, develops, redevelops, and manages a regional portfolio of commercial real estate including retail shopping centers, mixed-use villages, office properties, single-tenant retail facilities, and a specialized laboratory building across New Jersey and Eastern Pennsylvania. Revenue is generated through long-term NNN (Triple Net) leases to national franchise brands, regional businesses, and local tenants occupying space in assets the company owns outright and manages with its in-house team.

Product overview

Pugliese Properties is a privately held, fully integrated commercial real estate acquisition, development, and management company founded in 2007. The company operates a portfolio of shopping centers, mixed-use, and commercial buildings throughout New Jersey and Eastern Pennsylvania. Their primary offerings include Village Walk at Montgomery (a 138,000 SF mixed-use development with retail, office, and residential lofts), Village Shoppes at Montgomery (38,041 SF retail/office center), Kingston Village Center (25,550 SF retail), Hillside Plaza (41,000 SF retail), Hamlin Plaza (18,200 SF retail), Honesdale Shopping Plaza (13,800 SF retail), Laurel Plaza (18,700 SF retail), 219 Nassau Street (7,000 SF mixed-use office/residential), 2235 Route 130 Laboratory (48,300 SF analytical laboratory), and Dollar General single-tenant facilities in Milford and Mountain Top. The company specializes in property redevelopment, adding value through tenant mix optimization using the latest retailing concepts.

Differentiator

Problem solved

Functional benefit

Products and services

• Village Walk at Montgomery A 138,000 SF mixed-use development in Montgomery Township, NJ at the Route 206 and Route 518 intersection, featuring retail stores, residential lofts, class-A offices, and pad buildings. Developed for national franchise, regional, and local tenants as a walkable village center.
• Village Shoppes at Montgomery A 38,041 SF completely renovated shopping center in Montgomery Township, NJ featuring retail stores, restaurants, and professional offices. Part of the Village Walk mixed-use development defining the Town Center of Montgomery Township, leased to tenants such as Thomas Sweet, Mira Mediterranean Grill, Princeton Nassau Pediatrics, Wells Fargo, Verizon Wireless, The UPS Store, SkillzCare Pharmacy, Agape Dental, and Plastic Surgery Arts of NJ.
• Kingston Village Center A newly renovated 25,550 SF neighborhood shopping center in Kingston, PA on Wyoming Ave (Route 11) featuring tenants including Dollar General, Gertrude Hawk Chocolates, Pizza Hut, and Subway.
• Hillside Plaza A 41,000 SF neighborhood shopping center in Eynon, PA on Scranton/Carbondale Highway, anchored by Rite Aid Pharmacy and including Dollar Tree, Subway, Wine and Spirits Shoppe, and other tenants, with easy access to PA Turnpike, I-476, and I-81.
• Hamlin Plaza An 18,200 SF neighborhood shopping center in Hamlin, PA on Route 590 featuring Jersey Mike's, Verizon Wireless, Wine & Spirits Shoppe, and other tenants, with excellent visibility and two ingress/egress points.
• Honesdale Shopping Plaza A newly renovated 13,800 SF retail strip center in Honesdale, PA anchored by Sherwin Williams and featuring Domino's Pizza, Jersey Mike's, Tri-State Tobacco, and Green Mountain tenants.
• Laurel Plaza An 18,700 SF neighborhood shopping center in Pittston, PA with an 11,840 SF freestanding building with drive-through, anchored by Subway, Domino's, and Tobacco Store with excellent visibility on Route 11.
• 219 Nassau Street A 7,000 SF historical mixed-use building in downtown Princeton, NJ that serves as Pugliese Properties' management offices and includes office and residential apartments with private off-street parking on Princeton's main commercial corridor, within walking distance to Princeton University.
• 2235 Route 130 Laboratory A state-of-the-art 48,300 SF analytical laboratory facility in Dayton, NJ featuring process gas piping, deionized water distribution, segregated HVAC systems, laboratory exhaust hoods, and high electrical capacity; currently occupied by SGS Laboratories.
• Dollar General - Milford A 9,026 SF single-tenant retail facility on 1.75 acres in Milford, PA, fully leased to Dollar General with 29 parking spaces.
• Dollar General - Mountain Top A 9,000 SF single-tenant retail facility on 1.25 acres in Mountain Top, PA, fully leased to Dollar General with 38 parking spaces.
• The Shoppes at Village Walk A 90,000 SF retail component at the intersection of Route 206 and Route 518 within Village Walk at Montgomery, featuring national, regional, and local restaurants, cafes, retail stores, and service businesses in a premium class-A suburban village setting.
• The Offices at Village Walk Class A office space on the second floor of the Village Walk retail building, offering deluxe space with large light-filled windows, separate entrance and foyer, elevator access, and walkable access to restaurants, banking, and shopping.
• The Lofts at Village Walk Upscale residential apartments within the Village Walk at Montgomery mixed-use community, offering spacious 1, 2, and 3 bedroom units with private entrance, elevator access, dedicated parking, and walkable access to shops, restaurants, and entertainment.

Named customers18 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

Two partnerships are on record, tiered minor and core.

• Sharbell Development CorporationminorStrategic or Co-development Partner · 1 May 2024Collaborated with Pugliese Properties on the development of Brecknell Way, a key loop road that is an integral part of the Montgomery Downtown Master Plan. Both companies worked as key developers with Montgomery Township on this long-anticipated traffic improvement project that connects Route 206 and Route 518.
• Montgomery TownshipcoreStrategic or Co-development Partner · 1 May 2024Montgomery Township is a key municipal partner for Pugliese Properties' redevelopment projects. The township's Master Plan guides the Montgomery Downtown District development, and Pugliese Properties' Village Walk at Montgomery is a major component of this plan. The township worked with Pugliese Properties on the Brecknell Way bypass road dedication and other infrastructure improvements.

Scale indicators3 records

Recent moves5 records

Expansion highlights5 records

Broad incumbents

• Kimco Realty: The largest publicly traded open-air shopping center REIT in North America, focused on grocery-anchored and neighborhood centers across the U.S. Strongly comparable tenant-mix and product type to the Hillside Plaza, Kingston Village Center, and Hamlin Plaza assets in Pugliese's portfolio, but at massively greater scale.
• Phillips Edison & Company: Public REIT (PECO) and one of the largest owners/managers of grocery-anchored neighborhood shopping centers in the U.S. with a community-center focus comparable to Pugliese's anchored retail assets such as Dollar General-, Dollar Tree-, and Sherwin Williams-anchored plazas.
• Regency Centers Corporation: National grocery-anchored shopping center REIT that owns and operates high-quality, necessity-based open-air centers. Comparable to Pugliese's core neighborhood-center holdings and mixed-use community-format product, though serving a national, public-investor audience.
• Federal Realty Investment Trust: A leading publicly traded mixed-use shopping center REIT focused on open-air, walkable, mixed-use 'town center' properties (e.g., Assembly Row, Santana Row). Highly relevant comparable for Pugliese's walkable village mixed-use model, though Federal operates at national scale as a public REIT versus Pugliese's private, regional NJ/PA model.

Direct peers

• Boraie Development: Newark, NJ-based urban real estate developer focused on mixed-use, transit-oriented redevelopment combining market-rate and affordable housing with ground-floor retail. Closely comparable to Pugliese's mixed-use Village Walk concept integrating residential, retail, and office in walkable formats.
• Urstadt Biddle Properties: A publicly traded REIT (NYSE: UBA and UBP) headquartered in Greenwich, CT, focused on grocery-anchored neighborhood and community shopping centers in the Northeast — including substantial concentration in New Jersey and Connecticut. The single closest scale-and-geography peer for Pugliese's NJ neighborhood-center portfolio.
• The Hampshire Companies: Morristown, NJ-based fully integrated commercial real estate investment firm that acquires, develops, leases and manages shopping centers and mixed-use properties across the Northeast — directly comparable to Pugliese's regional NJ/PA strategy. Notably, VP Vincent M. Pugliese interned with Hampshire's acquisitions team, indicating overlapping sourcing markets and operating model.
• Sharbell Development Corporation: New Jersey-based residential and mixed-use developer that co-developed Brecknell Way with Pugliese Properties and Montgomery Township. Operates in the same Central NJ submarket with overlapping tenants and town-center projects, making it a direct operating peer.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks5 records

Key highlights6 records

Customer concentration

• Facebookfacebook.com/puglieseproperties
• LinkedInlinkedin.com/company/pugliese-properties-llc

Revenue estimate

Valuation estimate

Number of profiles

Profiles3 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 Pugliese Properties