Eric Goldstein
President & CEO
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Cheryl Gebeline-Myers
Chair, Board of Directors
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King of Prussia District is pleased to share our 2025 Report to the Community.
This year’s report showcases Upper Merion Township/King of Prussia’s (UMT/KOP) impressive ability to prosper across a number of diverse economic and social data points including:
Thriving Commercial & Development Landscape – UMT/KOP closed 2024 with low commercial office, industrial and retail vacancy rates and a deep development pipeline continues to expand with major retail, entertainment, housing, life science and logistics projects coming online.
Strong Housing Demand – Our 2024 Housing Report showed low vacancy rates across multiple housing types and continued strong demand for rental and for-sale products.
Impressive Visitor and Employment Statistics – Visitor trips are up 3.4% and employee trips are up 39.4% in the past three years.
In addition to a great year for the UMT/KOP community, our organization welcomed 2025 with a significant milestone of our own, celebrating our 15th year. In 2024, King of Prussia District received a 10-year extension of our work through 2035 by Upper Merion Township. The Township also supported the first-ever increase in the organization’s assessment fee rate since our founding in 2010.
The increase in funding will help King of Prussia District deliver additional value to stakeholders by enabling us to:
Start a roadside litter cleaning program – We will manage a third-party contractor who will remove trash and debris from high-visibility roadways in the Township throughout the year.
Deliver a robust Research & Data Analytics program – We will ramp up our research and data capabilities to deliver valuable information to stakeholders, elected officials, the CRE industry, the media and more.
Improve our fundraising capabilities – Plans call for an additional FTE to support our Physical Improvement and Transportation programs, enabling current staff to focus on fundraising for large trail and roadway projects.
This year we will also launch our Community Engagement Action Plan, stemming from a year-long project in 2024 that explored our audiences’ perceptions of King of Prussia/Upper Merion Township and King of Prussia District. We look forward to expanding our partnership with you as we continue to accelerate economic growth by making King of Prussia vibrant, attractive and prosperous!
Community
Upper Merion Township At a Glance
Upper Merion Township/King of Prussia is the economic engine of Montgomery County, PA and represents the largest commercial center in the Philadelphia suburbs and the third largest employment center in the region.
28M SF
Total Commercial SF Including Office, Retail, Hotel and Industrial
$2.5B
Assessed Value of Commercial Real Estate
$9B+
in Development & CRE Transactions since 2010
3,694
Businesses
759
Commercial, Industrial and Multifamily Properties
64,803
Employees
35,695
Residents
16,133
Residential Units
2,712
Hotel Rooms
182,787 SF
Meeting Space
35
Parks & Open Spaces
Real Estate Tax Revenue (2025)
$12,889,998
to Montgomery County
$10,948,636
to Upper Merion Township
$55,761,707
to Upper Merion Area School District
$957,174
to Montgomery County Community College
King Of Prussia District
We Fuel Economic Growth
King of Prussia District accelerates economic growth by making King of Prussia more vibrant, attractive and prosperous. Established in 2010 by Upper Merion Township Ordinance, King of Prussia District is funded by 432 commercial, industrial and multifamily property owners within its 1,965 acre boundary. The organization's programs and services help drive resident, corporate and investor confidence and are designed to boost property values. Significant revenue increases for the Township, Upper Merion Area School District, Montgomery County and Montgomery County Community College come from the organization's success.
King of Prussia District Boundaries
1,965
Acres in King of Prussia District
432
Properties in King of Prussia District
$2.3B
Total Assessed Property Value in King of Prussia District
Program Plan
Physical Improvements
From signage to landscaped medians along some of King of Prussia’s most visible and highly-traveled corridors, King of Prussia District manages design, construction and maintenance of landscapes that enhance KOP’s aesthetic.
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Land Use & Zoning
King of Prussia District works closely with the Township and County to develop strategies for a comprehensive and cohesive forward-thinking vision for KOP’s future.
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Research & Data Analytics
King of Prussia District conducts data-driven research to analyze performance of the King of Prussia market, inform thoughtful change and keep KOP’s transformation top of mind for stakeholders, elected officials, developers, investors and the general public.
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Transportation
King of Prussia District is dedicated to making life flow in KOP, effecting game-changing transportation solutions that enhance vehicular, pedestrian, bicycle and public transportation access.
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Marketing & Communications
Committed to keeping King of Prussia in the spotlight and strengthening its reputation as a leading hub for business, community and commerce, King of Prussia District executes dynamic marketing and advertising campaigns while producing award-winning events and activations throughout the year.
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Funding
100% of King of Prussia District's operating budget is paid for by private fees, event revenue and corporate sponsorships. King of Prussia District programs are funded through a special assessment fee made possible by commercial, industrial and multifamily properties within its boundary who believe, steadfastly, that a rising tide lifts all boats. The assessment fee is 0.00098 MILS, or approximately 3.1% of the total real estate tax bill for property owners. In 2025, the millage rate increased for the first time since the District was founded in 2010.
The Future
Investment and Development
Since 2010, more than $9B was invested in development projects and CRE transactions in King of Prussia. The incredible diversity of projects include office, medical, manufacturing, logistics, life sciences, pharma, retail, hospitality, dining, entertainment and residential. The pipeline remains remarkably strong in 2025.
Under Construction & In the Pipeline
Upper Merion Township’s business friendly environment and low tax-burden on businesses continue to fuel investment. Access, a skilled workforce and an amenity-rich community are the primary drivers leading to a host of diverse projects under construction and in the pipeline.
King of Prussia Mall
Netflix House
Streaming giant Netflix selected King of Prussia Mall for its first ever experiential entertainment venue, filling the 120,340 SF space formerly occupied by Lord & Taylor. Plans call for four experience rooms with rotating exhibits, a 250-seat theater and a restaurant and retail marketplace. Netflix House is expected to open in 2025.
Valley Forge
River Trail at Valley Forge
JPOrleans is in pre-sale for a new community featuring 119 luxurious 2 and 3-story for-sale carriage houses and townhomes tucked between the Schuylkill River Trail and the Schuylkill River. The open floor plan homes, priced from $681,990 for townhomes and $751,990 for carriage homes, will feature modern architecture and high-end finishes, including gourmet kitchens and first floor owner's suites in select floorplans. Community amenities include a pavilion, playground and dog park.
King of Prussia Mall
Eataly
Construction is well underway for Eataly, an Italian marketplace and cooking school with 40 locations in 15 countries, coming to King of Prussia Mall in 2025. Founded in 2007 in Italy, this will be the first location for Eataly in Pennsylvania. The highly-anticipated multi-level “global Italian marketplace” is going into the space formerly occupied by Rite Aid and Forever 21.
Renaissance Park
2501 Renaissance
The Discovery Labs is now marketing a new commercial lab building that will add 163,800 SF of life science space to Renaissance Park. This four-story building will feature state-of-the-art lab space with 20' slab-to-slab height, 150 psf floor load and advanced mechanical systems to meet the demanding standards of premier life science tenants.
Built For Business
CRE Overview and Performance
King of Prussia is the largest commercial center in the Philadelphia suburbs and represents the third largest employment center in the region behind downtown Philadelphia and University City. King of Prussia thrives on an incredibly diverse cross-section of industries that enabled the community to weather the pandemic and quickly return to pre-pandemic form. King of Prussia enjoys an incredibly low office vacancy rate and continued investment in industrial, multifamily, retail and hospitality properties throughout the Township.
CRE Performance Stats
Commercial Property Stats
With more than 28M SF of commercial properties, Upper Merion Township/King of Prussia is the largest center of commerce in the suburban Philadelphia region. The community enjoys an incredibly diverse mix of commercial, retail, entertainment, industrial, medical, life science, manufacturing, wholesaling and logistics companies.
28M
Total Commercial SF Including Office, Retail, Hotel and Industrial
759
Total Commercial Properties
6.4%
Aggregate Commercial Property Vacancy
Commercial Property SF
6,012,408
Retail
8,022,043
Office
6,648,801
Industrial
2,054,087
Flex
494,676
Medical
1,788,285
Life Sciences
1,782,178
Hospitality
Class A Office
46
Properties
4.5M
SF
9.5%
Vacancy
Class B Office
53
Properties
1.9M
SF
12.5%
Vacancy
Class C Office
12
Properties
263K
SF
9.8%
Vacancy
Office data reflects only non-owner occupied available property over 10K SF.
Leasable Office Inventory
10.4% Vacancy
111 Properties
6.7M Total SF
111 Properties
6.7M Total SF
Excludes owner-occupied and properties under 10K SF
All Office Inventory
9.3% Vacancy
162 Properties
8.0M Total SF
162 Properties
8.0M Total SF
Includes owner-occupied but excludes properties under 2K SF.
Industrial
2.9%
Vacancy
143
Properties
6.7M
SF
Flex
11.5%
Vacancy
60
Properties
2.1M
SF
Retail
2.3%
Vacancy
174
Properties
6.1M
SF
Medical
12.0%
Vacancy
16
Properties
495K
SF
Life Sciences
6.5%
Vacancy
27
Properties
1.8M
SF
Hospitality
19
Properties
1.8M
SF
568,034
Total SF of the 20 Largest Lease Transactions (2024)
$37,061,500
Total Real Estate Sale Transactions (2024)
Realty Transfer Fees
One of the key goals of King of Prussia District is to raise property values. Increased property values are an excellent indicator of King of Prussia’s growing appeal within the investment community. As property values rise, the Township, County, School District and Montgomery County Community College also benefit from higher tax revenues due to increased property assessments, as well as earned income from the Realty Transfer Fee when properties are sold.
Real estate transactions in Montgomery County trigger a 2% Realty Transfer Fee that is shared between the County (1%), Township (.5%) and the School District (.5%) on an annual basis.
Business Registrations In Upper Merion Township 2014-2023
With some of the most competitive business tax rates in the region, and no earned income tax for residents or employees, UMT/KOP continues to be a top destination for businesses. The influx of new businesses is reflected in the exceptionally low office vacancy rates across all building classes. This low vacancy rate not only helps maintain strong commercial property values but also drives higher foot traffic, with employees spending their disposable income at local dining, retail and entertainment venues.
Business Tax Ranking
Upper Merion Township continues to rank as one of the lowest taxed suburban locations for businesses in the greater Philadelphia region. No wage tax and low real estate taxes keep Upper Merion Township/King of Prussia extremely competitive across various industry types and sizes.
Business Parks
Moore Park
Formerly known as the King of Prussia Business Park, Moore Park is a progressive, thriving community where commercial, residential, retail, dining and industrial spaces work together to grow business, enhance lifestyle and seize opportunity. Located in the heart of KOP at the confluence of Routes 276, 76, 23 and 422, Moore Park is home to a number of notable companies including GeoBlue, Radial, Arkema, CSL Behring and PSI Pharma. In addition, Valley Forge Casino Resort, Topgolf, Bury the Hatchet and two escape rooms call Moore Park home. Moore Park is an economic powerhouse in the suburban Philadelphia region.
20,000+
Employees
129,242 SF
Corporate Meeting and Event Space
5
Hotels
1,762
Multifamily Housing Units
3.5M+ SF
Commercial Office and Industrial Space
Renaissance Park
Renaissance Park is a 333-acre business park on the east side of Upper Merion Township, offering a prime location for innovation and corporate growth. Developed in the 1980s and 90s, the park is home to major companies across healthcare, biotechnology, logistics, and pharmaceuticals, including Jefferson Health, Children's Hospital of Philadelphia, Tosoh Biosciences, World Courier, Proteovant, Vertex, Purolite and Recovery Centers of America. With immediate access to key highways and proximity to Innovation 411 and GSK, Renaissance Park continues to attract leading businesses seeking a dynamic and well-connected environment in King of Prussia.
7,800+
Employees
2M SF
Lab, Manufacturing, Office and Industrial Space
Stay & Play
Hospitality and Attractions
With world-class shopping, diverse dining, premier entertainment and extensive trails and parks—all complemented by 19 exceptional hotels—King of Prussia is the perfect destination for both business and leisure travelers.
19
Hotels in King of Prussia
2,712
Hotel Rooms
182,787
SF of Hotel Meeting Space
136
Rooms Delivered in 2024
107
Rooms Delivering 2025
2024 Hotel Stats
$138
Average Daily Rate
$82
Revenue Per Available Room
576,283
Room Nights Booked
$79,276,922
Room Revenue
26.9%
King of Prussia Hotels Accounted for 26.9% of Hotel Room Demand and 27.7% of Hotel Room Revenue within Montgomery County
Destination Entertainment
Whether you're planning date night, a corporate team-building experience or a group hang, KOP's got you covered!
Valley Forge Casino Resort
Valley Forge Casino Resort is a premier entertainment destination in King of Prussia, offering a dynamic combination of gaming, dining and hospitality. The resort features a 40,000 SF casino with over 850 slot machines, 50+ table games and a dedicated poker room, making it one of the largest gaming establishments in the region. Valley Forge Casino Resort boasts a variety of dining options, including fine dining and casual eateries like its newest addition, Cafe Primo, and is also under construction on a new food hall, set to open in early 2025. The resort is also a popular venue for conferences, weddings and large gatherings, with multiple ballrooms and a 54,000 SF Event Center and 450+ renovated rooms through the Casino and Stardust Towers.
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Ranked #2 of 17 PA Casinos in Revenue for 2024
$984.7M Revenue in 2024, up from $278M in 2020
$984.7M Revenue in 2024, up from $278M in 2020
Valley Forge National Historical Park
An incredible asset right in our backyard, Valley Forge National Historical Park offers both a rich historical experience and a peaceful natural landscape. The 3,500 acre park preserves the site where General George Washington and the Continental Army endured a harsh winter during the American Revolution in 1777-1778. Visitors can explore the park's scenic trails, historical structures and monuments, while learning about the pivotal moments that shaped the nation's independence. In 2026, the park will play a key role in America’s 250th anniversary celebrations and will also commemorate its 50th anniversary as a national park.
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1.9M Visitors Annually
$44.7M Cumulative Benefit to Local Economy in 2023
411 Local Jobs Supported by Visitors in 2023
$44.7M Cumulative Benefit to Local Economy in 2023
411 Local Jobs Supported by Visitors in 2023
Under Construction
Maurice Stephens House
Construction is nearing completion on the long-anticipated Maurice Stephens House, located in the heart of Valley Forge National Historical Park’s Grand Parade. Set to open in Spring 2025, the House will become the new headquarters for the Valley Forge Park Alliance (VFPA), offering a welcoming space for meetings and small gatherings. It will also feature a Café operated by Aneu Kitchen. Visitors can look forward to an exciting lineup of expanded programming from VFPA, including enhanced mindfulness walks, guided hikes through the Grand Parade meadow, engaging first-person costumed interpreters and fascinating newly uncovered stories about Patriots of African descent.
Topgolf
Located just across the street from Valley Forge Casino Resort in Moore Park, Topgolf elevates entertainment with 102 outdoor, climate-controlled hitting bays spread across three levels. The venue also features a full-service restaurant, a 28-foot video wall, and more than 200 HDTVs. Whether you bring your own clubs or use theirs, Toptracer technology provides real-time metrics like distance, speed and hang time, allowing you to experience iconic golf courses or enjoy fun, video-game inspired games. From birthday parties to business meetings, Topgolf offers something for everyone, which is why 516.7K people visited the attraction in 2024.
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Fun & Entertainment in KOP
From family-friendly attractions like Thrillz High Flying Adventure Park and CAMP to unique date-night experiences such as Bury the Hatchet and Cork & Candles, King of Prussia offers something for everyone. Whether you're seeking adventure, relaxation or a fun night out, you'll find plenty of exciting options in KOP.
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Eat. Shop. Repeat!
Retail and Dining
Whether you're in the market for a power suit or power tools, you'll find it all in King of Prussia. Work up an appetite on your shopping spree? Choose from a wide range of dining options—from award-winning steakhouses to charming family-owned restaurants, and everything in between to satisfy your cravings. Whatever you're in the mood for, King of Prussia has you covered.
174
Properties
6,012,408 SF
Retail Space
2.3%
Vacancy
World Class Shopping
There's a reason "King of Prussia" is synonymous with shopping. With one of the most dynamic and diverse retail scenes in the region, King of Prussia is a top destination for shoppers. The iconic King of Prussia Mall is home to over 400 retailers, featuring a blend of luxury brands, popular department stores and unique specialty shops. Just a stone’s throw away, King of Prussia Town Center offers a vibrant mix of restaurants and retailers with a lively, walkable vibe. Add in the variety of other retail centers throughout KOP, and you have a shopper’s paradise like no other!
92%
of Pre-Pandemic Shopping Trips
1.3M
Visits to Nordstrom in 2024, Making it the #1 Mall Destination
94%
of Pre-Pandemic Shopping Trips
2.3M
Wegmans in 2024, Making it the #1 Town Center Destination
New in 2024
& Early 2025
& Early 2025
Forward Thinkers
Medical and Life Sciences
Home to multiple world-renowned medical facilities, plus a growing number of leaders in cell and gene therapeutics, KOP is at the center of the most advanced healthcare in the region
Life Sciences in the Philadelphia Region (SF)
Philadelphia Suburbs
- King of Prussia/Valley Forge2.8M
- Malvern1.1M
- Horsham/Spring House1.1M
- Exton/West Chester676K
- New Castle609K
- Lower Bucks545K
City of Philadelphia
- University City2.4M
- Navy Yard1.1M
- Greater Northeast646K
- Center City 518K
Working Together
Employment and Workforce
With convenient access to major highways, a variety of new housing options and an impressive selection of shopping, dining and entertainment, it’s easy to see why King of Prussia is the third-largest employment hub in the Philadelphia region. In today’s competitive job market, KOP businesses are ideally positioned to attract and retain top talent.
Upper Merion Township/KOP Workforce Profile
53,037
Employment in 2010
64,803
Employment in 2022
22%
Increase Since 2010
Top 5 Industries in Upper Merion Township
- Professional, Scientific and Technical Services17.8%
- Administration and Support12.2%
- Retail Trade11.6%
- Finance and Insurance7.5%
- Accommodation & Food Services6.5%
Age
23.3%
29 or younger
53.7%
30-54
23.0%
55+
Race
75.6%
White
15.3%
Black/African American
7.1%
Asian
Gender
53%
Male
47%
Female
Educational Attainment
29.8%
Bachelor Degree or Higher: Upper Merion Township
28.1%
Bachelor Degree or Higher: Montgomery County
23.0%
Bachelor Degree or Higher: Pennsylvania
While the COVID-19 pandemic temporarily slowed commuting patterns in 2021, the area’s economic resilience and diverse job market fueled a strong rebound. In 2024, workforce mobility reached new highs with around 12M employee trips to Upper Merion and 8.5M employee trips within King of Prussia District boundary, reinforcing Upper Merion’s position as a thriving employment hub and a key driver of regional economic growth.
61,951
Workers Commute Into Upper Merion
15,343
Residents Commute to Jobs Outside Upper Merion
2,852
Residents Live and Work in Upper Merion
Active & Engaged
Our Community
With excellent schools, low real estate taxes and a wide range of shopping, dining and healthcare options, King of Prussia is one of the best places to live in Pennsylvania.
Fortune Ranks Upper Merion #2 on 50 Best Places for Families to Live List
For its third annual “Best Places for Families to Live” list, Fortune editors and researchers evaluated over 2,000 cities, towns, suburbs, exurbs, villages and townships —each with populations of 20,000 or more—across all 50 states. The ranking highlights the top locations for families, based on nearly 200 data points across five key categories: education, resources for aging parents, general wellness, financial health and livability. Affordability, safety and diversity were also carefully considered.
Upper Merion proudly secured the #2 spot on the 2024 list, coming in just behind Silver Spring, Maryland.
A+
Overall Niche.com Grade
#4
Best Suburb for Young Professionals in Pennsylvania
#23
Best Suburb to Live in Pennsylvania
#29
Best Place to Live in Pennsylvania
$115,936
Median Household Income
$505,000
Median Home Value
$1,997
Median Rent
Resident Ages
6.1%
Under 5
13.2%
6 to 18 Years
16.7%
65 and Older
Resident Profile by Race
69.0%
White
20.3%
Asian
7.8%
Black/African American
3%
Other
35,695
Resident Population
Total Housing Units
12,800
2010
16,133
2023
56.7%
Owner-Occupied
43.3%
Renter-Occupied
Multifamily Properties in Our Area
2024 Housing Report
In October 2024, King of Prussia District released its 2024 Housing Report that provides a comprehensive look at Upper Merion Township’s migration trends, residential community profile, market performance, affordability and impact on local school resources. The report builds on King of Prussia District’s 2020 Multifamily Housing Report to include all types of housing in Upper Merion.
Read Report
Education
Top-Rated Education Hub
Upper Merion Area School District's (UMASD) highly-rated academic and extracurricular public school programs are an asset for KOP's resident and business communities alike. The District, which also serves the boroughs of Bridgeport and West Conshohocken, is home to seven schools: five elementary schools serving grades K-4; a middle school serving grades 5-7; and a high school serving grades 9-12.
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“A” Rated
School District
Top 50
Best School Districts in Pennsylvania (#26)
4,502
Total Enrollment
94%
Graduation Rate
UMASD Student Scholarships
King of Prussia District is proud to invest in the leaders of tomorrow by supporting the Upper Merion Area School District with student scholarship funds each year!
$3,000 donated in 2024
$33,500 donated since 2018
$33,500 donated since 2018
25
Area Colleges & Universities
King of Prussia businesses benefit from exceptional access to tomorrow’s top talent, thanks to the wealth of higher education opportunities located right in Upper Merion Township’s backyard.
Explore the Great Outdoors
Discover Your Adventure
King of Prussia offers a wealth of scenic trails for outdoor enthusiasts, perfect for hiking, biking or simply enjoying a leisurely stroll. The area boasts incredible access to The Circuit Trails, America’s largest trail network, which will eventually span 850 miles of multi-use trails across Greater Philadelphia and southern New Jersey. Among the highlights are the Schuylkill River Trail, Chester Valley Trail and the Valley Forge Loop, all located in Upper Merion Township. Whether you're seeking an invigorating outdoor adventure or a peaceful escape, it’s all happy trails in KOP.
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Notable Future Connections
Moving forward, improving transportation options is a major focus of the Commonwealth, County, Township and of our organization. One strategy to increase multimodal access for residents and commuters is trail development. A number of important connections are already complete with more being explored, as seen on this map created for the Moore Road Multimodal Trail and Linear Park Study. Within the past ten years, significant sections in and around Upper Merion were installed, including the Schuylkill River Trail West, Crow Creek Trail, Chester Valley Trail Extension and First Avenue Linear Park.
Access to KOP
Gateway to Commerce
King of Prussia is strategically located at the crossroads of some of Southeastern Pennsylvania's busiest highways. This prime access and convenience are key reasons why King of Prussia is the largest center of commerce in the Philadelphia suburbs.
Free Parking Throughout KOP
96: Total Number of Public Electric Vehicle Charging Ports
96: Total Number of Public Electric Vehicle Charging Ports
18
Miles to AMTRAK's 30th Street Station
19
Miles to Center City Philadelphia
26
Miles to Philadelphia International Airport
Public Transportation
King of Prussia has three Norristown High Speed Line stations, numerous bus lines and sits only five miles from SEPTA’s Wayne and Norristown Regional Rail stations. The Transportation Center at King of Prussia Mall is one of the busiest bus terminals in the Philadelphia suburbs with more than 1M rides per year.
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What We Do
Our Impact: Marketing & Communications
From executing impactful advertising and social media campaigns to highlighting the stories of King of Prussia's transformation and creating a sense of community through engaging events, King of Prussia District is dedicated to keeping KOP vibrant and in the spotlight.
VisitKOP.com
156,556
Site Visits
Up 30% from 2023
Top 5 Pages of VisitKOP.com in 2024
1
Igloo Garden on the Green
2
Homepage
3
Events
4
Visit Santa at KOP Mall Event
5
eNews Sign-up
King of Prussia District Social Media Followers
Facebook
15,121
Up 1.5% from 2023
Instagram
5,642
Up 36% from 2023
Linkedin
1,765
followers Up 11.4% from 2023
KOP Restaurant Week
Facebook
2,022
Followers Up 11% from 2023
website
122,311
Visitors Up 40.6% from 2023
KOP Wellness Week
website
6,628
Visitors
VisitKOP.com Updates
King of Prussia District is constantly evolving our website to better showcase the exciting transformation of our community and serve as a go-to resource for all things King of Prussia. In 2024, we launched a new page dedicated to available commercial spaces across UMT/KOP, making it easier than ever to explore opportunities in the area. We also introduced an interactive Data Dashboard that delivers real-time insights on key trends and statistics, helping users stay informed about the latest developments and opportunities in King of Prussia. Additionally, we continue to expand and enhance our blog, which serves as our primary storytelling platform, offering fresh perspectives and in-depth coverage of the District’s growth. These updates are just the beginning as we work to make our digital presence more dynamic and informative than ever before!
In early 2025, we launched two exciting new blog series: Community Who Cares, highlighting local non-profits organizations and their impact, and District Digest, a monthly series offering insights into the Business Improvement District industry and how our programs are shaping this community.
7
Executives Profiled for the KOP insiders Series
93
Blog Posts - 19.2% More Posts Than 2023
Advertising
HQ KOP
Launched in 2022, the King of Prussia District’s HQ KOP advertising campaign continued to make an impact throughout 2024, with strategic placements across the region aimed at C-Suite executives and relocation experts. The campaign showcases the many advantages of King of Prussia, emphasizing its prime location and extensive offerings as an ideal destination for business and leisure. By highlighting KOP’s desirable amenities, thriving business community and exceptional residential options, the campaign positions King of Prussia as the ultimate hub for meetings, work, recruitment and living. In the Fall of 2024, King of Prussia District debuted our first-ever commercial, bringing HQ KOP to life and further reinforcing KOP’s status as a leading business and lifestyle destination.
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6.1M
Impressions Through Commercials on 6abc, cbs3 & Hulu
56.7M
Total Impressions of Digital & Static Billboards in Philadelphia & Suburbs
966K
Impressions of Google & Video Ads
307,418
Impressions of LinkedIn Ads & 26,243 Sponsored Messages Sent
25
SEPTA Regional Rail Interior Cards
16
SEPTA King Ads with Headliners
14
Screens at SEPTA’s Suburban Station, Totaling 4.5M Impressions
Events
Connected to the Community
Creating engaging, high-quality events is a key element of our strategy to keep King of Prussia vibrant and connected. From large-scale consumer events, such as our annual dining and shopping events benefiting Children’s Hospital of Philadelphia, to our popular experiential business networking series, Network@Nite, we offer something for everyone. We also host community-focused initiatives like our annual food drive and the award-winning Igloo Garden on the Green. These events are not just about entertainment—they play a vital role in making King of Prussia a unique and exciting place for residents, employees and visitors alike.
36
Events Hosted in 2024
5
Business Networking Events
6
Food Truck Tuesdays
4
Wellness Wednesday Workouts
4
Pop-Up Cafes
3
Beehive Workshops & Activations
2
Property Manager Lunches
1
Annual Meeting
1
Community-Wide Food Drive
1
Ping-Pong Tournament
1
Parking Lot Pong Tournament
1
Cornhole Tournament
1
Week of Igloo Garden on the Green
1
King of Prussia Restaurant Week & KOP Shops for CHOP Week
1
KOP Shops for CHOP Luxury Shopping Event
1
Block Party for CHOP
1
KOP Wellness Week
1
First Responders Appreciation Week
1
Cupcake 2k
September 23-29, 2024
King of Prussia Wellness Week
Wellness Week highlights KOP’s vibrant health and wellness community, offering exclusive deals and promotions from local restaurants, retailers and service providers, as well as free classes at gyms and fitness studios. We kicked the special week off with King of Prussia District's inaugural Red Cross blood drive.
38
Participating Businesses
29
Exclusive Deals
September 25 & October 2, 9 & 16, 2024
KOP Wellness Wednesday
KOP Wellness Week kicked off our free weekly fitness series, offering outdoor yoga, mindful meditation and sound baths in each business park. Open to both residents and employees, these workouts provided a nice way to relax and recharge after the workday.
80
Participants
4
Participating Gyms & Fitness Centers
Business Networking Events
King of Prussia District hosted five business networking events that brought together leaders from a variety of industries to network, explore opportunities for collaboration and stay up-to-date on KOP's exciting future.
In 2024, we continued our popular Network@Nite series featuring unique KOP experiences combined with informal networking opportunities.
February 22, 2024
Network@Nite: All Things Chocolate
Our 2024 series kick-off event drew inspiration from National Chocolate month. Guests made a hot-chocolate themed candle at Cork & Candles, and mingled at Founding Farmers while they enjoyed a spread of lite bites and chocolate-inspired cocktails.
May 2, 2024
Network@Nite: Spring Sips & Succulents
Guests were invited to celebrate spring and cultivate new business relationships at True Food Kitchen. This sell-out event featured a terrarium building lesson and spring-inspired cocktails created especially for this event using cold-pressed juices from Pressed Juicery in King of Prussia.
September 19, 2024
Network@Nite: Sushi & Sake
Taku Japanese Steakhouse was the perfect spot for our final Network@Nite of 2024. The popular event featured a sushi-making class followed by a guided sake tasting and an impressive hors d'oeuvres buffet.
March 30, 2024
Bright Bash: Celebrating a Vibrant King of Prussia!
King of Prussia District celebrated the launch of the Annual Report to the Community website with a happy hour truly reflective of our vibrant community! Held at the Alloy King of Prussia - a DoubleTree by Hilton, Bright Bash featured delicious dishes from new and favorite restaurants plus sampling and giveaways from new businesses and attractions that joined our community in 2023. The District also presented awards to businesses and organizations that contributed to King of Prussia’s transformation at this high wattage event.
December 12, 2024
Holiday Reception
The newly renovated Creed’s Seafood & Steaks was the perfect festive location for our final event of the year. Guests indulged in expertly prepared wine and food pairings in each room of the much-beloved community restaurant.
March 4-15, 2024
King of Prussia Restaurant Week & KOP Shops for CHOP
In 2024, we celebrated ten years of dining and shopping in support of Children’s Hospital of Philadelphia’s KOP Campus. What began as a small restaurant week has since evolved into a community-wide fundraiser. The campaign now includes raffles, the Block Party for CHOP, School District involvement and the Community Champions program, all contributing to its success and making a meaningful impact.
Read the Recap
Featured on NBC10, 6ABC, FOX Good Day Philadelphia, Philadelphia Style Magazine, Main Line Today and More!
105
Participating Businesses
$6,250.69
in Gift Cards & Products Donated for Raffle
4.77M
Impressions Earned via Ad Campaign
$57,695
Donated in 2024
$424,006
Raised Since 2014!
April 21, 2024
Block Party for CHOP
Over 1,100 people joined us to wrap up our campaign for CHOP at the Block Party for CHOP, a free family-friendly event held at King of Prussia Town Center. The day was filled with fun activities, including games, live performances, rescue animals, raffles and much more.
May 1-16, 2024
Cupcake 2K
We invited employees, residents and visitors to walk, bike or run a short and sweet 2K course (1.6 miles) along the First Avenue Linear Park sprinkled with cupcake decals. Participants enjoyed a complimentary cupcake and coffee on May 16 as a thank-you for taking part in this fun and tasty event.
May 14, 2024
Ping-Pong Tournament
Our 3rd annual Ping-Pong Tournament, part of our Parking Lot Tournament series, brought some fierce competition to our permanent ping-pong table at 933/935 First Avenue. Spectators enjoyed pizza and beer from Conshohocken Brewing Company’s KOP Taproom while cheering on the players.
May 7 & 21, June 4 & 18, Sept. 7, Oct. 1, 2024
Food Truck Tuesday
Our food truck series served up fun and tasty eats with six events in different corporate parking lots featuring popular food trucks, live music from talented local artists, sponsor giveaways and a gaming zone.
September 5, 2024
Cornhole Tournament
The competition was stiff as 21 teams of 2 battled it out in our first Cornhole Tournament, the second installment of our Parking Lot Tournaments. Fans cheered them on and enjoyed free beer and bites from KOP’s own Workhorse Brewing Company.
April 4 & 11, October 8 & 22, 2024
Pop-Up Cafes
We served up the good stuff at four Pop-Up Cafes this year, two in Renaissance Park and two in Moore Park. Each featured free cups of gourmet made-to-order coffee from our favorite coffee trucks.
October 3, 2024
Parking Lot Pong
Twelve teams of two battled it out in our final Parking Lot Tournament of the year—Parking Lot Pong—hosted just outside Conshohocken Brewing’s King of Prussia Taproom.
October 10, 2024
First Avenue Linear Park Grand Opening
We celebrated the completion of the First Avenue Linear Park Complete Streets project with a ribbon-cutting ceremony featuring remarks from elected officials. The grand opening party included live music, food, beer, a make-your-own bouquet station and a special art demo by the creator of the Linear Park’s first temporary art installation, KnitScapes.
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October 28-November 1, 2024
First Responders Appreciation Week
2024 marked the 5th annual First Responders Appreciation Week, hosted in partnership with Upper Merion Township. During this special week, we served first responders five breakfasts, three lunches and two dinners prepared by 14 KOP restaurants, all generously funded by the local business community. In addition to the meals and treats provided throughout the week, we donated $2,000 to the Department of Public Safety, made possible through the support of our sponsors. While these meals cannot fully convey the community's gratitude for the service of our first responders, this week-long celebration offered a meaningful opportunity for businesses to show their appreciation.
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November 1-December 5, 2024
KOP Takes Out Hunger Food Drive
We continued our partnership with Conlin's Print to produce our month-long food drive for Upper Merion Area Community Cupboard (UMACC). Our 13th annual food drive featured 32 donation boxes throughout KOP that collected over 3,319 lbs of food and goods for our most vulnerable neighbors.
November 5-19, 2024
Igloo Garden on the Green
In conjunction with the food drive, we also held our enchanting pop-up igloo garden, Igloo Garden on the Green, extending the event to two weeks due to its popularity in past years. This magical takeout dining experience featured six heated igloos, beautifully furnished and decorated by AVE King of Prussia and Ethan Allen, all complete with bluetooth speakers for a personalized soundtrack, cozy blankets and LED lighting. Reservations fees benefitted Upper Merion Area Community Cupboard (UMACC). We were humbled by the demand for reservations, with nights and weekends fully booked for the duration of the event. This allowed us to raise the single largest donation UMACC has ever received!
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3,319
Pounds of Food Donated
$31,698
Raised for UMACC
13th
Annual Food Drive
34
Donation Boxes
1,504
Guests Dined at Igloo Garden on the Green
None of These Events Would be Possible Without Our Sponsors
$122,050
In Corporate Event Sponsorship Raised
$101,688
Raised and Donated to Community Causes
Our Impact: Physical Improvements
Making KOP Vibrant
King of Prussia District is committed to improving the appearance of some of our most heavily traveled commercial corridors through the design, construction and maintenance of physical improvements. From lush landscaped medians that reduce stormwater runoff to unique amenities like beehives and ping-pong tables, we strive to make KOP vibrant.
$8.8M
Total Invested by King of Prussia District Though Operating and Grant Revenues
7
Acres of Landscapes Maintained by King of Prussia District
25,388
Perennials
2,486
Shrubs
177
Trees
6,818
Ornamental Grasses
15,100
Bulbs
Roadway Litter Cleanup Program
In 2025, King of Prussia District, working under a Master Agreement with PennDOT District 6, will begin a litter cleaning program along some of UMT/KOP’s most traveled roadways. Under the District’s Physical Improvements program, we will work with a contractor to remove trash and debris one day per month during the growing season and weekly during the winter months. This new initiative is one of the program enhancements made possible by an increase in annual assessment fee funding.
Renaissance Park Exterior Sign and Wayfinding Study
King of Prussia District engaged D2 Branding to develop an exterior wayfinding and signage master plan for Renaissance Park culminating in new sign design guidelines and a comprehensive wayfinding system in 2022. With input from stakeholders, three gateway signs were installed in 2022 at Renaissance Park entrances; 21 directional signs were installed throughout the mixed-use district in 2023 and 21 address signs were installed in 2024 to complete the project.
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King of Prussia Beehives
King of Prussia District partnered for a third year with Alveole, a commercial beekeeping group, to install honeybee hives in Moore Park and Renaissance Park. From May through December, the beehives and beekeepers were very active, reaching up to 50,000 inhabitants in each hive at the height of the season, all working to maintain the colony and harvest the extra honey. King of Prussia District sponsored four free workshops and over a dozen hive-side sessions for the public to get hands-on experience in 2024. Just next to the hives King of Prussia District produced even more experiences, including DIY flower carts and pop-up cafes, creating a fun opportunity for neighboring office workers and residents to take a break and enjoy the fruits of the bee's labor. King of Prussia District looks forward to the coming 2025 season with more fun workshops and greater insight into the plants our bees visit to create the honey in Moore Park and Renaissance Park.
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Moore Park Signage
In 2017, King of Prussia District partnered with AgileCat and stakeholders on a rebranding process that renamed King of Prussia Business Park to Moore Park. Last year, D2 Branding built on this foundation by developing a wayfinding sign master plan. This plan includes large monument signs at Moore Park's main entrances, directional signs identifying street names, address ranges and public points of interest, as well as pedestrian-scaled trail overview signs along the First Avenue Linear Park. These trail signs will highlight public points of interest and feature mileage markers indicating distances along the Linear Park. The first round of signs will be installed in 2025.
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Recharge Park
King of Prussia District engaged Stuart & Associates Landscape Architecture to design a 1.8-acre multiuse space with amenities along the First Avenue Linear Park. This portfolio of improvements, called Recharge Park, will be open to the public and programmed by King of Prussia District. Planned amenities include seating areas, vibrant landscapes, decorative paving, rock gardens, public art installations and recreational equipment. Final designs and construction is expected in 2025/2026.
Our Impact: Transportation
Getting Around
King of Prussia District plans and implements strategies that enhance vehicular, pedestrian, bicycle and public transportation. With initiatives that allow for better highway access, promote efficient public transportation and create pedestrian and bicycle pathways, King of Prussia District is dedicated to making life flow a little easier in KOP.
$5,022,539
First Avenue Linear Park Construction & Programming Grants
$455,856
First Avenue Road Diet Grants
Proud Recipients of a 2024 Montgomery Award
In November 2024, King of Prussia District and Upper Merion Township were proud recipients of the prestigious 2024 Montgomery Award for the First Avenue Linear Park and Road Diet Projects. This “complete streets” initiative was one of just five projects or people selected for recognition. The First Avenue project was celebrated for its excellence in planning, design, advocacy and environmental stewardship in Montgomery County. The award highlights the outstanding contributions of communities, organizations and professionals committed to creating high-quality, sustainable developments.
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First Avenue Linear Park
King of Prussia District, in partnership with Upper Merion Township, completed the final segment of the First Avenue Linear Park, creating a contiguous path between Allendale Rd. and N. Gulph Rd. The new multimodal trail allows employees, residents and visitors to walk or bike this mixed-use corridor in Moore Park while enjoying trail amenities including a concrete boardwalk along Trout Creek, public seating areas, a ping-pong table, rain gardens, a beehive, public art, pedestrian lighting, trash receptacles and new bus shelters. The generous contribution of a public bikeway easement by participating commercial property owners allows the multimodal path to span 15 properties. This new public amenity is managed by King of Prussia District and constructed with funding provided by the Commonwealth of Pennsylvania's Department of Transportation, Redevelopment Assistance Capital Program, Department of Community and Economic Development, Commonwealth Financing Authority, Montgomery County and King of Prussia District.
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7,643
Perennials and Ornamental Grasses
5,301
Bulbs
363
Shrubs
113
Trees
1.8
Miles of Connected Pathways
36
Adirondack Chairs
1
Ping-Pong Table
16
Solar-Powered Light Bollards
131
Solar-Powered Pedestrian Light Poles
13
Trash Receptacles
9
Solar Powered Bus Shelters
Moore Road Trail Study
With the First Avenue Linear Park complete, King of Prussia District turned its attention to Moore Road with an eye towards extending the Linear Park down both sides of the road. The Moore Road Trial study also addresses opportunities to connect the project to the Schuylkill River West Trail. Completing this segment will provide a direct connection into Valley Forge National Historical Park. The final report was released by King of Prussia District in 2023 and $1.7M in design, engineering and inspection funding was awarded by the Commonwealth in 2024. An RFP for final design and engineering services will be awarded Spring 2025 while King of Prussia District seeks construction funding.
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Renaissance Park Connectivity Study
King of Prussia District presented the Renaissance Park Connectivity Study in 2024. This connectivity master plan by the consultant team of Simone Collins Landscape Architecture and Traffic Planning and Design outlines pedestrian, bicycle and roadway links between commercial properties and residential neighborhoods. New bike lanes, sidewalks, shared lane markings, a roundabout and multimodal trails make up the bulk of proposed recommendations. Other transportation improvement recommendations include public spaces for parklets, special events and outdoor art. With stakeholder input, the report provides a blueprint outlining bike and pedestrian connections between Renaissance Park properties and public amenities that create a safe and exciting mixed-use district for employees, residents and visitors to enjoy. King of Prussia District issued a RFP for final designs in the first phase of roadway and pedestrian improvements at the beginning of 2025.
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Valley Forge Slip Ramp
In 2015, the Montgomery County Planning Commission issued the Turnpike Corridor Reinvestment Project Report. This study identified transportation opportunities along the Turnpike Corridor that include potential slip ramp locations and redevelopment prospects. One of the proposed improvements is the Valley Forge Interchange into Moore Park. King of Prussia District continues to study this transportation improvement and hired Boles Smyth Associates to update information from the original study, including existing traffic volumes, base mapping and roadway changes to update the westbound on/off ramp designs and cost estimates. With design approval from stakeholders the District will start applying for federal transportation grants to build out the westbound ramp and eventually the full interchange.
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Valley Forge Gateway Trail
Several state, local and regional organizations are working on plans to design and build a multimodal trail connection on North Gulph Road to connect Valley Forge National Historical Park (VFNHP) with The Village at Valley Forge and the Chester Valley Trail. The concept includes tying in the First Avenue Linear Park to provide seamless connections for pedestrians and cyclists between Moore Park, the Village, Chester Valley Trail and VFNHP. Upper Merion Township has entered into an agreement with the National Park Service and PennDOT to design the first trail section between VFNHP and First Avenue with funding provided by the National Park Service.
Our Impact: Land Use & Zoning
Planning for the Future
As part of King of Prussia District's Land Use & Zoning program, we work with the Township to provide advice on a variety of land use, planning and zoning issues that correspond to commercial, industrial and multifamily residential sections of the Township. The District assists with zoning ordinance creation and revisions and weighs in on key planning elements such as adoption of an updated Comprehensive Plan, implementation of an official map to highlight desired infrastructure improvements over time and opinions related to development proposals.
Fiscal Impact Analysis
King of Prussia District is working with Upper Merion Township to produce a Township-wide Fiscal Impact Analysis (FIA). The FIA, conducted by Urban3, will evaluate the financial effects of various land uses on the Township’s budget. The FIA will estimate the costs of providing public services (such as roads, schools, police and utilities) and compare them to anticipated revenues (such as property taxes, sales taxes and fees) generated by the various land uses. The goal of the FIA is to determine which land uses have net positive, neutral, or negative impacts on local government finances.
Upper Merion Township Comprehensive Plan
In January 2024, the Board of Supervisors and Township staff began the public process to update the Upper Merion’s Comprehensive Plan. This process includes several public meetings and community engagements culminating in a document that articulates future visions and goals of Upper Merion Township. King of Prussia District is one of the organizations assisting the Upper Merion Planning Department by participating in public meetings and providing research and data analytics resources. The final document is scheduled for publication in Summer 2025.
Our Impact: Research & Data Analytics
Tracking KOP’s Progress
Through our Research & Data Analytics program, King of Prussia District conducts data-driven research to analyze performance of the King of Prussia market, inform thoughtful change and keep KOP's transformation top of mind for stakeholders, elected officials, developers, investors and the general public.
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2024 Housing Report
Four years after the release of our 2020 Multifamily Housing Report, King of Prussia District introduced our 2024 Housing Report, providing a comprehensive analysis of Upper Merion Township’s housing market. The new report expands its scope to include all housing types in Upper Merion, offering insights into how the market has evolved over the last decade–particularly in the post-pandemic era.
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KOP Data Dashboard
Explore the numbers and trends informing opportunities in King of Prussia with the KOP Data Dashboard - a new interactive tool unveiled in early 2025 that tracks KOP's growth and progress across key topics including demographics, housing, the labor market, commercial property performance, transportation and more.
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Community Engagement Project
In 2024, King of Prussia District launched its first comprehensive Community Engagement study in partnership with Connect the Dots, a Philadelphia-based consulting group. This year-long, multi-phase project focused on identifying our six key audiences and gathering valuable feedback through a variety of strategies, including electronic surveys, community event pop-up activations, survey kiosks in corporate buildings, focus groups and interviews. The insights collected will help shape our 2025 engagement plan, which will be unveiled in the Spring of 2025.
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Looking Forward
King of Prussia District Renewal
On October 17, 2024, following a 45-day comment period with no objections, Upper Merion Township adopted an ordinance to renew King of Prussia District through 2035. Established in 2010 as a 501(c)(3) not-for-profit organization, the organization was previously renewed for five-year terms in 2015 and 2020. Upper Merion Township also supported the first-ever increase in the organization’s assessment fee rate since our founding.
2023 & 2024 Revenue & Functional Expense Summary
Revenue
Assessment Fees
Corporate and Individual Contributions
Corporate Sponsorship
Special Events/In-Kind Contributions
Interest/Fees
Capital Improvements/Grants*
In-Kind Contributions
Other
Total Revenue
2023
$2,102,317
1,500
100,138
215,289
47,124
683,470
-
50,000
$3,199,838
2024
$2,104,455
4,658
84,899
120,652
64,982
450,000
70,650
35,944
$2,978,042
Grant revenue represents funding received for construction of Linear Park Phase Three
2023 vs 2024 Functional Allocation of Expenses
Expenses
Physical Improvements
Marketing & Communications
Transportation
Land Use & Zoning
Research and Data Analytics
Management & General
Fundraising
Total Expenses
2023
$1,265,810
887,707
246,443
78,674
16,807
316,091
106,602
$2,918,134
2024
$1,101,330
1,191,611
161,476
78,221
138,606
367,901
105,097
$3,144,242
All revenues and the Functional Allocation of Expenses reflect audited financial statements from December 31, 2023 and December 31, 2024. Completed copies of the December 31, 2024 audited financial statements by Kreischer Miller for King of Prussia District are available upon request. Contact Julie DeMasi, Manager of Finance & Administration, at julie@kopbid.com.
Thank You
2025 Board of Directors
CHAIR
Cheryl Gebeline-Myers
Middleman Family Pavilion, CHOP-KOP
VICE CHAIR
Eric Davies
Wurzak Hotel Group
TREASURER
John Bown III
Industrial Investments, Inc.
SECRETARY
Bob Hart
Simon Property Group
PAST CHAIR
Lea Anne Welsh
AVE by Korman Communities
Alexandrea L. Amerine
CBRE, Inc.
Anthony Hamaday
Upper Merion Township
Andrew Horning
Bala Consulting Engineers, Inc.
Peter Karakelian
The Autowash Group, Inc.
Richard Kubach
Kubach Management, LLC
David McManus
The Westover Companies
Martha Morales
Valley Forge Casino Resort
Steven Powell
Kravco Company, LLC
Suzanne Ryan
PECO
James Savard
MLP Ventures
Kathy Sweeney-Pogwist
Brandywine Realty Trust
Staff
Eric T. Goldstein
President & CEO
Rachel Ammon
Director, Marketing & Communications
Chris Basler
Director, Capital Projects & Planning
Qi Guo
Manager of Research & Data Analytics
Julie DeMasi
Manager, Finance & Administration
Shauna Sanchez
Content Marketing Manager
Lauren Sliva
Events & Engagement Manager
Sources
2020 Decennial Census
2023 ACS 1-Year Estimates
2023 ACS 5-Year Estimates
CBRE Research
CoStar
Montgomery County Planning Commission
National Park Service
Niche.com
OnTheMap 2022
Pennsylvania Gaming Control Board
Placer.ai
Upper Merion Township
US Dept. of Energy Alternative Fuels Data Center
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