Bucks Co. Brawl: February 2025 Edition - 18966 vs. 18976
The Main Event: Unpacking a Year of Foot Traffic in Southampton and Warminster
Welcome back to the Bucks Co. Brawl! In this month's showdown, we're turning our attention to two townships that are more than just neighbors - they're fierce competitors in the retail arena: 18966 (Southampton) and 18976 (Warminster).
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Tale of the Tape: A Year-Over-Year Look at Foot Traffic
18966 (Southampton): +7% YoY (Bucks County, PA)
18976 (Warminster): +5% YoY (Bucks County, PA)
The past year has seen these two contenders trading blows, with Southampton taking the lead in terms of year-over-year foot traffic growth. But don't count Warminster out just yet - the match is far from over!
Round 1: Monthly Trends
18966 (Southampton): The Monthly Trends graph for Southampton reveals a consistent trend in foot traffic throughout the year, with a significant drop-off in January. This indicates a potential slowdown in retail activity after the holiday season.
18976 (Warminster): Warminster also experiences a similar trend of a significant drop-off in foot traffic in January, suggesting a potential slowdown in retail activity after the holiday season.
Round 2: Top Properties (All Property Types)
18976 (Warminster):
Creekview (Community Shopping Center)
Valley Gate Shopping Center (Community Shopping Center)
Warrington Crossing (Community Shopping Center)
Valley Square Shopping Center (Community Shopping Center)
Walmart (Big Box Store)
18966 (Southampton):
Southampton Shopping Center (Strip Mall)
Hampton Square (Strip Mall)
Giant Food Store (Grocery Store)
Wawa (Convenience Store)
Village Shires Center (Strip Mall)
Round 3: Top Properties (Retail)
18976 (Warminster):
Creekview (Community Shopping Center)
Valley Gate Shopping Center (Community Shopping Center)
Warrington Crossing (Community Shopping Center)
Valley Square Shopping Center (Community Shopping Center)
Walmart (Big Box Store)
18966 (Southampton):
Southampton Shopping Center (Strip Mall)
Hampton Square (Strip Mall)
Giant Food Store (Grocery Store)
Wawa (Convenience Store)
Village Shires Center (Strip Mall)
Round 4: Top Properties (Dining)
18976 (Warminster):
Chick-fil-A (Fast Food Restaurant)
McDonald's (Fast Food Restaurant)
Starbucks (Coffee Shop)
Wendy's (Fast Food Restaurant)
LongHorn Steakhouse (Steakhouse)
18966 (Southampton):
McDonald's (Fast Food Restaurant)
Dunkin' Donuts (Coffee Shop)
Applebee's (American Restaurant)
Dunkin' Donuts (Coffee Shop)
Robin Hood Restaurant (Family Restaurant)
Round 5: Top Properties (Travel)
18976 (Warminster):
Hampton Inn and Suites Warrington\Horsham (Hotel)
Homewood Suites by Hilton Doylestown, PA (Hotel)
Hampton Inn Warrington/Doylestown (Hotel)
King Park (Park)
Barness Park (Park)
18966 (Southampton):
Northampton Township Municipal Park (Park)
The Rematch: A Closer Look at Southampton Shopping Center (18966) and Creekview Center (18976)
For a more in-depth analysis, we'll compare two key retail properties: Southampton Shopping Center, located at 466 Second Street Pike, Southampton, PA 18966, and Creekview Center, located at 401 Easton Rd, Warrington, PA 18976.
Southampton Shopping Center (18966):
Anchored by Acme Markets, Southampton Shopping Center draws a large volume of traffic.
Its lower visit frequency (7.48 visits per visitor) compared to Creekview Center indicates that it may not be capturing the same level of repeat business.
Located on Second Street Pike, the center enjoys good visibility and access from nearby residential areas.
It's also close to major highways like the Pennsylvania Turnpike and Route 611, making it accessible to a wider customer base.
Creekview Center (18976):
Anchored by Giant, Creekview Center boasts a strong mix of national tenants and local favorites.
Its high visit frequency (8.2 visits per visitor) suggests strong customer loyalty.
The center benefits from its proximity to major roads like Street Road and Easton Road, ensuring high visibility and easy access for customers.
It's also surrounded by a dense residential area, providing a steady stream of potential customers.
Deep Dive: Trade Area Overlap
Understanding Trade Area Overlap:
Trade Area Overlap is a crucial metric in commercial real estate that helps us understand the extent to which two properties or locations share the same customer base. A high degree of overlap indicates that these properties are competing for the same customers, while a low degree of overlap suggests they cater to distinct markets.
Creekview vs. Southampton:
The Trade Area Overlap map reveals that Creekview and Southampton Shopping Centers share a significant portion of their customer base. Creekview has a larger trade area overall, extending further north and encompassing a larger geographical region. However, Southampton manages to capture a greater percentage of the overlapping customer base, demonstrating its strong appeal within the shared market. This dynamic highlights the importance of considering both the size of the trade area and the intensity of competition within that area.
Tenant Mix Insights:
The tenant mix at each center plays a role in attracting and retaining customers. Southampton Shopping Center's tenant mix is more diverse, with a greater variety of retail, dining, and service options. Creekview Center's tenant mix is more focused on essential services and everyday needs, with a grocery store, pharmacy, and several restaurants.
Insights: A Tale of Two Retail Hubs
The data tells a compelling story of two retail centers vying for dominance in their respective markets. While Creekview boasts a larger overall trade area and higher visit frequency, Southampton's strategic location and diverse tenant mix enable it to capture a significant share of the overlapping customer base. This underscores the importance of understanding not only the size of a trade area but also the intensity of competition and the nuances of customer preferences within that area.
For businesses and investors, this analysis highlights the need to carefully consider the trade-offs between a larger trade area with potentially lower penetration versus a smaller, more focused trade area with higher customer engagement. The ideal strategy will depend on factors such as the type of business, target demographics, and competitive landscape.
The Judges' Decision: Key Takeaways
Both Southampton Shopping Center and Creekview Center benefit from their strategic locations and accessibility.
Southampton Shopping Center's strength lies in its proximity to major highways and its diverse tenant mix.
Creekview Center's strength lies in its strong local customer base and high visit frequency.
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