Chesco Challenge January 2025 Edition: 19335 vs. 19380
In December 2024, the Chesco Challenge compared the two zip codes 19320 and 19374. This post summarizes the key results from a year of Placer.AI visitation data for these areas. The findings highlight trends and patterns that can help local stakeholders and decision-makers improve their planning and investment strategies.
Regional Change
19335 (Downingtown): Downingtown saw no change in foot traffic year-over-year, maintaining the same level of activity as the previous year. This indicates stability in the market and suggests that businesses in the area have maintained their customer base.
19380 (West Chester): Similarly, West Chester experienced no change in foot traffic year-over-year, demonstrating consistent consumer activity. This stability reinforces the strength of the local market and its appeal to both residents and visitors.
Here's a visual representation of the year-over-year change in foot traffic for both zip codes:
[Click on images to enlarge.]
Monthly Visitation Trends
19335 (Downingtown): Downingtown's traffic is relatively stable throughout the year, with a slight dip in January and February. This could be due to post-holiday slowdown, weather conditions, or school schedules.
19380 (West Chester): West Chester also shows stable traffic, with a minor dip in June and July. This might be attributed to seasonal factors or the academic calendar of nearby universities.
The chart below illustrates the Monthly Visitation Trends for both zip codes, with blue representing all visits, red representing dining visits, and green representing retail visits.
Top Properties: All Property Types Combined
Top Properties: All Property Types Combined
19335 (Downingtown):
Brandywine Square (Power Centers)
Ashbridge Square (Community Shopping Centers)
Wegmans (Grocery Store)
United Sports (Sports Club)
BJ's Wholesale Club (Warehouse Store)
Downingtown a strong emphasis on retail and community-focused destinations, with a diverse mix of shopping centers, grocery stores, sports clubs, and warehouse stores. This suggests that Downingtown attracts a wide range of consumer interests, catering to both local residents and visitors from surrounding areas.
19380 (West Chester):
West Goshen Shopping Center (Community Shopping Centers)
Bradford Plaza (Neighborhood Centers)
Wawa (Convenience Store)
Giant Food Store (Grocery Store)
Village Square (Shopping Center)
West Chester also demonstrates a strong retail presence, with a focus on community and neighborhood shopping centers. The inclusion of Wawa and Giant Food Store highlights the importance of convenience and grocery options in this zip code.
Top Properties: Retail
19335 (Downingtown):
Brandywine Square (Power Centers)
Ashbridge Square (Community Shopping Centers)
Wegmans (Grocery Store)
BJ's Wholesale Club (Warehouse Store)
Wawa (Convenience Store)
Downingtown showcases a diverse retail landscape, with a mix of power centers, community shopping, grocery stores, warehouse clubs, and convenience stores. This variety caters to a wide range of consumer needs and preferences, making Downingtown an attractive destination for both local residents and visitors from surrounding areas.
19380 (West Chester):
West Goshen Shopping Center (Community Shopping Centers)
Bradford Plaza (Neighborhood Centers)
Wawa (Convenience Store)
Giant Food Store (Grocery Store)
Village Square (Strip/Convenience)
West Chester also demonstrates a strong retail presence, with a focus on community and neighborhood shopping centers. The inclusion of Wawa and Giant Food Store highlights the importance of convenience and grocery options in this zip code.
Top Properties: Dining
19335 (Downingtown):
Chick-fil-A (Fast Food Restaurant)
McDonald's (Fast Food Restaurant)
Texas Roadhouse (Steakhouse)
Dunkin' Donuts (Donut Shop)
Dunkin' Donuts (Donut Shop)
This updated list shows a preference for fast-food options in Downingtown, with Chick-fil-A and McDonald's leading the way. Texas Roadhouse offers a casual dining experience, while Dunkin' Donuts provides convenient coffee and snacks.
19380 (West Chester):
Chick-fil-A (Fast Food Restaurant)
McDonald's (Fast Food Restaurant)
McDonald's (Fast Food Restaurant)
Wendy's (Fast Food Restaurant)
Dunkin' Donuts (Donut Shop)
West Chester's dining scene is dominated by popular fast-food chains, with Chick-fil-A, McDonald's, and Wendy's topping the list. Dunkin' Donuts also holds a strong position, offering a quick and convenient option for coffee and snacks.
Top Properties: Travel
Top Properties: Travel
19335 (Downingtown):
Home2 Suites by Hilton - Downingtown (Hotel)
Downingtown Golf Club (Golf Course)
Kerr Park (Park)
Applecross Country Club (Golf Course)
The Gardens at Applecross (Event Space)
Downingtown's travel sector is led by the Home2 Suites by Hilton, catering to visitors seeking extended-stay accommodations. Golf courses like Downingtown Golf Club and Applecross Country Club attract golf enthusiasts, while Kerr Park offers recreational space for outdoor activities. The Gardens at Applecross provides a venue for events and gatherings.
19380 (West Chester):
West Chester Country Club (Golf Course)
West Chester's travel sector is currently dominated by the prestigious West Chester Country Club, attracting golf enthusiasts and those seeking a private club experience.
In-Depth Analysis: Brandywine Square vs. West Goshen Shopping Center
Now, let's delve deeper into the performance of the two dominant shopping centers: Brandywine Square (Downingtown) and West Goshen Shopping Center (West Chester). We'll analyze their Market Landscape and Visitor Journey insights to understand their customer base and visitation patterns.
Market Landscape - True Trade Area
The True Trade Area helps us understand the geographic reach of a property, showing where its visitors are coming from. We used a 50-mile radius and focused on the top 10 retail properties to determine the proportion of visitors coming from different distances.
Brandywine Square:
Brandywine Square True Trade Area
A majority of its customers (61.5%) originate from within a 10-mile radius, with a significant portion (23.4%) coming from areas 10-25 miles away. This suggests that Brandywine Square attracts both local and regional customers.
This strong local and regional draw is likely due to Brandywine Square's diverse tenant mix, including Wegmans, BJ's Wholesale Club, DICK'S Sporting Goods, and other popular retailers. This variety caters to a wide range of shopping needs, attracting customers from both the immediate area and further afield.
West Goshen Shopping Center:
West Goshen Shopping Center True Trade Area
In contrast, West Goshen Shopping Center has a more localized customer base, with 84.5% of visitors coming from within a 10-mile radius. Only 9.4% of its customers travel from areas 10-25 miles away.
This more localized customer base is likely due to West Goshen Shopping Center's focus on essential retail tenants, such as ACME Markets, LA Fitness, and Staples. While these tenants are essential for the local community, they may not have the same pull for customers from further away.
The difference in True Trade Area highlights the distinct reach of each shopping center. Brandywine Square has a broader appeal, drawing customers from a wider geographical area, while West Goshen Shopping Center primarily serves its immediate surroundings.
Visitor Journey - Routes (Vehicle Only)
The Visitor Journey - Routes analysis helps us understand where customers go before and after visiting a particular property. In this case, we're focusing on vehicle routes and looking at the retail locations visited before arriving at either Brandywine Square or West Goshen Shopping Center.
Brandywine Square:
Brandywine Square Visitor Journey - Routes (Vehicle Only)
The map above shows the routes that customers take before arriving at Brandywine Square. The purple routes indicate roads with the lowest visitation, while the red routes represent roads with the highest visitation. The volumes are shown in the legend.
44.2% of Brandywine Square's customers visit other retail locations before arriving. This suggests that Brandywine Square benefits from its proximity to other retail destinations, attracting customers who are already in the area for shopping or other activities.
This high percentage of customers visiting other retail locations before arriving could be attributed to the presence of nearby shopping centers, such as Ashbridge Square, which features Wegmans, Marshalls, and other popular stores.
West Goshen Shopping Center:
West Goshen Shopping Center Visitor Journey - Routes (Vehicle Only)
Similarly, 42.7% of West Goshen Shopping Center's customers visit other retail locations before arriving. This indicates that West Goshen Shopping Center also benefits from its location within a retail hub, attracting customers who are already in the area for shopping or other errands.
This high percentage of customers visiting other retail locations before arriving could be due to the presence of nearby retail stores, such as Lowe's, Home Depot, and other big-box retailers.
The similarity in Visitor Journey - Routes suggests that both shopping centers leverage their location within retail areas to attract customers. This highlights the importance of strategic location for retail destinations, particularly those seeking to capture vehicle traffic from nearby businesses.
Both Downingtown (19335) and West Chester (19380) offer unique strengths for those in the healthcare real estate sector. Downingtown boasts a diverse mix of retail, dining, and recreational options, drawing both local and regional visitors. Its strong retail presence, anchored by Brandywine Square, provides ample opportunity for medical practices seeking convenient locations with high visibility and foot traffic. On the other hand, West Chester presents a more localized market with a strong emphasis on essential retail and community-based services. This concentrated market offers potential for healthcare providers looking to establish a strong presence within a well-defined community.
Conclusion: Choosing the Right Location for Your Healthcare Needs
Ultimately, the choice between these two vibrant zip codes depends on your specific needs and target market. By understanding the unique characteristics of each location, healthcare providers, investors, and developers can make informed decisions that align with their overall strategy and goals.
Stay tuned for our next Chesco Challenge, where we'll dive deep into 19341 and 19350, uncovering their hidden gems and potential for growth in the healthcare real estate market.
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Next Chesco Challenge: 19341 and 19350
