What Can the Allegheny River Valley Teach Us About Commercial Real Estate?

My wife and I have been on a mission since 2017 to visit all fifty states. After this weekend, we’ve now reached forty-four, including Alaska and Hawaii. The only ones left are the great plains states, Virginia, and Vermont. We were so close to Vermont last summer but decided instead to spend a few days in western Massachusetts. In hindsight, we should have crossed that border when we had the chance. Next year, we’ll have to make a special trip to the northeast to finish the list.
 
This past weekend found us in the Steel City, also known as “The Burgh”- Pittsburgh, Pennsylvania. When we drove in from the airport and emerged from the I-376 tunnel, an incredible panorama of skyscrapers opened before us. Framed by three rivers, the Pittsburgh skyline is one of the most impressive I’ve ever seen. From our base there, we were able to visit Steubenville, Ohio; Cumberland, Maryland; and Weirton, West Virginia - all within a short drive.
 
You may be wondering what any of this has to do with commercial real estate. If you’ve followed my column for any length of time, you know I can’t help but look for real estate lessons in everything I experience. This weekend was no exception. Let’s take a look at a few takeaways from the Allegheny River Valley.
 
Steubenville, Ohio: Protecting the Foundation. Just across the Ohio River from West Virginia sits the historic town of Steubenville. It began as a frontier fort designed to protect surveyors mapping new land. Without those early surveyors, the land could not have been divided, titled, or developed. In many ways, they laid the groundwork - literally and figuratively - for the future economy.
 
The lesson for commercial real estate is clear. Before any deal can progress, the groundwork must be done properly. That means understanding zoning, confirming ownership, verifying building conditions, and doing your due diligence before you commit. Much like those surveyors, we protect our clients by defining the boundaries and identifying the hazards. Skipping this step can leave you exposed, just as the early pioneers would have been without a fort to retreat to.
 
Pittsburgh: Reinvention at Scale. Once the beating heart of America’s steel industry, Pittsburgh suffered a severe economic collapse in the late 1970s and early 1980s. But instead of fading away, the city reinvented itself. It invested in education, technology, and healthcare. Today, Pittsburgh is home to world-class universities, robotics startups, and medical research centers. Its economy no longer depends on steel, it depends on innovation.
 
This kind of reinvention is something we often see in commercial real estate. Properties, like cities, go through life cycles. A building once used for heavy manufacturing may find new life as a logistics hub or a research lab. An outdated office building might become a mixed-use creative space. The key is seeing potential where others see decline. Pittsburgh teaches us that reinvention, when paired with vision and investment, can lead to thriving new opportunities.
 
Cumberland, Maryland: The Power of a Downtown Revival. Traveling south from Pittsburgh, we stopped in Cumberland, Maryland, a small mountain town with big character. Decades ago, its downtown looked tired and forgotten. But today, it’s been completely transformed. Streets have been repaved, buildings repainted, and storefronts refilled. There’s energy, color, and commerce where there once was blight.
 
In our world, downtown revival projects often start with one bold investor or a city initiative that reimagines what’s possible. When one property owner takes the leap to remodel, others follow. Before long, momentum builds. Cumberland shows us that with vision and collaboration, even a struggling location can experience a renaissance.
 
If you’ve ever driven through an older industrial corridor that suddenly seems alive again - with breweries, boutique manufacturers, and adaptive reuse projects - you’ve seen this same story play out closer to home.
 
The North Shore: Building Around Experience. One of the most striking parts of Pittsburgh is its North Shore, home to the Steelers, Pirates, and Pitt Panthers. Decades ago, this area was primarily industrial. Today, it’s a bustling entertainment district filled with stadiums, restaurants, a casino and hotels. What was once a manufacturing zone is now a center of experience and energy.
 
Commercial real estate increasingly revolves around creating experiences. Whether it’s a retail development designed around community gathering spaces or an industrial project that prioritizes employee amenities, success depends on understanding how people want to use the space. The North Shore redevelopment shows how powerful it can be when cities - and property owners - think beyond square footage and focus on what draws people in.
 
Lessons from the Allegheny. Traveling through the Allegheny River Valley, I was reminded that markets evolve, industries adapt, and places reinvent themselves. From Steubenville’s early foundations to Pittsburgh’s transformation and Cumberland’s revival, the story is the same: progress requires vision, courage, and a willingness to build something new from what once was.
 
Commercial real estate is about much more than bricks and mortar. It’s about understanding cycles, reading signs of change, and helping clients navigate transitions. Whether you’re developing a warehouse, repositioning an office, or reimagining a neighborhood, the principles are the same as those found in the river valleys of the east - prepare well, adapt quickly, and invest with vision.

Allen C. Buchanan, SIOR, is a principal with Lee & Associates Commercial Real Estate Services in Orange. He can be reached at abuchanan@lee-associates.com or 714.564.7104. His website is allencbuchanan.blogspot.com.