MEREDA Blog

MEREDA’s Morning Menu – MEREDA Welcomes Dr. Habib Dagher, Executive Director, Advanced Structures and Composites Center, UMO

November 17, 2025

December 16, 2025 - 8:30 - 10:00 amBuffet Breakfast: 8:30-9:00 amProgram: 9:00-10:00 am Location: McGoldrick Career & Student Success Center35 Bedford Street, Portland, ME About the Event:Dr. Habib Dagher will provide ...

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Nominations Now Being Accepted for MEREDA’s 2025 Notable Project Awards

November 14, 2025

Each year, MEREDA identifies and recognizes the most noteworthy and significant Maine commercial development projects from the previous year, all of which embody MEREDA’s belief in responsible development. Nominations are ...

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Conference guests in ballroom as presenter speaks.

MEREDA Opens Registration for its Annual Forecast Conference

November 10, 2025

Registration is open for the Maine Real Estate & Development Association’s (MEREDA’s) Annual Forecast Conference and Member Showcase, which will take place on February 26, 2026. The popular annual event draws ...

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Aerial view of Notable Project Receipient Nightingale & State Street Campus Redevelopment

The Right Equation for Responsible Development: Spotlight on Nightingale & State Street Campus Redevelopment (Portland)

November 4, 2025

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate ...

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2024, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. This year, MEREDA honored projects from throughout the state, with each receiving special recognition at MEREDA’s 2025 “Notable Night” social celebration in May. In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation. Mainebiz also featured each of our Notable Project Recipients in their inaugural “Groundbreaking Maine” publication. Be sure to check it out! https://www.mainebiz.biz/special-edition/groundbreaking-maine-2025 MEREDA’s 2024 Top 9 recipients include: Firehouse Village, Firehouse Ventures & Avesta Housing (Scarborough) 99 Western Apartments, Mastway Development (Augusta) The Malone Family Tower, MaineHealth and Perkins&Will (Portland) Seaport Community Health Center, Penobscot Community Health Care (Belfast) Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station, Elliotsville Foundation (T3 R7 WELS) Vertical Harvest, Vertical Harvest Maine (Westbrook) Stacy M. Symbol Apartments, Westbrook Development Corporation (Westbrook) Nightingale & State Street Campus Redevelopment, NewHeight Group & Redfern Properties (Portland) Front Street Redevelopment, Portland Housing Authority (Portland) Please join us this week in celebrating Nightingale & State Street Campus Redevelopment. MEREDA: Describe the building and project. NewHeight Group & Redfern Properties: Redevelopment of the Mercy Hospital State Street campus into a high-density, mixed-income residential campus featuring 260 new apartments and 9 new homes, a self-storage facility, and several small retail spaces is an excellent example of smart growth. The project involved adaptive reuse of the historic hospital building, creation of outdoor public space in a shared woonerf, improvements to existing utility infrastructure, implementation of a Traffic Demand Management Plan to encourage and support alternative forms of transportation, and provision of a range of housing choice (market rate, affordable, and workforce), both for rent and for sale. In addition, the redevelopment transformed surface parking into housing, recreated the street wall along Winter Street, and stitched back together the neighborhood that had been divided when the hospital was built. MEREDA: What was the impetus for this project? NewHeight Group & Redfern Properties: 2Northern Light Mercy Hospital issued a Request for Proposals in July of 2018. NewHeight Group was invited to respond along with approximately 50 other firms. NHG submitted a proposal in November 2018 with development team members Community Housing of Maine and the Portland Housing Authority. In December of 2018, NHG was one of three teams invited to interview with the selection committee. In January 2019, NewHeight Group’s successful best and final proposal was selected. MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started? NewHeight Group & Redfern Properties: In October of 2019 NewHeight Group executed the Purchase & Sale agreement with Northern Light Health. In December of that year, NewHeight Group entered into an agreement with Redfern Properties to complete the project as 50/50 partners. The acquisition was finalized in February of 2020 (just three weeks before Covid hit!), and the development team launched into rezoning the property, planning, permitting, extension of the period of significance for the existing National Register district, local historic approvals, Part 1 approval from the National Park Service, and hiring Zachau Construction as Construction Manager at-Risk. The project was granted full planning board approval in August of 2021. MEREDA: Tell us about the most challenging aspect of getting this project completed. NewHeight Group & Redfern Properties: This project had myriad challenges. Perhaps the largest was that Mercy Hospital, the primary building, was an operating hospital right up until construction start, so the development team was unable to do any exploratory demolition prior to construction start. The building was known to contain asbestos containing material (mostly pipe wrap), but exactly how much was unknown. The building’s low ceilings also presented significant design and coordination challenges. The project also included undergrounding of existing utilities to make room for three new buildings along Winter Street—an extraordinarily complicated undertaking in this location. MEREDA: Something unexpected you learned along the way was…. NewHeight Group & Redfern Properties: The development team was surprised to discover that what appeared to be original historic wooden columns buried in the walls were in fact made of concrete wrapped in a wooden veneer. While it is less surprising that many people feel a connection to the old hospital building – births, deaths, a long tenure as employee – the overwhelming number of people with a connection was a surprise. MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable? NewHeight Group & Redfern Properties: Perhaps the most notable element of this project is the woonerf, a Dutch term meaning “Street for Living” which describes a space shared by pedestrians, cyclists, and cars. The woonerf is interior to the block between the historic hospital building now known as the Nightingale, and the two new construction affordable apartment buildings developed by Community Housing of Maine in partnership with the Portland Housing Authority. The woonerf functions as a shared public outdoor space and binds the buildings into a campus. The flush condition of the woonerf, along with landscaping and seating, invites pedestrian use while also allowing for slow vehicle movement and parking.

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MEREDA’s Morning Menu – MEREDA Welcomes Dr. Habib Dagher, Executive Director, Advanced Structures and Composites Center, UMO

November 17, 2025

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Nominations Now Being Accepted for MEREDA’s 2025 Notable Project Awards

November 14, 2025

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MEREDA Opens Registration for its Annual Forecast Conference

November 10, 2025

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The Right Equation for Responsible Development: Spotlight on Nightingale & State Street Campus Redevelopment (Portland)

November 4, 2025

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MEREDA’s Fall Conference outlines challenges and opportunities

October 28, 2025

Portland, Maine - MEREDA hosted its Fall Conference on October 23rd where nearly 300 real estate professionals gathered at USM’s Hannaford Hall. The focus of the half-day conference was to ...

Portland, Maine - MEREDA hosted its Fall Conference on October 23rd where nearly 300 real estate professionals gathered at USM’s Hannaford Hall. The focus of the half-day conference was to discuss the challenges faced when completing housing projects and to learn about innovative approaches to increasing the number of housing units completed. Housing creation is one of Maine’s most significant needs and MEREDA’s event provided an opportunity for industry professionals to hear different perspectives from local, regional, and national experts on this important and complex issue. “MEREDA is actively working on solutions at the State and local levels,” explained Shannon Richards, founder of Hay Runner and MEREDA’s volunteer president. “This conference is an opportunity for MEREDA members to hear firsthand from peers who are actively involved in the housing effort on a daily basis.” The conference opened with a keynote presentation from Dr. Christopher Herbert, Managing Director of the Harvard Joint Center for Housing Studies, who cautioned the audience to be prepared for some gloom and doom. As he explained, there’s no silver bullet for the housing crisis. Home affordability is an issue nationwide with no simple solution. And although the situation here is dire, Dr. Herbert assured the audience that housing isn’t as bad in Maine as it is in other parts of the country. And, he left the audience with the optimistic notion that there are innovative – and feasible -- solutions. The morning continued with a mid-year economic update from Kenneth J. Entenmann, Chief Investment Officer and Chief Economist, NBT Bank/NBT Wealth. Entenmann looked at the impact of tariffs, immigration, taxes and regulation on housing and the overall economy. He sees no sign of a deep dark recession and sees strength in the economy. However, he doesn’t see much that would improve affordability for first-time home buyers. Summing things up, Entenmann said, “Overall, things are less uncertain that a year ago. That doesn’t mean they are all better, but the market does like certainty.” Elizabeth Frazier, Partner at Pierce Atwood, moderated a discussion on municipal challenges faced not only by developers, but also by municipalities. Panelists included Vanessa L. Farr from Haley Ward, Hope Eye from Eastern Maine Development Corp., and Benjamin R.K. Breadmore from the Town of Holden. In that discussion it became clear that with municipal budgets stretched thin, code enforcement officers often carry additional responsibilities, and some ideas were presented to improve the consistency of code enforcement and expediency of permitting. Dr. Herbert returned to the stage to lead a discussion on innovative solutions. The panel included Rebecca Hatfield from Hancock Lumber, Kyle Barker from Primary Projects, and Chris Marshall from GreenMars. The group discussed the pros and cons of a wide variety of housing solutions ranging from modular and panelized construction to tiny homes, condos, single family homes, and co-housing ideas. To make these ideas workable solutions would require some changes both in terms of zoning and expectations of the marketplace. The consensus of the panel was that while not everything will work, it is worth trying new approaches to the development of housing units of all types. With our need for more housing becoming more dire every moment, having collaborative discussions and learning of other creative building solutions is essential for Maine’s future success. MEREDA remains committed to creating the opportunities for experts and novices from all walks of real estate to come together and work together on meaningful solutions that benefit all.

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MEREDA’s Annual Fall Social is Back!

October 15, 2025

November 6, 2025 - 5:00 - 7:00 pm Location: Hilton Garden Inn Downtown Portland Waterfront65 Commercial Street, Portland, ME About the Event: MEREDA’s Annual Fall Social returns on November 6! Mark ...

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MEREDA’s Morning Menu – Deconstructing Portland’s Site Plan Process

October 15, 2025

November 18, 2025 - 8:30 - 10:00 amBuffet Breakfast: 8:30-9:00 amProgram: 9:00-10:00 am Location: McGoldrick Career & Student Success Center35 Bedford Street, Portland, ME About the Event:Please join MEREDA for a ...

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The Right Equation for Responsible Development: Spotlight on Stacy M. Symbol Apartments (Westbrook)

October 14, 2025

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2024, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. This year, MEREDA honored projects from throughout the state, with each receiving special recognition at MEREDA’s 2025 “Notable Night” social celebration in May. In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation. Mainebiz also featured each of our Notable Project Recipients in their inaugural “Groundbreaking Maine” publication. Be sure to check it out! https://www.mainebiz.biz/special-edition/groundbreaking-maine-2025 MEREDA’s 2024 Top 9 recipients include: Firehouse Village, Firehouse Ventures & Avesta Housing (Scarborough) 99 Western Apartments, Mastway Development (Augusta) The Malone Family Tower, MaineHealth and Perkins&Will (Portland) Seaport Community Health Center, Penobscot Community Health Care (Belfast) Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station, Elliotsville Foundation (T3 R7 WELS) Vertical Harvest, Vertical Harvest Maine (Westbrook) Stacy M. Symbol Apartments, Westbrook Development Corporation (Westbrook) Nightingale & State Street Campus Redevelopment, NewHeight Group & Redfern Properties (Portland) Front Street Redevelopment, Portland Housing Authority (Portland) Please join us this week in celebrating Stacy M. Symbol Apartments. MEREDA: Describe the building and project. Westbrook Development Corporation: Stacy M. Symbol Apartments is a 3-story, 60-unit affordable housing community for seniors located in downtown Westbrook and uniquely designed with a focus on wellness. Developed during the pandemic, the project emphasizes holistic wellness. Amenities include on-site walking trails, free WiFi for telemedicine access, indoor bicycle storage, a free gym, a library, and a community room hosting visiting nurses and fostering social connections. The building is thoughtfully designed with sustainability at its core, incorporating solar panels, energy-efficient mini-split heating and cooling, EV charging station infrastructure, and all-electric systems. Symbol Apartments strives to address the urgent need for affordable housing while enhancing quality of life and contributing to environmental conservation and overall community wellbeing. MEREDA: What was the impetus for this project? Westbrook Development Corporation: As many of us know, Maine is facing a housing crisis, with affordable housing being particularly hard it. With few options and long wait times for extended living facilities, the need for aging in place, senior housing has become more and more important. Westbrook Housing, already has several 55+ affordable apartment buildings, but what we have found is that people are no longer living in them for 5-10 years, they are staying for 15-20 or even longer. Meanwhile Maine’s aging population needs a safe, friendly, and affordable place to call home. MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started? Westbrook Development Corporation: As with all of our construction projects, the process can take several years before reaching construction. This particular project required rezoning the land and triggered a very common review process by the State’s DEP office called Site Location of Development (SLODA). The SLODA process alone can take up to a year to complete. We then needed to get all State and local approvals including Westbrook Planning Board approvals before applying to Maine Housing’s LIHTC program for funding. This project, like many projects that started during the pandemic had a funding gap, requiring WDC to ﬁnd additional funding sources before moving forward. All together the project took over three years from concept to construction. MEREDA: Tell us about the most challenging aspect of getting this project completed. Westbrook Development Corporation: Symbol Apartments faced signiﬁcant geotechnical and infrastructure challenges that required innovative solutions to move forward. During early development, we discovered substantial Presumpscot Clay beneath the site, necessitating major design modiﬁcations. Large volumes of clay were removed from half of the building’s footprint, and a new, expansive basement was incorporated. This adjustment not only stabilized the foundation but also optimized the building’s functionality by relocating back-of-house features such as the laundry, bike storage, mechanical room, and trash room to the basement, maintaining the project’s budget and timeline. Our team’s ability to adapt and innovate ensured the project’s success, providing critical affordable housing while overcoming signiﬁcant logistical and engineering hurdles. These solutions highlight the importance of resilience and creativity in tackling Maine’s housing crisis. MEREDA: Something unexpected you learned along the way was…. Westbrook Development Corporation: WDC continuously seeks to maximize sustainable design while minimizing the ongoing energy use of our buildings. The aesthetic nature of the gabled roof and dormers helped give the building its charm and helped the relatively large building blend into a residential single-family neighborhood. However, these same gables created challenges in achieving an efficient, airtight envelope. A ventilated cold roof has always made the most sense for gabled attic spaces, but even with a careful and knowledgeable construction crew, and redundancies in air sealing details, every mechanical or electrical penetration into the attic space posed a potential problem. Although we passed our blower door test, MSHA’s increasing standards will force the industry to rethink how and if gabled roofs can be used as traditionally expected. Moving forward, we must place greater focus on how mechanical, electrical, and plumbing (MEP) systems interact with the attic spaces created by complex roof designs. MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable? Westbrook Development Corporation: Symbol Apartments unique emphasis on holistic wellness for the residents would be the feature that makes this project most notable. The architect Barry Yudaken, from Archetype Architects designed the building to seamlessly blend into the neighborhood of single family homes. Every aspect of the building from the color choices to the thoughtfully located gathering spaces an overarching sense of calm. Many of the residents have beautiful views of the 40 acres of preservation land and walking trails, allowing the outside light and beauty of the surrounding of nature to come into their living spaces. The building also features a library, free gym, and indoor bicycle storage room to help keep residents active. To round out the wellness approach, Westbrook Housing’s Support Services partners with outside organizations to provide numerous opportunities to eat, create, learn, and grow together as a community. This project exemplifies environmental responsibility at the local level by balancing sustainable urban agriculture with community needs, serving as a potential global model. It not only strengthens the local food system but also reduces reliance on imported goods, fostering a more resilient and eco-conscious future.

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Downtown Portland, ME, Office Market Q2 2025: Vacancy Rises Amidst Strategic Repositioning

October 7, 2025

Colliers Portland’s downtown office market recorded a vacancy rate of 12.6% in the second quarter of 2025, representing a 2.3 percentage point increase year-over-year. The market posted negative absorption of ...

Colliers Portland’s downtown office market recorded a vacancy rate of 12.6% in the second quarter of 2025, representing a 2.3 percentage point increase year-over-year. The market posted negative absorption of 166,800 SF through the first half of 2025, with the majority concentrated in Class B inventory. The quarter’s most significant vacancy impact came from Diversified, a marketing firm that vacated over 50,000 SF at 121 Free Street as part of a downsizing initiative. While this marks continued softening in the market, the data reveals a more complex story of tenant consolidation and asset repositioning that distinguishes Portland from broader regional trends. The market’s performance reflects ongoing structural shifts in office demand, with leasing activity concentrated in smaller blocks and renewal transactions. Despite elevated vacancy levels, Class A properties demonstrated resilience, posting the only segment decline at 12.1% vacancy, down 0.7% from the prior year. This flight-to-quality trend suggests tenant preference for modern, amenitized space over cost considerations alone. Leasing Activity & Market Dynamics Second quarter leasing activity encompassed both direct leases and renewals across property classes. One notable transaction is the 24,185 SF lease at 1 Portland Square by R.M. Davis. The well-established private wealth management firm outgrew its space at 24 City Center after having a handful of new hires last year, relocating to its new Class A space. However, the majority of activity centered on transaction of 5,000 SF or less and tenant retention, including renewals by Eaton Peabody PA , staying in 5,500 SF at 100 Middle Street, and Wedgewood Pharmacy remaining in 4,320 SF at 2 Union Street. New leases included ProfoInfoNet opening a second office in 4,715 SF at 2 Monument Square and Legal-Ease LLC PA’s 4,130 SF lease at 2 City Center. This transaction pattern indicates measured tenant expansion strategies focused on high-quality, centrally located inventory. Average asking rents declined 1.0% ($0.22 PSF) year-over-year, with decreases spanning both direct and sublease categories. Landlords are responding to market conditions through enhanced concession packages, including extended free rent periods and increased tenant improvement allowances. These adjustments reflect owners’ focus on retention and competitive positioning. Asset Repositioning & Development Pipeline Property owners are pursuing strategic repositioning initiatives to address changing market fundamentals. East Brown Cow’s proposed transformation of Canal Plaza into Old Port Square represents the most significant planned development, incorporating retail conversion, improved pedestrian connectivity, and two proposed 30-story residential and hospitality towers. One Canal Plaza (now known as 200 Middle Street) is undergoing renovations, converting the former office space into retail, upgrading the lobby, and keeping the upper floors as Class A office. Additional projects at 178 and 184 Middle Street will feature ground-floor retail and short-term residential components under The Docent’s Collection hospitality brand, with completion scheduled for third quarter of 2025. The Time & Temperature Building redevelopment continues, with MaineHousing’s $2.6 million commitment supporting 41 senior housing units in the annex. The project includes potential hotel and market-rate residential components, though, the timeline remains subject to Portland’s hotel development moratorium. Regulatory Environment & Market Factors Portland’s regulatory environment presents mixed influences on development activity. The city’s hotel development moratorium, extended in May 2025 for an additional six months through November 2025, continues to impact mixed-use project timelines. While some projects like the 23,724 SF Class B development at 215 Commercial Street received pre-moratorium approvals and remain under construction, others including the Time & Temperature and Old Port Square developments face potential delays pending year-end policy decisions. The proposed commercial vacancy ordinance presents additional considerations for property owners. The measure would establish a 90-day window for landlords to fill vacant storefronts before potential sanctions, though industry feedback has highlighted concerns about practical implementation timelines and liability implications for temporary use requirements. Commercial real estate brokers have raised concerns that the ordinance may work against the city’s broader goals. “This policy feels counterintuitive to what the city is truly trying to achieve,” said Mike Cobb, Managing Director of Colliers Maine, who attended the Planning Board meeting where the ordinance was discussed. “Landlords want to fill these spaces – they’re not generating income on vacant units. If this moves forward, they’ll essentially be penalized for something they’re already motivated to resolve. Instead, the city could help reduce vacancy by revisiting zoning rules to allow more flexibility for new businesses downtown.” Market Outlook Portland’s office market is starting to stabilize thanks to a mix of building upgrades, demand for quality space, and the removal of outdated properties. Vacancy is still high and rents are under pressure, but Portland stands out from other New England cities by focusing on strategic redevelopment. The second half of 2025 will be important to watch, as leasing activity and progress on redevelopment projects will show where the market is headed. Original article published July 29, 2025, https://www.colliers.com/en/research/maine/2025-q2-downtown-portland-office-market?utm_source=Direct&utm_medium=Eblast&utm_campaign=July+Trends Download the Full Report https://indd.adobe.com/view/ffabf11a-1dbd-47d1-8134-54ec71f1cbbe

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MEREDA Returns to Bangor! Morning Menu Breakfast: City Hall to Construction Site

September 24, 2025

October 30, 2025 – 8:30 – 10:00 amBuffet Breakfast: 8:30-9:00 amProgram: 9:00-10:00 am Location:Hollywood Casino500 Main StreetBangor, ME About the Event: City Hall to Construction Site: Bangor and Brewer leaders are ...

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The Right Equation for Responsible Development: Spotlight on Vertical Harvest (Westbrook)

September 23, 2025

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2024, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. This year, MEREDA honored projects from throughout the state, with each receiving special recognition at MEREDA’s 2025 “Notable Night” social celebration in May. In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation. Mainebiz also featured each of our Notable Project Recipients in their inaugural “Groundbreaking Maine” publication. Be sure to check it out! https://www.mainebiz.biz/special-edition/groundbreaking-maine-2025 MEREDA’s 2024 Top 9 recipients include: Firehouse Village, Firehouse Ventures & Avesta Housing (Scarborough) 99 Western Apartments, Mastway Development (Augusta) The Malone Family Tower, MaineHealth and Perkins&Will (Portland) Seaport Community Health Center, Penobscot Community Health Care (Belfast) Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station, Elliotsville Foundation (T3 R7 WELS) Vertical Harvest, Vertical Harvest Maine (Westbrook) Stacy M. Symbol Apartments, Westbrook Development Corporation (Westbrook) Nightingale & State Street Campus Redevelopment, NewHeight Group & Redfern Properties (Portland) Front Street Redevelopment, Portland Housing Authority (Portland) Please join us this week in celebrating Vertical Harvest. MEREDA: Describe the building and project. Vertical Harvest Maine: Located in the heart of downtown Westbrook, Vertical Harvest Farms is a pioneering project that represents a significant milestone in both sustainable urban agriculture and innovative construction. Vertical Harvest is a three-story urban greenhouse encompassing 51,118 square feet. This vertical farming model is the equivalent of 250 acres of farmland which reduces the need for expansive land use, providing a year-round urban solution to food scarcity. Utilizing advanced hydroponic systems, this building coordinates and houses industrial growing equipment, which is facilitated by similarly advanced HVAC, transportation, lighting, packaging equipment which are ultimately monitored and controlled by an intelligent control system. MEREDA: What was the impetus for this project? Vertical Harvest Maine: The facility is designed to provide fresh, locally grown produce year-round, ensuring a reliable food source for the community. By employing cutting-edge vertical farming techniques, Vertical Harvest Farms will maximize space, conserve resources, and minimize environmental impact, all while supporting economic and social growth in the surrounding area. Vertical Harvest Farms addresses food insecurity while also creating economic opportunities and green jobs, particularly for individuals with disabilities. It also serves as a hub for education and innovation, inspiring other communities to explore sustainable agriculture solutions. MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started? Vertical Harvest Maine: Wright-Ryan partnered with Vertical Harvest, Gyde, and Harriman in 2020 during the conceptual design phase to scale an existing prototype into a full-scale production facility. Work began amid the COVID-19 pandemic, and as interest rates soared, the team strategically sequenced the project—prioritizing the core and shell to align with available funding while supporting the design of the grow system. During preconstruction, Wright-Ryan collaborated with the design team and the City of Westbrook to develop a comprehensive logistics plan, addressing the challenges of building within a zero-lot-line site along the heavily trafficked Route 25 corridor. This required careful coordination with the Maine DOT, as well as the local fire and police departments, to ensure smooth execution. The grow system’s integration within the structural shell was a highly interactive process. Wright-Ryan worked closely with multiple subcontractors, vendors, and designers to finalize the design and installation of both the grow system and its supporting climate control systems. Today, Wright-Ryan continues to support Vertical Harvest through the commissioning and testing phase, ensuring the facility meets FDA requirements ahead of full-scale production. MEREDA: Tell us about the most challenging aspect of getting this project completed. Vertical Harvest Maine: Vertical Harvest presented a unique set of challenges, making it one of the most complex projects Wright-Ryan has undertaken . As the first multi-story hydroponic greenhouse in Maine, it required the integration of highly technical agricultural systems unfamiliar to the project team and local subcontractors. The specialized equipment—ranging from automated hydroponic growing systems to precise climate controls—demanded close collaboration with international vendors and specialists. This introduced logistical hurdles, including coordinating shipments and ensuring proper installation of unfamiliar technology, all while adhering to a strict construction schedule. In addition, the project’s location in downtown Westbrook, a high-traffic area with adjacent active businesses and a zero-lot-line site. With minimal laydown space and staging areas, material deliveries and equipment installation required careful planning to minimize disruption. Maintaining site safety and accessibility for neighboring businesses added another layer of complexity, requiring constant coordination with city officials and stakeholders. Despite these challenges, Wright-Ryan successfully delivered a first-of-its-kind facility, setting a new standard for urban agriculture while demonstrating adaptability and innovation in the face of logistical and technical obstacles. MEREDA: Something unexpected you learned along the way was…. Vertical Harvest Maine: The level of collaboration required across multiple disciplines was an invaluable takeaway. The success of this project depended on seamless coordination between all stakeholders, especially through the interactive 3D modeling process. This approach was crucial in integrating the grow system within the building’s structural framework, ensuring both efficiency and functionality. As the construction manager, Wright-Ryan played a vital role in the successful execution of this ambitious project. Our team worked closely with all stakeholders to ensure that the vision for Vertical Harvest was realized with precision and care. By utilizing innovative construction techniques and sustainable materials, Wright-Ryan helped create a facility that is as environmentally sensitive as it is functional. This project sets new benchmarks for sustainable construction and design, demonstrating that urban agriculture can thrive in a city environment while maintaining a commitment to ecological responsibility. The building itself is a testament to what is possible when architecture, engineering, and construction work in harmony. Additionally, the project highlighted how a construction site can serve as more than just a place to build—it can also be a powerful educational tool. Wright-Ryan hosted tours for local architects, industry professionals, and students, offering a firsthand look at the innovation driving sustainable agriculture. The experience underscored the potential of construction to not only shape the built environment but also inspire learning and progress in the industry. MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable? Vertical Harvest Maine: The project’s most notable feature is its integration of innovative farming systems within a purpose-built facility designed to maximize efficiency and sustainability. By minimizing the building footprint, the design and construction support a highly efficient growing system that conserves critical natural resources while enabling year-round food production. The facility’s energy-efficient design—including heat-capture lighting and water recycling for reuse on site—reduces overall energy consumption and minimizes environmental impact. Additionally, by localizing food production within the city, Vertical Harvest significantly decreases transportation emissions, delivering fresh produce directly to grocery stores, hospitals, and schools. This project exemplifies environmental responsibility at the local level by balancing sustainable urban agriculture with community needs, serving as a potential global model. It not only strengthens the local food system but also reduces reliance on imported goods, fostering a more resilient and eco-conscious future.

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MEREDA Takes a Hard Look at the Housing Crisis. How do we crack the code?

September 15, 2025

September 15, 2025 - Ask anyone you know about the biggest challenge faced by Maine residents, businesses, and public officials and you will hear the same answer: Housing. Universally, we ...

September 15, 2025 - Ask anyone you know about the biggest challenge faced by Maine residents, businesses, and public officials and you will hear the same answer: Housing. Universally, we are challenged by the lack of it, the cost of it, and the inability to improve the situation. Maine Real Estate & Development Association (MEREDA) will convene a curated group of Maine commercial and real estate professionals to discuss these challenges in the context of real and recent projects. Two panels will look specifically at barriers developers have faced and innovative solutions currently being explored. “The housing problem in Maine has reached an inflection point and MEREDA is committed to action,” explains Shannon Richards, founder of Hay Runner and MEREDA’s volunteer president. “We are bringing solutions to the table at the State level and working with municipalities and stakeholders to make changes that will help create more homes in Maine.” The focus of the morning will be established by keynote presenter Dr. Christopher Herbert, Managing Director of the Harvard Joint Center for Housing Studies. Dr. Herbert will provide a national perspective and insights on our situation in Maine. Following the keynote, Ken Entenmann, Chief Investment Officer and Chief Economist, NBT Bank/NBT Wealth will provide a mid-year update on the national and local economy. Elizabeth Frazier, Partner at Pierce Atwood, will moderate a conversation on municipal challenges faced by developers, and to close the session, Dr. Herbert will lead a discussion on innovations in housing development. Our panelists include: Vanessa L. Farr from Haley Ward; Hope Eye from Eastern Maine Development Corp.; Benjamin R.K. Breadmore from the Town of Holden; Rebecca Hatfield of Hancock Lumber; Kyle Barker of Primary Projects; and Chris Marshall from GreenMars. MEREDA’s Fall Conference is geared towards builders, developers, brokers, attorneys, architects, engineers, municipal leaders, bankers, and accountants, to name a few. Continuing Education credits are approved. According to Shelly R. Clark, MEREDA’s Executive Director, MEREDA’s Fall Conference will be held at the USM’s Hannaford Hall on October 23rd from 8:30am to 12:30 pm, with the program beginning at 9am. Registration is available at MEREDA.org. For more information, please contact: Shelly R. Clark, Executive Director at [email protected] Event sponsors include: Gold Sponsors: NBT Bank, PretiFlaherty Silver Sponsors: Albin Randall & Bennett, Daigle Commercial Group, Efficiency Maine, Evernorth, Feldman Geospatial, Katahdin Trust Company Bronze Sponsors: Pierce Atwood, Recovery Insurance Adjusters Media Sponsor: Mainebiz

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2025 Mid-Year Market Outlook: Northern New England

September 9, 2025

by: Jon Rizzo | Partner, Broker, The Boulos Company Recently, Boulos Co. Partners Jonathan Rizzo and Caitlin Burke participated in a commercial real estate thought leadership panel with other key ...

by: Jon Rizzo | Partner, Broker, The Boulos Company Recently, Boulos Co. Partners Jonathan Rizzo and Caitlin Burke participated in a commercial real estate thought leadership panel with other key players from the development, construction, and brokerage sectors to discuss the state of Northern New England’s CRE market. Hosted by the New England Real Estate Journal, the panel explored both the challenges and opportunities shaping the region. Here are the key takeaways from the day. Why Population Growth Isn’t Translating to Job Growth Amanda Rector, the State Economist of Maine, shared data that underscores a significant shift in Maine’s demographic and economic landscape, particularly around population growth. Between 2010 and 2020, Maine’s population grew by just 2.6%, ranking 42nd in the nation. But between 2020 and 2024, that figure increased to 3.1%, catapulting the state to 17th nationally. While this population growth is encouraging, it’s worth noting that job growth has remained flat. According to Rizzo, “The most plausible explanation is the influx of remote workers. People are moving to Maine for lifestyle reasons while keeping their jobs based somewhere else.” He noted that while many companies have reinstated in-office expectations post-Covid, the hybrid work model is here to stay. The Housing Shortage: 80,000 Units Needed by 2030 The area’s increased population has, obviously, led to an increased demand for housing. According to projections, the state needs 80,000 new market-rate and affordable housing units by 2030, or approximately 16,000/year for the next five years. And they need to be distributed across the state, not just concentrated in Greater Portland. Kevin French, CEO of Landry French Construction, highlighted building challenges that stem from the construction industry’s struggle to find qualified workers. He emphasized the need for a state and/or federal effort to incentivize trades education and careers. Rizzo agreed saying: “More skilled labor means more projects completed, and completed faster. Right now, it’s about doing more with fewer hands and being smart about how projects get phased and delivered.” One solution gaining momentum: large-scale, mixed-use developments that address multiple needs at once. Mixed-Use Development Driving Growth Developments like Rock Row (Portland/Westbrook, ME) and The Downs (Scarborough, ME) are key examples that meet the state’s most pressing needs: housing, economic growth, and job creation. As large-scale, mixed-use developments, both are significantly contributing to their municipalities and to the broader region. “Rock Row and The Downs successfully bridge residential, retail, medical office, and grocery components and have become anchors in their communities,” said Rizzo. “It takes creativity and persistence to move a project from concept to construction. These developers have shown that despite the slower development pace, persistence pays off.” Brokerage Perspective: Steady but Slower On the brokerage side, we at The Boulos Company are seeing a similar story. Compared to 2024, lease and sale activity has increased in 2025, but deals are taking longer to close. “Decision-makers are being more thoughtful and analytical. They’re taking extra time to evaluate their space needs,” Rizzo said. This mirrors the development process where feasibility studies, value engineering, and cost analysis are extending timelines. Still, the market is moving forward. Progress with Patience Ultimately, it’s clear that the Northern New England commercial real estate market is growing smarter. As population shifts and remote work patterns evolve, and as developers navigate construction and labor challenges, patience and persistence are proving essential. “The takeaway is simple: the market is moving in the right direction,” Rizzo concluded. “It may be slower than some would like, but with the right mix of strategy and gut instinct, we’re making real progress.” Original article published on August 13, 2025, https://boulos.com/2025-mid-year-market-outlook-northern-new-england/?mc_cid=29c2cf63b2&mc_eid=87a9b15008

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The Right Equation for Responsible Development: Spotlight on Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station (T3 R7 WELS)

September 2, 2025

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2024, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. This year, MEREDA honored projects from throughout the state, with each receiving special recognition at MEREDA’s 2025 “Notable Night” social celebration in May. In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation. Mainebiz also featured each of our Notable Project Recipients in their inaugural “Groundbreaking Maine” publication. Be sure to check it out! https://www.mainebiz.biz/special-edition/groundbreaking-maine-2025 MEREDA’s 2024 Top 9 recipients include: Firehouse Village, Firehouse Ventures & Avesta Housing (Scarborough) 99 Western Apartments, Mastway Development (Augusta) The Malone Family Tower, MaineHealth and Perkins&Will (Portland) Seaport Community Health Center, Penobscot Community Health Care (Belfast) Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station, Elliotsville Foundation (T3 R7 WELS) Vertical Harvest, Vertical Harvest Maine (Westbrook) Stacy M. Symbol Apartments, Westbrook Development Corporation (Westbrook) Nightingale & State Street Campus Redevelopment, NewHeight Group & Redfern Properties (Portland) Front Street Redevelopment, Portland Housing Authority (Portland) Please join us this week in celebrating Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station. Tekαkαpimək Contact Station is a stunning 7,900 square-foot building and 23-acre site atop Lookout Mountain created to welcome the global public to Katahdin Woods and Waters National Monument. The monument is located within the present and traditional homeland of the Penobscot Nation. All Wabanaki Cultural Knowledge and Intellectual Property shared within this project is owned by the Wabanaki Nations. MEREDA: Describe the building and project. Tekαkαpimək Contact Station, Elliotsville Foundation: The Tekαkαpimək Contact Station is a 7,896-square-foot visitor center situated atop Lookout Mountain within the Katahdin Woods and Waters National Monument in Maine. The name "Tekαkαpimək," pronounced deh gah-gah bee mook, is Penobscot for "as far as one can see," reflecting the expansive views the site offers. The building's design emphasizes sustainability, utilizing locally sourced materials where possible and operates off-grid. The interior features interpretive exhibits that provide visitors with insights into the natural and cultural significance of the monument, particularly through a Wabanaki perspective. The surrounding 23-acre site includes accessible walking paths, gathering circles, and overlooks that honor the traditions and heritage of the Wabanaki Nations. The Site was connected to the existing infrastructure through the construction of approximately 4-miles of access roads. In support of this project, Haley Ward has provided a wide range of services from concept through completion. Our team provided planning, surveying, permitting, site/utility design, roadway design, bridge design, and structural engineering, all with careful collaboration with the Client, Design Team, and National Park Service. Other members of the Design Team included Saunders Architecture and Alisberg Parker (Architecture), Wright-Ryan Construction (Contractor), Salas O’ Brien, formerly known as Allied Engineering (MEP), Reed Hildebrand (Landscape Architecture), Atelier One (Structural Engineering Lead, Transsolar, Inc. (Environmental/Energy Consultant), Erin Hutton Projects (Creative Program Management), We Should Do It All (Exhibits, Wayfinding and Signage Design), University of Maine (Structural Testing), Emery Lee & Sons, Inc. (Sitework Subcontractors), ODP Trailworks (Sitework Subcontractors), JQP, Inc. (Accessibility Consultant), Wabanaki Advisory Board (Project/Exhibit Consultants), Dr. Jane Anderson (Indigenous Cultural and Intellectual Property Consultant), Tuhura Communications (Interpretive Plan) and Elliotsville Foundation, Inc. (Project Manager and Owner’s Representative). All parties worked together throughout design and construction to realize the vision of Elliotsville Foundation. MEREDA: What was the impetus for this project? Tekαkαpimək Contact Station, Elliotsville Foundation: Katahdin Woods and Waters National Monument was formally established by Presidential Proclamation on August 24, 2016, with land donated by Roxanne Quimby-– a cofounder of the international brand Burt’s Bees--through Elliotsville Foundation (EFI). Monument Lands are located within the present and traditional homeland of the Penobscot Nation and are an important crossroads for all of the Wabanaki Nations in Maine: Penobscot, Passamaquoddy, Maliseet, and Mi'kmaq. With the donation of land to the Department of the Interior, time-limited reserved rights were written into certain deeds that allowed for EFI as a private entity to build a Visitor Contact Station - a unique opportunity create an interpretive site from the ground up that is imbued with Wabanaki worldviews, which are often erased, inadequate, or represented by colonized versions of Indigenous stories in public sites. Early visitation to the national monument has been impressive. The National Park Service estimates that in 20 years, Katahdin Woods and Waters will host 250,000 visitors annually. To propel the early emergence of the Monument as an outstanding addition to America’s national parks, it was important to design and develop infrastructure necessary for people to discover and experience KWW’s exceptional resources. In 2019, EFI elected to exercise its reserved right to build a Welcome Center as singular as its surroundings - a facility as inspiring as the expansive forest and waterways of the land itself. MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started? Tekαkαpimək Contact Station, Elliotsville Foundation: Haley Ward has been deeply engaged in various projects for Katahdin Woods and Waters National Monument since 2018. MEREDA: Tell us about the most challenging aspect of getting this project completed. Tekαkαpimək Contact Station, Elliotsville Foundation: The Tekαkαpimək Contact Station demanded careful consideration of both aesthetics and structural integrity. It was imperative that the building not only endure the test of time but also harmonize seamlessly with its natural surroundings, reflecting the essence of Maine craftsmanship. However, bringing this vision to fruition was no simple task. The existing site conditions and architectural vision of the building necessitated the need for complex and unique solutions. MEREDA: Something unexpected you learned along the way was…. Tekαkαpimək Contact Station, Elliotsville Foundation: In its infancy it was not clear the scale or level of detail this undertaking would require. It’s not every day that an owner fully embraces the design process and places this much value on the collaborative effort of the entire design team to analyze every detail. The result is a truly spectacular facility that incorporates the ideas and visions of so many. This proved just how much of a difference can be made when we are given the opportunity to go the extra mile and consider so many different points of view. MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable? Tekαkαpimək Contact Station, Elliotsville Foundation: The Tekαkαpimək Contact Station, situated within Maine's Katahdin Woods and Waters National Monument, stands out for several notable features including its design, sustainability, and collaborative development. The 7,900-square-foot building showcases a design inspired by Wabanaki architectural traditions, featuring intersecting wings that gently curve and cantilever into the tree canopy. Constructed primarily with locally sourced materials, the structure emphasizes sustainability. It operates off-grid, utilizing a 36.75 kW solar array for electricity, and incorporates passive heating and cooling systems to minimize environmental impact. Named "Tekαkαpimək," a Penobscot term meaning "as far as one can see," the contact station was developed through a collaborative process involving the Wabanaki Nations, the National Park Service, and the Elliotsville Foundation. This partnership ensured that the design and exhibits authentically reflect the rich cultural heritage of the region. The building features original artworks and interpretive content that provide a Wabanaki perspective on the area's natural and human history.

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Registration is Open! MEREDA’s 2025 Fall Conference – The Housing Crisis: Can we Crack the Code?

September 2, 2025

The MEREDA Fall Conference 2025 will take a hard look at the housing sector. Experienced leaders in the Maine real estate economy will discuss the challenges and opportunities in creating ...

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MEREDA Panel: A New Type of Rental Community Emerges in Portland

August 26, 2025

Article provided by Longfellow Communications on behalf of Reveler In early 2025, John Laliberte, CEO of Reveler Development, spoke at the Maine Real Estate & Development Association’s (MEREDA’s) Forecast Conference ...

Article provided by Longfellow Communications on behalf of Reveler In early 2025, John Laliberte, CEO of Reveler Development, spoke at the Maine Real Estate & Development Association’s (MEREDA’s) Forecast Conference and Member Showcase, joining the “Residential & Multifamily Outlook” panel. There was consensus among the panel that with an 8.4% increase in the sales price for single family homes in Maine in 2024, demand continues to outpace the supply of homes. So, what creative approaches are developers taking to meet this enduring reality? Laliberte’s presentation revealed an interesting new trend, the emergence of a new type of rental community in Portland. It’s one that caters to those with the financial means to buy a new home but who choose not to, either due to lack of supply or because they are drawn to renting a property that supports a “live, work, play lifestyle.” In his presentation, Laliberte shared that Reveler Development saw strong rental growth in their portfolio in Greater Portland in 2024, averaging almost 5%. This was despite the fact that almost 700 new, market-rate apartments were delivered to Greater Portland throughout 2024, including about 600 new apartments downtown. The surge in new housing was due to a slew of municipal approvals that had taken place in 2021 just before Portland implemented its restrictive “Inclusionary Zoning” ordinance that same year. The ordinance limits 25% of a project’s apartment units to workforce level rents, (80% AMI)—and has been a controversial policy. “In 2024, the market proved its ability to absorb new deliveries in this range without creating softness,” said Laliberte. “All while the region continues to deal with a significant housing deficit and consistent population growth from regional and national inflow migration.” He shared that, in contrast, Greater Portland averaged around 350 new, market-rate apartment deliveries annually from 2016-2023. Beginning in 2025 he believes we’ll begin moving towards total annual deliveries more consistent with historic totals in the 350-unit range. Meanwhile, the “State of Maine Housing Production Needs Study” produced by Maine State Housing Authority, suggests that 350 units is only a small fraction of the total housing needed to meet annual demand in Greater Portland. With for-sale housing continuing to present challenges for buyers, and a momentary jump in for-rent inventory, how did apartment developers adapt to stand out in a crowd and attract a new audience? Laliberte highlighted Reveler’s approach during the panel. In Portland, Reveler recently developed The Armature, Portland’s first-ever “lifestyle community.” Built on the site of an abandoned public works building in West Bayside, the mixed-use property features 171 residential units, including 20 workforce units. Renters have access to a wide range of luxury amenities unique to the market, such as a courtyard, pool, and sky lounge. In Biddeford, Reveler has just welcomed the first residents to The Eddy, a modern apartment community with 250 residential units and an indoor-outdoor living ethos. The Levee meanwhile has loft-like apartments for rent, town houses for sale, and retail and dining space being leased at The Foundry. As we look ahead to the rest of 2025, will this trend continue to play out? “It will be interesting to see how the market adjusts this year,” said Laliberte. “There is of course a lot of volatility in the global economy. In Portland, we expect rent growth to be minimal in the higher-end segment relative to recent years, while lower/middle-end product will be less affected by last year’s glut of new apartments. Deliveries are likely to decrease in coming years, which should have a stabilizing effect on the top end of the market.” “What we’re truly excited about,” he adds, “is seeing our vision for these ‘lifestyle communities’ coming to life.”

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MEREDA’s Morning Menu – Overview of Key Tax Provisions of the One Big Beautiful Bill

August 19, 2025

September 17, 2025 - 8:30 - 10:00 amBuffet Breakfast: 8:30-9:00 amProgram: 9:00-10:00 am Location: McGoldrick Career & Student Success Center35 Bedford Street, Portland, ME About the Event:Join us on September 17th ...

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The Right Equation for Responsible Development: Spotlight on Seaport Community Health Center (Belfast)

August 12, 2025

MEREDA Recognizes its 2024 Notable Project Award Recipients - Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2024, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide. This year, MEREDA honored projects from throughout the state, with each receiving special recognition at MEREDA’s 2025 “Notable Night” social celebration in May. In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation. Mainebiz also featured each of our Notable Project Recipients in their inaugural “Groundbreaking Maine” publication. Be sure to check it out! https://www.mainebiz.biz/special-edition/groundbreaking-maine-2025 MEREDA’s 2024 Top 9 recipients include: Firehouse Village, Firehouse Ventures & Avesta Housing (Scarborough) 99 Western Apartments, Mastway Development (Augusta) The Malone Family Tower, MaineHealth and Perkins&Will (Portland) Seaport Community Health Center, Penobscot Community Health Care (Belfast) Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station, Elliotsville Foundation (T3 R7 WELS) Vertical Harvest, Vertical Harvest Maine (Westbrook) Stacy M. Symbol Apartments, Westbrook Development Corporation (Westbrook) Nightingale & State Street Campus Redevelopment, NewHeight Group & Redfern Properties (Portland) Front Street Redevelopment, Portland Housing Authority (Portland) Please join us this week in celebrating Seaport Community Health Center. MEREDA: Describe the building and project. Penobscot Community Health Care: Penobscot Community Health Care’s (PCHC) new Seaport Community Health Center arose from a dire need to expand that began in 2017 with no capacity to accept new patients, no space for dental care, and a new landlord not interested in a long-term lease. With a vision, they set out on a nine-month search to find a suitable new location and kept coming back to the nearby, mostly vacant five-building, 318,979 square foot, 142-acre former MBNA Bank of America complex in Belfast, Maine. Following PCHC’s purchase of the entire campus, $9.6 million in financing by Evernorth Rural Ventures’ New Markets Tax Credit (NMTC) program, the Primary Care Development Corporation (PCDC), the Health Resources and Services Administration (HRSA), PCHC, and CapitalOne, N.A., acquired and renovated one of the buildings, creating: • 1st floor exam, behavioral health, and consultation rooms; large patient lobby and reception area; staff offices, conference room, breakroom, and kitchen totaling 35,295 square feet; and • 2nd floor 35,295 square feet gray box space for the fit out and equipping of a future dental practice and other related services. MEREDA: What was the impetus for this project? Penobscot Community Health Care: Prior to the project the health center operated in 11,727 square feet of leased space 0.3 miles away. The new facility enables an expanded Seaport Community Health Center to attract new providers and serve more patients, and respond to a growing rural, medically underserved population. PCHC is a 501(c)3 nonprofit federally qualified health center (FQHC). It is the largest FQHC in Maine and second largest in New England. A FQHC is a federally funded nonprofit health center or clinic that serves medically underserved areas and populations. Primary care services, fully integrated with behavioral health care, are provided on a sliding scale fee based on a patient’s annual income and family size. MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started? Penobscot Community Health Care: PCHC purchased the complex in December 2021 – it was never their intent to be real estate developers but this was the best solution for their expansion needs. From the outset, PCHC was and remains fortunate to have Bank of America as the anchor tenant and a stable partner. To complete the project, PCHC needed to raise or borrow approximately $2.8 million in additional capital to fill a gap following capital secured from the Primary Care Development Corporation (PCDC), the Health Resources and Services Administration (HRSA), and PCHC’s own capital. At market rates in 2023 financing would cost $4.5 million of additional cost, rendering the project economically unviable. The patient, flexible, below market NMTC financing from Evernorth reduced the debt load freeing up funds to accomplish the expansion project. MEREDA: Tell us about the most challenging aspect of getting this project completed. Penobscot Community Health Care: Challenges that arose during the two years from purchasing the property to opening the doors to patients included increased costs, staff shortages, labor shortages, a global pandemic, delays resulting from the financing structure creating a gap in the development budget, redrafting of documents and discovering that the 316,579 square foot ‘white elephant’ facility – built by MBNA all as one building and connected and not ‘cut up’ so PCHC had to navigate the legal, permitting, and design process to create condos - stand-alone structures, disconnecting the building for it to be redeveloped. MEREDA: Something unexpected you learned along the way was…. Penobscot Community Health Care: Some unexpected situations that arose included miles and miles of data cables throughout the buildings that could not be used; trying to repurpose hundreds of left behind cubicles and chairs, mechanical systems that had sat dormant for years including 35 existing commercial heat pump units that all needed maintenance. Words of advice from the folks at PCHC: When taking on an endeavor of this size, really do the due diligence and surround yourself with people who are experienced vs learning along with you. MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable? Penobscot Community Health Care: Now that the new health center is open and thriving, some notable outcomes include: The accessible waiting room is the most notable, spacious, clean and professional, the private patient check in service areas built within the common areas, the full service pharmacy – and the well apportioned exam rooms and private space for employees. Externally, PCHC has opened the enclosed atrium space for community use, hosting the weekly Belfast Winter Farmers’ Market. Most notable is how PCHC’s vision, investment, and blazing the path ahead has invigorated local developers to reimagine the remaining vacant spaces in the complex. PCHC’s investment brought life back into the campus, laying the foundation for redevelopment of the remaining buildings and parcels, stimulating future private investment within the designated low-income community for other important community services such as childcare and affordable housing. All bringing more awareness to the Seaport Community Health and its critical service to the community.

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Building a Relationship with AI: Start Small, Think Big

August 5, 2025

By Stephanie Brock – VP + GM Red Thread Maine Over the past year, the buzz around AI has moved from a whisper to a roar. In real estate, design, ...

By Stephanie Brock – VP + GM Red Thread Maine Over the past year, the buzz around AI has moved from a whisper to a roar. In real estate, design, and workplace strategy circles, we’re now hearing about AI tools that can generate layouts in seconds, write marketing copy, analyze tenant trends, and even produce feasibility studies. It’s tempting to buy into the promise that AI will revolutionize everything—and fast. But in truth, the organizations that stand to gain the most from AI aren’t the ones chasing flashy demos or skipping steps. They’re the ones asking thoughtful questions, starting small, and building literacy first. As someone who’s worked in workplace design and strategic planning for years, I believe AI has the potential to be transformative—but only if we adopt it on human terms. Many of the clients and collaborators I speak with are interested in AI, but unsure how to take the first step. They’re being pitched tools like generative layout engines or AI-driven test fits, but struggle with questions like: How does this fit into my current process? Will it actually save time, or create rework? How do I trust the results? What do I need to have in place first? These are important questions. Because in many cases, the gap between “where we are” and “where AI wants to take us” is still too wide. We Don’t Need to Leap. We Can Step. Rather than rushing toward full automation, many organizations would benefit more from a phased and practical approach to AI adoption. Here's what that might look like: 1. Start with Everyday Use Cases Before tackling layout algorithms or pricing bots, teams should get comfortable using tools like ChatGPT or custom GPTs to help with: Drafting client communications Summarizing meetings Writing RFP responses Ideating on marketing content Analyzing lease or product data These everyday applications build awareness and confidence, making future, more advanced use cases easier to implement. 2. Make AI Part of Your Workflow, Not a Replacement for It The most successful AI tools won’t replace people or processes; they’ll enhance them. For example: An architect might use AI to generate early concept narratives or feasibility studies faster. A broker might use AI to summarize property listings or market insights for clients. A workplace planner might use AI to visualize adjacency scenarios based on existing program data. But in each case, a human stays in the loop—guiding the process, reviewing the output, and applying context that AI alone can’t replicate. 3. Think of AI as a Relationship—Not a Tool One of the most effective ways I’ve used AI isn’t for flashy, one-time tasks—it’s as a thinking partner. I use a GPT as a kind of non-judgmental, trusted advisor: to bounce ideas, to brainstorm new angles, and to brain dump when I’m stuck on a narrative or trying to distill complex ideas. What makes it effective is context. Over time, my GPT “gets to know me”—my tone, my pace, my preferences, even my sense of humor. And just like any other relationship, it works best when you invest time and effort in it. Start slowly. Be curious. Use it daily for simple tasks and reflections.Then, once you’re confident, begin exploring more complex tools, such as generative layout solutions or predictive analytics—with the same mindset: give it time, context, and feedback.You’re not just building an AI workflow, you’re building a partnership. Across the industry, we’re facing a pivotal moment. The decisions we make now about how we explore and adopt AI will shape the way we work, collaborate, and deliver value in the future. We don’t need to rush. But we also shouldn’t wait. The opportunity is to lead thoughtfully and explore how AI can support smarter buildings, more agile workplaces, and improved service for tenants and clients. To pilot, learn, and share insights across our networks. And to keep people, our teams, our clients, and our communities at the center of whatever comes next. If you’re curious about where to start, my advice is simple:Don’t ask “How do I adopt AI?”Ask, “Where in my work do I waste the most time, repeat myself the most, or wish I had an assistant?”That’s where AI fits. We’re at the beginning of a new chapter. Not a tech revolution, but a relationship with tools that can help us think, create, and work better. Original article can be found at https://www.red-thread.com/blog/ai-adoption/.

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MEREDA Matters is Back for Season 3

August 1, 2025

This dynamic podcast puts you in the room with Maine's real estate industry leaders, featuring insider conversations delivering fresh insights from the voices driving responsible development in Maine. We're excited ...

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MEREDA Blog

Recent Posts

MEREDA’s Morning Menu – MEREDA Welcomes Dr. Habib Dagher, Executive Director, Advanced Structures and Composites Center, UMO

Nominations Now Being Accepted for MEREDA’s 2025 Notable Project Awards

MEREDA Opens Registration for its Annual Forecast Conference

The Right Equation for Responsible Development: Spotlight on Nightingale & State Street Campus Redevelopment (Portland)

Archive

MEREDA’s Morning Menu – MEREDA Welcomes Dr. Habib Dagher, Executive Director, Advanced Structures and Composites Center, UMO

Nominations Now Being Accepted for MEREDA’s 2025 Notable Project Awards

MEREDA Opens Registration for its Annual Forecast Conference

The Right Equation for Responsible Development: Spotlight on Nightingale & State Street Campus Redevelopment (Portland)

MEREDA’s Fall Conference outlines challenges and opportunities

MEREDA’s Annual Fall Social is Back!

MEREDA’s Morning Menu – Deconstructing Portland’s Site Plan Process

The Right Equation for Responsible Development: Spotlight on Stacy M. Symbol Apartments (Westbrook)

Downtown Portland, ME, Office Market Q2 2025: Vacancy Rises Amidst Strategic Repositioning

MEREDA Returns to Bangor! Morning Menu Breakfast: City Hall to Construction Site

The Right Equation for Responsible Development: Spotlight on Vertical Harvest (Westbrook)

MEREDA Takes a Hard Look at the Housing Crisis. How do we crack the code?

2025 Mid-Year Market Outlook: Northern New England

The Right Equation for Responsible Development: Spotlight on Katahdin Woods and Waters National Monument: Tekαkαpimək Contact Station (T3 R7 WELS)

Registration is Open! MEREDA’s 2025 Fall Conference – The Housing Crisis: Can we Crack the Code?

MEREDA Panel: A New Type of Rental Community Emerges in Portland

MEREDA’s Morning Menu – Overview of Key Tax Provisions of the One Big Beautiful Bill

The Right Equation for Responsible Development: Spotlight on Seaport Community Health Center (Belfast)

Building a Relationship with AI: Start Small, Think Big

MEREDA Matters is Back for Season 3