They’re equipped with kitchens, bathrooms, and washer/dryers, and they’re being marketed as monthslong hotel accommodations for consultants and visitors to nearby employers.
The owners, a group led by Main Line real estate lawyer David McFadden, broker John McGee, and investment partner Chiu Bai, hope the building, which they’re calling the Flats on 100, will be a model for reusing orphan buildings that stud theGreat Valley and other suburban office, industry, and retail zones.
David McFadden of Chester Springs (left) and John McGee of Wayne are co-partners and owners of the Flats on 100 in Exton.
The trio picked up the 53-year-old, 30,000-square-foot building and grounds at 319 N. Pottstown Pike (State Route 100) in 2023 for $1.5 million from family-owned Kelsch Disability Services.
“Fifty bucks a [square] foot” seemed like a bargain, even though the partners didn’t have specific plans for it, McFadden said.
“Office buildings are being given away these days. What do we do with them when there’s no demand for office space?” he said. “At the right discount, developers can afford to turn them into something sustainable that people want.”
As offices, the building was broker-rated Class C, the least desirable. The partners paid cash, figuring they could borrow millions for capital improvements if they could show lenders a credible plan to turn it into something more profitable.
“We got lucky with the zoning,” McFadden said. West Whiteland’s “town center” designation allows a wide range of uses.
The partners chose what McFadden calls “hotel-apartments.” He compared it to projects built by Level Hotels & Furnished Suites, with locations in Chicago and the West Coast, and by family-owned, locally based Korman Communities’ AVE Living, with its furnished apartments at Philadelphia’s Navy Yard and other local sites.
McFadden says the model offers “a place that feels like home, with the amenities of larger buildings but a boutique feel.” The units arefully furnished, including appliances, dishes, and linens, as well as cleaning and other services as requested.
Lender Trupert Ortlieb from TruMark Financial, one of the area credit unions bulking up with business loans, arranged $5.7 million in financing for capital improvements.
The outside of the Flats on 100 apartments, a redevelopment of a commercial building.
Contractors demolished and replaced interior walls; added sprinklers, triple-glazed windows, and insulation; and replaced heating and air-conditioning. The reclad of the interior with aluminum finished like pine was picked up by Chiu in China for $30,000 (half that for the materials, $4,000 for shipping, and $11,000 to cover tariffs).
Because the project qualifies as a hotel, it could add a liquor license without the higher cost of a tavern license. A first-floor retail space has been leased to a dentist.
The partners expect interest from nearby employers such as Vanguard Group, QVC, West Pharmaceutical Services, and Accenture.
The Fairfield shopping center, with a Giant supermarket, fast-casual restaurants, and retail stores, is within walking distance. The Exton SEPTA Regional Rail station is two miles down Pottstown Pike.
Seeking light in what had been gloomy space, the developers brought in architect Martin Kimmel from Blue Bell. He persuaded them to replace half “gun-slit” windows with 5-foot-wide glass sheets, which turned out to be more work than expected, trimming 12-inch blocks topped by 4-inch bricks.
Other amenities include a barbecue pit, an outdoor dog walk, a pet-washing room, basement fitness center, conference room, bar, pool table, and walk-on services like massage and physical therapy.
This space in the studio apartment can be used as a sitting area or a bedroom. The Ori bed lowers from the ceiling for sleeping.
Kimmel and the partners looked at New York apartment plans to see how many one-person units they could fit into the three stories. Beds could be stowed for work-at-home hours, but “we didn’t want those old fold-out Murphy beds,” McFadden said.
They bought canopy beds from Hasier Larrea’s Ori flexible-furniture-systems firm. The beds lower from the ceiling onto couch bases, plus facing rows of shelves can open as a walk-in closet. The bed controls, like the digital room locks, are remote-accessible and have manual overrides in case of power failure.
The narrow building admits more light for that suburban feel.
“Not every office building converts well to apartments,” McGee said. “This was perfect — 65 feet deep, you have a central corridor with apartments. If it were 200 feet deep, you’d have very narrow apartments with one window at the end.”
Pennsylvania’s race for governor has officially begun. And 10 months before the election, the November matchup already appears to be set.
Democratic Gov. Josh Shapiro formally announced his reelection campaign Thursday — not that anyone thought he wouldn’t run. And Republicans have rapidly coalesced behind thestate party’s endorsed candidate, Pennsylvania Treasurer Stacy Garrity.
The racewilldominate Pennsylvania politics through November,but it could also havea national impact as Democrats hope Shapiro at the top of the state ticket can elevate the party’s chances in several key congressional races.
Here’s what you need to know about the high-stakes contest.
Shapiro was elected state attorney general in 2016, a year when Pennsylvania went for Republican Donald Trump in the presidential contest. The position put Shapiro in the national spotlight in 2020 when Trump sought to overturn his loss in the state that year through a series of legal challenges, which Shapiro’s office successfully battled in court.
He went on to decisively beat Trump-backed Republican State. Sen. Doug Mastriano for the governorship in 2022. Despite an endorsement from Trump, Mastriano lacked the support of much of Pennsylvania’s Republican establishment and spent the election cycle discouraging his supporters from voting by mail.
Throughout Shapiro’s first term as governor, he has highlighted his bipartisan bona fides and ability to “get stuff done” — his campaign motto — despite contending witha divided legislature. His launch video highlights the quick reconstruction of I-95 following a tanker explosion in 2023.
A strong supporter of Trump, Garrity is one of the only women that has been elected to statewide office in Pennsylvania history. If elected, she would be the first female governor in state history.
Garrity is a retired U.S. Army colonel who was executive at Global Tungsten & Powders Corp. before she was elected treasurer in 2020. Running a relatively low-key state office, Garrity successfully lobbied Pennsylvania’s General Assembly to allow her to issue checks to residents whose unclaimed property was held by her office, even if they hadn’t filed claims requesting it.
Anyone else?
While Shapiro and Garrity are the likely nominees for their parties, candidates have until March to file petitions for the race. That theoretically leaves the possibility of a primary contest open for both candidates, but it appears unlikely at this point.
The outcome of Pennsylvania’s gubernatorial race could hold wide-ranging impacts on transportation funding, election law, and education policy, among other issues.
The state’s governor has a powerful role in issuing executing actions, setting agendas for the General Assembly, and signing or vetoing new laws. The governor also appoints the secretary of state, the top Pennsylvania election official who will oversee the administration of the next presidential election in the key swing state.
Throughout the entirety of Shapiro’s first term, he has been forced to work across the aisle because of the split legislature. Throughout that time the balance of power in Harrisburg has tilted toward Democrats who hold the governor’s mansion and the Pennsylvania House. But many of the party’s goals — including expanded funding for SEPTA and other public transit — have been blocked by the Republican-held Senate.
If Garrity were to win that dynamic would shift, offering Republicans more leverage as they seek to cut state spending and expand school voucher options (while Shapiro has said he supports vouchers, the policy has not made it into any budget deals under him).
Shapiro coasted to victory against Mastriano in 2022, winning by 15 points. The 2026 election is expected to be good for Democrats with Trump becoming an increasingly unpopular president.
But Garrity is viewed as a potentially stronger opponent to take on Shapiro than Mastriano, even though her political views have often aligned with the far-right senator.
When the midterms conclude, the 2028 presidentialcycle will begin. If Shapiro can pull off another decisive win in a state that voted for Trump in 2024, it could go a long way toward aiding his national profile. But if Garrity wins, it could endthe governor’s chances of putting up a serious campaign for the presidency in 2028.
Every other race in Pennsylvania
The governor’s contest is the marquee race in Pennsylvania in 2026. Garrity and Shapiro have the ability to help or hurt candidates running for Pennsylvania’s statehouse and Congress.
The momentum of these candidates, and their ability to draw voters to the polls could play a key role in determining whether Democrats can successfully flip four competitive U.S. House districts as they attempt to take back the chamber.
Democrats also narrowly hold control of the Pennsylvania House and are hoping to flip three seats to regain control of the Pennsylvania Senate for the first time in decades. If Democrats successfully flip the state Senate blue, it would offer Shapiro a Democratic trifecta to push for long-held Democratic goals if he were to win reelection.
Strong Democratic turnout at the statewide level could drive enthusiasm down-ballot, and vice versa. Similarly, weak turnout could aid Republican incumbents in retaining their seats.
The dates
The election is still months away but here are days Pennsylvanians should put on their calendars.
May 4: Voter registration deadline for the primary election.
May 19: Primary election.
Oct. 19: Voter registration deadline for the general election.
Regional Rail trains are operating with fewer canceled trips and are running with more cars after months of service disruptions while SEPTA rushed to inspect and repair 223 Silverliner IV cars after five caught fire last year.
Yet packed two-car trains and skipped stops persist on some lines during peak travel times.
“It’s been three months and our customers had reason to believe things would be better sooner and they’re frustrated — understandably,“ SEPTA spokesperson Andrew Busch said. ”There is still some catching up to do.”
SEPTA decided late Thursday to restore 24 Regional Rail express trips on the Lansdale/Doylestown, Media, Paoli, West Trenton, Norristown, and Wilmington Lines, Busch said. The restored expresses had been running as locals.
An Oct. 1 federal mandate to inspect and mitigate Silverliner IV fire risks required the transit authority to take the workhorse of Regional Rail offline, leading to shorter trains and furious riders.
SEPTA’s records show it canceled 2,544 Regional Rail trains from October through Dec. 31, though the number steadily droppedover time — from 1,324 to 752 to 468.
As of Thursday, 180 of the Silverliner IV cars had met all the milestones set by the Federal Railroad Administration to return to service.
Regulators demanded each car pass a safety inspection, have necessary repairs made, and have a modern thermal-detection circuit installed.
So far, however, just 78 of those 180 Nixon-Ford era rail cars have been returned to service.
That means work is yet to be completed on35 Silverliner IVs.All together, the carsmake up 57% of the Regional Rail fleet.
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“Over the last couple of days, we’ve been adding more three and four-car trains,” Busch said. With the restoration of express service, that should continue, he said.
To keep Regional Rail service running in its slimmer form, SEPTA has been using its 120 Silverliner V cars, which arrived between 2009 and 2011, as well as 45 coach cars, which have no motors and are pulled by locomotives.
The Silverliners have onboard motors, carrying passengers and providing propulsion at the same time. The 78 returned to service will also add capacity.
In addition, SEPTA plans to use an additional 10 passenger coaches leased from Maryland’s commuter railroad. They are here, but train crews are undergoing training, which was delayed by vacations and work schedules over the holidays. They should be ready to go a couple of weeks, Busch said.
The transit agency is seeking to buy 20 used passenger cars from Montreal but has not heard whether it won the bidding.
Back-ordered shipments arrived around Christmas, and now there is plenty of wire to finish the job, SEPTA says. The deadline for the installations was Dec. 5, but under the circumstances, federal authorities did not punish SEPTA.
Gov. Josh Shapiro officially announced his widely expectedreelection bid for Pennsylvania governor Thursday, as speculation over a 2028 run for president continues to build. The question now: How will the Democrat’s rumored presidential ambitions bolster or detract from his must-win election at home in 2026?
Shapiro will kick off his reelection campaign with not one but two rallies— first stopping in Pittsburgh, then in Philadelphia. In a campaign video posted to social media Thursday morning, he touted his three years of leading a divided legislature and his bipartisan achievements in a politically split state, via a campaign that has already amassed a record $30 million war chest.
He coasted to victory in 2022, elevating his profile within the national Democratic Party, and is not expected to face a primary challenger. In the general election, he will likely face Republican State Treasurer Stacy Garrity, who largely consolidated GOP support early.
But that’s not the only race on the line in November.
As Shapiro looks to potential parallel runs, he’ll need to continue to build a national profile without outwardly focusing too much on the presidential picture.
Gov. Josh Shapiro is interviewed by TV news in the spin room at the Convention Center following the debate between former President Donald Trump and Vice President Kamala Harris Tuesday, Sept. 10, 2024.
“The challenge, of course, is you have to take care of your next election first,” said Christopher Borick, a pollster at Muhlenberg College. “Of anything he does, he knows this is the most important thing for his potential success in 2028 if he was to run.”
In the governor’s race, Shapiro will likely face a more formidable opponent in Garrity than he did in state Sen. Doug Mastriano (R., Franklin) in 2022, but he’ll also be running in a far more favorable political atmosphere for Democrats amid souring attitudes toward President Donald Trump and the GOP. If he can retain the governor’s mansion decisively and bring a ticket of Democrats vying for the statehouse and Congress to victory with him, that’s a narrative that could be strong in a Democratic presidential primary.
“Having a win, and maybe an impressive one in Pennsylvania, the key swing state heading into that cycle, is about as big of a boost as any that you can have,” Borick added.
Running local
The 2028-curious Democrats include several other sitting governors generating buzz: California’s Gavin Newsom, Kentucky’s Andy Beshear, Maryland’s Wes Moore, Michigan’s Gretchen Whitmer, and Illinois’ JB Pritzker. Shapiro has formed alliances with several of them.
But unlike some of his peers, Shapiro hasn’t been a frequent guest on cable news or podcasts with national reach.
On Oct. 4, 2024, nearly a month before Harris lost the presidential election to Trump, Shapiro confidentially requested that the state ethics commission determine whether he would violate any state ethics laws for accepting royalties from a book about his life in public service, according to the filing.
Pennsylvania Gov. Josh Shapiro (right) and Michigan Gov. Gretchen Whitmer before the Eagles played the Detroit Lions at Lincoln Financial Field on Sunday, Nov. 16, 2025, in Philadelphia, PA.
His book, Where We Keep the Light, will publish later this month, recounting his political upbringing, his vice presidential vetting, and the firebombing of his home last year. He’s not alone. Harris published a memoir about the 2024 election last year, and Newsom is due out with Young Man in a Hurry: A Memoir of Discovery in February.
But in the coming months, several Democratic strategists predict Shapiro will be squarely focused on the governor’s race he has to win in Pennsylvania — simultaneously proving he has what it takes to capture the vote of the nation’s most important swing state.
“He’s such a careful politician. He’s not taking anything for granted,” said former Gov. Ed Rendell, a Democrat who also once faced scrutiny for having potential presidential ambitions.
Shapiro is likely to follow the same campaign playbook in Pennsylvania as he did in 2022: Stump in every region of the state, including areas where Democrats don’t usually show up. That helped him run down the margins in longtime GOP strongholds like Lancaster or Schuylkill Counties toward his resounding victory over Mastriano. Those stops in most of Pennsylvania’s 67 countieswon’t give him as much time to visit South Carolina, Iowa, and New Hampshire, as the other Democratic presidential hopefuls start their sojourns.
Pennsylvania Governor Josh Shapiro waves goodbye to the crowd after speaking during graduation ceremonies at Pennsbury High School in Fairless Hills on Thursday, June 12, 2025.
“The No. 1 caveat is stay focused on the race you’re running,” echoed Alan Kessler, a national fundraiser based in Philadelphia who has supported and fundraised for Shapiro.
Still, the campaign is likely to generate attention beyond the Keystone State.
Shapiro will still court donors in blue states as he fundraises for reelection, Kessler added.
Come November, he will be the only governor with rumored 2028 aspirations up for reelection in a swing state. And his brand as a popular, moderate Democratic governor trying to restore trust in government — as well as his potential to help boost Democrats down ballot — will easily capture a wider audience and bring national media into Pennsylvania.
As Democrats seek to flip control of the U.S. House in 2026, targeting several congressional districts in the state, the election may once again come down to Pennsylvania, and in turn, increase the spotlight on Shapiro. The governor is widely seen as someone who can boost the congressional Democratic candidates also on the ballot, having won three of the four districts that Democrats are targeting in the state by double digits in 2022.
Republicans have targeted several weaknesses to try to erode Shapiro’s popularity in Pennsylvania and boost Garrity. They point to a lack of rigorous electoral challengers in his past. They question his record of “getting stuff done” — his oft-repeated motto — including three late state budgets. And they’ve harped on a lack of transparency as governor, including claims he used tax dollars for political benefitas well as a sexual harassment scandal involving a former top aide. They’ve also criticized his support for Minnesota Gov. Tim Walz, who recently dropped his third gubernatorial bid following a fraud scandal among the state’s Somali refugee population totaling $1 billion, according to federal prosecutors.
Among the emerging attacks: Republicans want to highlight Shapiro’s presumed presidential ambitions, as they try to cast him as an opportunist more interested in a future White House bid than the problems of everyday Pennsylvanians.
“Josh Shapiro is more concerned with a promotion to Pennsylvania Avenue than serving hardworking Pennsylvanians,” Garrity said in a statement, noting the state fared poorly in U.S. News and World Report rankings on the economy and education. “In the military, I learned the importance of putting service before self. Pennsylvanians are the hardest-working, most compassionate, strongest people in the nation, and together we will return Pennsylvania to our rightful place as a national and global leader.”
State Treasurer and Republican candidate for governor Stacy Garrity holds a rally in Bucks County Sept. 25, 2025 at the Newtown Sports & Events Center.
Mastriano, the far-right Republican state senator who announced Wednesday he won’t run for governor, said in a statement earlier this week that Shapiro “owes [Pennsylvanians] straight answers” over his use of the state plane, security updates to his personal home in Abington Township, and more.
“Pennsylvanians deserve accountability, not ambition,” he added, making a nod to Shapiro’s potential longer-term plans.
House Speaker Joanna McClinton, back center left, Gov. Josh Shapiro, front center, and State Rep. La’Tasha D. Mayes, right, celebrate the signing of the CROWN Act, which prohibits discrimination based on a person’s hair type, during a press conference at Island Design Natural Hair Studio, in West Philadelphia, November 25, 2025.
Borick, the pollster, was skeptical that attacks on Shapiro’s potential wider ambitions could reverse hislargely positive public sentiment.
“If that’s all they got, they don’t got a lot.”
Republicans insist they see a path to victory for Garrity in a politically divided state with months to go until the election. But behind the scenes, some Republicans are already acknowledging the goal is to lose by less and prevent big losses in state legislature or congressional races.
If Shapiro does look poised to cruise to victory, it might mean less media attention on the race, and it could mean he’s less vetted ahead of a much bigger stage.
“I think Josh is better served if the [Republican Governors Association] puts $100 million into this race because then it’s nationalized,” said a Democratic political strategist based in Pennsylvania who did not want to be named speculating on Shapiro’s presidential run. “If it’s a cakewalk, CNN’s not gonna cover it …If he wants to be governor for another four years, he should pray for a cakewalk. If he wants to be president, he should pray for a difficult campaign.”
Florida Gov. Ron DeSantis, for example, the strategist noted, cleaned up in his 2022 reelection, but failed to gain traction in the GOP presidential primary that Trump dominated.
Beyond 2026
Shapiro speaks Pennsylvanian very well. Raised in Montgomery County, he’s lived here almost all of his life, and has built an image as a popular moderate focused on problem-solving in a purple state. That’s earned him the support of about 30% of Trump voters in the state.
But winning a general election in Pennsylvania is different than winning a Democratic presidential primary.
He’s tried not to alienate the MAGA base, focusing on issues with bipartisan appeal like funding for apprenticeship and vocational-training programs. He’s taken on Trump in court, but has picked his personal battles with the president more carefully.
But being a strategic, self-described “progressive pragmatist” can end up alienating voters on both sides.
Gov. Josh Shapiro leaves after an event at the Port of Philadelphia Thursday, Apr. 10, 2025, the day after President Trump paused some tariffs.
Becky Carroll, a Democratic political consultant in Chicago who has worked with Pritzker, said Shapiro seems less on the radar of voters in the Midwest. As she’s followed Shapiro’s career, she said she sees a “damn fine governor,” but someone who’s taken a more muted approach to Trump than blue state governors like Pritzker and Newsom.
When it comes to a Democratic primary, candidates may be judged in part on their pushback to Trump, she said. “I think we’re in a moment where you can sulk in a corner and hope it’ll all go away or fight …,” Carroll said. “And if you’re gonna put yourself out there for a primary battle, you better show you have battle scars to prove you can fight for the most vulnerable in the country right now.”
Gov. Josh Shapiro is interviewed by TV news in the spin room at the Convention Center following the debate between former President Donald Trump and Vice President Kamala Harris Tuesday, Sept. 10, 2024.
But other national strategists see Shapiro’s moderate appeal as a potential asset in 2028. Jared Goldberg-Leopold, a former communications director for the Democratic Governors Association, thinks Shapiro’s biggest asset is his electoral track record in a state the nation knows is critical on the path to the White House. Primaries have previously been won by moderates whom the party thinks have the best chance at winning the general.
But the first step, Goldberg-Leopold stressed, is the governor’s race ahead.
“It would be easy for the Eagles to look past the 49ers to the next week of playoffs, but they’ve gotta focus on only one thing. And the same is true for the governor,” he said. “You can only prepare for what’s ahead of you, and the way people get in trouble in politics is planning too many steps ahead.”
Staff writer Katie Bernard contributed to this article.
Philadelphia’s trolley tunnel has been closed for two months, but SEPTA now is saying that it has completed most necessary repairs and could reopen the connection between Center City and West Philadelphia soon.
Crews currently are running trolleys through the tunnel to test fixes for damaged overhead wires and other equipment and to decide when it is safe for normal service to resume.
“We’re pretty close,” SEPTA spokesperson Andrew Busch said Tuesday.
About 60,000 riders traveled daily through the tunnel between 13th Street and its West Philadelphia portal at 40th Street before SEPTA closed it in early November.
At issue is a U-shaped brass part called a slider that carries carbon, which acts as a lubricant on the copper wires above the tracks that carry the electricity that powers the trolleys.
There were two major incidents when trolleys were stranded in the tunnels. On Oct. 14, 150 passengers were evacuated from one vehicle and 300 were evacuated from a stalled trolley on Oct. 21.
The Federal Transit Administration on Oct. 31 ordered SEPTA to inspect the overhead catenary system along all its trolley routes.
SEPTA has had to replace about 5,000 feet of damaged wire and make other repairs. It also switched back to 3-inch sliders.
On Nov. 7, SEPTA shut down the tunnel to deal with the issue, which had cropped up again, then reopened it on the morning of Nov. 13, thinking it was solved. But it discovered further damage to the catenary system and the tunnel was closed at the end of the day.
Other potential reopening dates were announced but postponed.
This story has been updated to correct the amount of wire replaced in the tunnel.
On weekdays from 9 a.m. until 2:30 p.m., buses will serve Fox Chase, Ryers, Cheltenham, Lawndale, and Olney stations. Trains will run to and from Center City between Wayne Junction Station and 30th Street Station.
Passengers headed inbound should plan on an additional 30 to 35 minutes of travel time.
An outbound trip toward Fox Chase Station will take an extra 35 to 40 minutes during the midday hours, SEPTA advises. The connecting shuttle bus is scheduled to depart Wayne Junction Station five minutes after a train arrives.
Scott Sauer would like nothing better than to make SEPTA an afterthought.
He doesn’t mean that the Philadelphia region’s mass transit agency should be neglected, but rather that it will come to do its job so seamlessly that its nearly 800,000 daily customers can rely on the service without worrying about breakdowns, delays and disruptions.
Given the cascading crises that hit SEPTA in 2025, many people wondered if the place was hexed.
“I hope not, because I don’t know how to get the curse off me,” Sauer said in a recent interview. “But listen, truth be told, there were days when I scratched my head and thought, ‘Oh, my goodness, what is going on?’”
“We just couldn’t seem to get more than a day or two of relief before something else was causing a headache,” said Sauer.
A bus passes the stop near Girls High at Broad and Olney Streets on Monday, Aug. 25, 2025. Thirty two SEPTA bus routes were cut and 16 were shortened, forced by massive budget deficits.
Back to basics in 2026
In the end, help from above and a new labor contract bought SEPTA at least two years to recover from its annus horribilis and stabilize operations.
When the Pennsylvania legislature couldn’t get a transit funding deal done, Gov. Josh Shapiro shifted $394 million in state-allocated funds for infrastructure projects to use for operations — the third temporary solution in as many years. The administration also later sent $220 million in emergency money in November for the Regional Rail fleet and the trolley tunnel.
And, early in December, SEPTA reached agreement on a new, two-year contract with its largest bargaining unit, Transport Workers Union Local 234.
Scott Sauer, general manager of SEPTA, admits that 2025 was an extremely challenging year.
Sauer compared SEPTA’s position to football refs. When they are doing their jobs right, fans don’t have to think about them when watching the game. And when things are going well on the transit system, it becomes part of the background.
“Let’s make sure we do the basics, and we do them really well, because at the end of the day, people want SEPTA to move them from one place to the other, right?” he said.
The test of the focus on fundamentals comes soon, with millions of visitors expected in the region for the 250th anniversary of the Declaration of Independence, World Cup soccer, and other big events.
Sauer, 54, began his career as a trolley operator more than 30 years ago. He had no political experience, though, and would quickly be thrown headfirst into those murky waters to swim with sharks.
Storm clouds were already rolling in. Weeks before Sauer took the reins, Shapiro had flexed $153 million in state highway funds for SEPTA operations after a broader deal failed amid Senate GOP opposition.
It’s a legal move, but often controversial, and Shapiro’s opponents were furious.
Richards and her leadership team had been warning of a looming fiscal “doomsday scenario” for months. Officials were drafting a budget with service cuts and fare increases.
On Feb. 6, a Wilmington-bound Regional Rail train caught fire as it was leaving Crum Lynne Station in Delaware County. It was worrisome, but at the time, nobody knew it would get worse.
More than 300 passengers were safely evacuated after a SEPTA Regional Rail train caught fire near Crum Lynne Station in February.
Familiar battle lines were drawn. Senate Republicans, in the majority in the chamber, opposed Shapiro’s proposal to generate $1.5 billion for transit operations over five years by increasing its share of state sales tax income.
They preferred a new source of income for the state’s transit aid and said SEPTA was mismanaged, citing high-profile crimes, rampant fare evasion, and lax enforcement.
On a mid-August night, the Senate GOP came up with a proposal that would take money from the Public Transportation Trust Fund, a source for transit capital projects, and split it evenly between transit operations subsidies and rural state highway repairs.
Senate Majority Leader Joe Pittman, a Republican from Indiana County, was a key player in budget negotiations, which ultimately did not yield additional funding for mass transit.
“It was kind of quiet … and then we got alerted that a proposal was coming within minutes. And so everybody was scrambling to try to read through it,” Sauer said.
In a quick news conference with Shapiro, Sauer opposed the idea of taking capital dollars for transit operations, as did the governor. Then he spoke with Senate Republicans and told reporters it could be worth considering, but he had questions. And by the end of the night, he walked that back and opposed the measure.
“I guess if there was a lesson to be learned for me in August, it was I should have taken some [more] time reading through that proposal,” he said.
There was not much time to reflect on what happened, though, because the hits kept on comingas the federal government ordered SEPTA to inspect all 223 Regional Rail cars.
SEPTA’s Regional Rail fleet is the oldest operating commuter fleet in the country, and the fires highlighted the difficulty of keeping them maintained while needing to stretch limited capital funds to address multiple problems.
The Market-Frankford El cars, though younger than the Silverliner IVs, have been beat up and unreliable. SEPTA is moving forward with replacing them, as well as the Kawasaki trolleys that are more than 40 years old.
SEPTA had ordered new Regional Rail coaches from a Chinese-government-related manufacturer, but canceled the contract after the first few models, built during the pandemic, showed flaws. Now the agency is advertising for bids on a new fleet of Regional Rail workhorses — but it has to make them sturdier to last for at least seven more years before new cars would be on the way.
Officials plan to use $220 million received from the state on that effort.
Some of the money, about $48 million, is slated to help fix the trolley-tunnel issue. SEPTA is contending with glitches in the connection between the overhead catenary wires and the pole that conducts electricity to the vehicle.
What SEPTA got done
SEPTA has made some progress on some of its persistent issues, officials say, though the accomplishments understandably have been largely overlooked amid the urgent, existential crises of 2025.
For instance, serious crimes on the SEPTA system dropped 10% through Sept. 30 compared to the same period in 2024, according to Transit Police metrics.
And there had already been a sharp improvement. Serious crimes in 2024 dropped 33% compared to 2023 — from 1,063 to 711, year over year.
SEPTA transit police police patrol officers Brendan Dougherty (left) and Nicholas Epps (right) with the Fare Evasion Unit ride the 21 bus.
“If you think back to where we were in 2021 and 2022, the perception was bad things were happening on SEPTA, and you should steer clear of them,” Sauer said.
The Transit Police have been hiring new officers, including a recently graduated academy class of nine, and has about 250 officers.
SEPTA also installed 42 full-length gates designed to thwart fare evasion on seven platforms in five stations during 2025, spokesperson Andrew Busch said.Another 48 gates are coming in the first quarter of the year.
Police are also issuing citations with an enhanced penalty of up to $300 for fare evasion.
Prepare for déjà vu
Andyet, in 2027, it will be time to start the old SEPTA-funding dance once again, as transit agency advocates and supportive lawmakers work at getting a stable state funding stream for transit operations.
State Democrats have said the transit issue could help them take control of the Senate from Republicans — a longtime goal but one that is difficult to achieve. One wild card is whether President Donald Trump’s slumping popularity will cause GOP congressional candidates to get swamped in the 2026 midterms, and whether that will translate into voters’ local senators.
It likely would have to be a huge wave, and it’s a closely divided state.
By 2027, Shapiro is expected to be running for president (if he is reelected next year), and it’s anyone’s guess how that could affect budget politics.
“Not everybody wants to see us. I didn’t make a lot of friends,” Sauer joked after the TWU settlement.
Philadelphia’s congested highways or crowded SEPTA platforms don’t get in the way of Daniel Rodriguez’s commute to work.
That’s because the Philadelphia-based urban designer’s commute between his firm’s two offices consists of two flights, two trains, and a bus between two states each week.
Rodriguez, who lives with his wife in their Jewelers’ Row apartment, ping pongs between his home (and his Center City office) in Philadelphia and his office in midtown Atlanta, twice a week.
Rather than moving to Georgia or embracing a simpler, work-life balance, Rodriguez prefers an 800-mile trek to work that doesn’t have him dealing with Philly rush hour traffic and the restrictions car owners face.
Daniel Rodriguez travels to the Philadelphia’s Suburban Station on Friday, Dec. 19, 2025. Rodriguez uses the station to commute between Philadelphia and metro Atlanta, taking a train from Center City to Philadelphia International Airport before boarding flights to and from his company’s Atlanta office.
“I want to live a life that’s intentionally, anti-whatever everybody else is doing,” Rodriguez said. “I feel like there are problems in society, and this is one of them that just trickles and affects so many things in our personal and professional lives. It’s not anti-car. It’s really about getting away from the dependency and focusing on building systems that help people move. That’s my whole philosophy.”
Rodriguez, who grew up in Bayamon, Puerto Rico, said it’s a lifestyle driven by the independence and movement he felt was missing in his youth.
The geographical barriers of the island often led to feelings of physical and mental entrapment as a child.
“Where I come from, I’ve never seen people so hungry to have something in life, with no ability to achieve it,” he said. “And I’m willing to do extreme things to do that.”
In May, the 34-year-old began posting videos of his travels to and from Philadelphia and Atlanta. His TikTok and Instagram posts have drawn millions of viewers, with hundreds of users questioning how Rodriguez balances his workload and travels.
His schedule varies each week, but he usually flies into Atlanta on Sunday nights and returns to Philadelphia on Tuesday nights. Sometimes, he will fly out on Monday mornings and return on Wednesday mornings. He also does same-day round trips a couple of times a month.
The planning for his trips to Atlanta begins the night before. Rodriguez packs his bags and puts toothpaste on his toothbrush before going to bed.
Daniel Rodriguez travels through Philadelphia’s Suburban Station on Friday, Dec. 19, 2025. Rodriguez uses the station to commute between Philadelphia and metro Atlanta, taking a train from Center City to Philadelphia International Airport before boarding flights to and from his company’s Atlanta office.
He wakes up at 4 a.m., grabs his belongings and walks to Suburban Station. Here, he boards the train to the Philadelphia International Airport and lands in Terminal F for his flight to Atlanta. He does have to factor in the regular delays.
“Terminal F is like the dingleberry of Philadelphia. It’s the last one at the airport, and really far,” he joked.
After the 90-minute flight to Atlanta, he walks over to the Metropolitan Atlanta Rapid Transit Authority platform for a 30-minute train ride to his company office in midtown Atlanta.
He’s not completely “anti-car,” he insists. He often rents a Zipcar for small errands and to explore Atlanta restaurants, art galleries, and sites that feed his architectural interests.
“I’m more along the lines of, ‘I don’t want to be dependent on a car,’” he said. “I don’t want to put my money toward that. I’d rather put that into something else, and suffer the consequences.”
Once his work day is finished, he either uses ride-share or takes a one-and-a-half-hour bus ride to a friend’s apartment in Decatur, arriving around 9 p.m. And before he rests his head for the night, Rodriguez begins his routine all over again for his return to Philly the following morning.
Rodriguez said his travel costs come out to about $180 each week, with the most significant barrier being the time and energy he spends to balance out his travels.
Daniel Rodriguez travels through Philadelphia’s Suburban Station on Friday, Dec. 19, 2025, in Philadelphia. Rodriguez uses the station to commute between Philadelphia and metro Atlanta, taking a train from Center City to Philadelphia International Airport before boarding flights to and from his company’s Atlanta office.
“It’s not unachievable,” Rodriguez said. “I feel like the pain point for a lot of people is the time. People don’t want to spend the time.”
Rodriguez didn’t always live like this. His super commute began after years of uncertainty. He moved to Philly in 2022 and between 2023 and 2025, Rodriguez was laid off twice and incurred thousands in debt.
“I wasn’t even paycheck to paycheck anymore. I was living in the negative,” he said.
After another eight months of job hunting, he was at a crossroads. With limited jobs in his industry in Philly, he applied for roles in other cities.
He applied to an urban design firm in Atlanta, and the week his unemployment ran out, he landed his current role in May 2025. While the company has an office in Center City, the Atlanta location was the only one hiring in his specific field.
Rodriguez consults on transportation, green space, urban design, and master planning in Atlanta and other cities along the East Coast.
While the demands of the commute were challenging at first, Rodriguez believes he has made a decision that works for him. “I have my wife here, and I don’t want to uproot her,” he said.
Since he started making videos of his commute, his world has “completely flipped,” Rodriguez said.
He’s landed brand deals with travel-based companies and has spoken in various cities across the country about how fellow millennials can traverse the country without the burden of a vehicle.
Daniel Rodriguez travels through Philadelphia’s Suburban Station on Friday, Dec. 19, 2025, in Philadelphia. Rodriguez uses the station to commute between Philadelphia and metro Atlanta, taking a train from Center City to Philadelphia International Airport before boarding flights to and from his company’s Atlanta office.
Rodriguez plans to become a content creator full-time to encourage viewers across YouTube, Instagram, TikTok, and other platforms to avoid the pitfalls of car ownership.
His ambitions haven’t gone unchecked. Environmentalists who watch his videos often point to the carbon footprint he leaves behind, despite his aversion to car ownership.
Rodriguez admits his lifestyle could be viewed as contradictory. His modes of travel contribute to gas emissions, but he contends he’s not the sole source of the issue, simply a product of a system already in place.
“I did not pass the laws that allow oil barons to drive or force corporations to fuel jets that release stored carbon,” he said. “I am a participant in society, and there is no fully ethical way to exist within it.”
While he understands people’s precaution and confusion, Rodriguez is confident his weekly commute and lifestyle will work as well for others as they do for him.
“I love to create. I love to build. And I don’t want to do anything where you’re just staying still,” he said.
A segment of the Schuylkill River Trail that has beenclosed since October because of a sinkhole has been repaired, and reopened just in time for Christmas Eve.
Joe Syrnick, executive director of the nonprofit Schuylkill River Development Corp. (SRDC), said Wednesday afternoon that repairs finished earlier in the day.
But, he said Wednesday, the weather cooperated enough this week that a crew was able to complete the work over a few days, “as a holiday present for our trail users.”
This week, the hole was filled and paved. It reopened about 1:30 p.m. Wednesday after the paving had cooled.
“It’s open and people are already using it,” Syrnick said. “People are happy.”
Some cleanup is still needed around that area, he noted, and fencing needs to be removed. That should be finished by Friday or Monday, Syrnick said.
The Schuylkill River Trail is now open between JFK Boulevard and Race Street in Philadelphia, Pa., on Wednesday, Dec. 24, 2025.
The sinkhole occurred between Race Street and JFK Boulevard, just north of the SEPTA Bridge, after it formed beneath the asphalt. The trail runs along Schuylkill Banks, a portion of the Schuylkill River Trail.
The SRDC works with the city to revitalize the Schuylkill corridor from the Fairmount Dam to the Delaware River, the eight-mile stretch known as Schuylkill Banks.
The sinkhole repair presented a problem that stemmed from a steel bulkhead that was built for the trail in 1995. The bulkhead helped extend land farther into the river and create more parkland.
But gaps developed in a seal between the bulkhead and concrete sewer infrastructure. Those gaps allowed soil to seep away with the tide, eventually washing away enough to create a sizable hole.
Syrnick said the SRDC and the Philadelphia Streets, Parks and Rec, and Water Departments worked together to come up with a solution.
So workers had to seal the gaps.
The weather was clear enough this week that crews were able to pour concrete to fill part of the hole and backfill it before paving it Wednesday.
The Price Point compares homes listed for similar sale prices across the region to help readers set expectations about house hunting.
Looking for a new home for the new year? You’ve got options if you have the region’s typical homebuying budget.
Across the Philadelphia metropolitan area, homes sold for a median of $390,000 last month, according to the multiple listing service Bright MLS. That typical sale price is up more than 3% from last year.
Here’s what a home shopper could get with a budget like this in three different neighborhoods in the region.
Lower Merion condo in star location
Wolverton & Co., a Montgomery County-based real estate company, sells and manages a lot of condos in the area of West Montgomery Avenue in the Haverford section of Lower Merion Township.
“I call that stretch the golden mile of Haverford as it relates to condominiums,” said Will Wolverton, owner and broker of record at Wolverton & Co. “It’s a very desirable area.”
There are restaurants and national and local stores, including at the nearby Haverford Square and Suburban Square shopping centers. Condo residents can walk to SEPTA’s Haverford station to catch Regional Rail trains. The Merion Cricket Club offers sports facilities and hosts dinners and galas.
One condo currently for sale in the area is a two-bedroom, two-bathroom unit at Haverford Hunt Club, a building with 16 units on four floors. Condos there include both one-bedroom and two-bedroom units.
The building is about 45 years old but has been “thoughtfully updated” in both looks and critical infrastructure, such as the elevator and the roof, Wolverton said.
The condo for sale gets a lot of natural light, he said. And it’s on the top floor, so buyers won’t have upstairs neighbors. It also has a private balcony and a reserved space in the property’s parking lot.
The last several serious buyers have been most interested in the neighborhood, Wolverton said.
“It’s a very good property,” he said, “and a great location.”
This home in the Mayfair neighborhood of Northeast Philadelphia stands out in a few ways, said listing agent Xiao Zhen Zhao, who works throughout this section of the city, as well as Fishtown and Northern Liberties.
The open kitchen is “very unique” for the area and includes bar seating, said Zhao, an agent with Legacy Landmark Realty.
The primary bedroom has a private bathroom, which isn’t common in older homes in Northeast Philadelphia, she said. A lot of houses have only one full bathroom, she said. One of the bathrooms features a skylight and pink tiles on the walls.
And the home is “a bigger twin,” she said. It spans 1,868 square feet.
The home has a backyard and a walk-out finished basement, which has a half bathroom. It also has a garage and driveway.
The twin is in an area of the city where houses are more affordable and parking is easy. It’s within walking distance of schools. It’s minutes from stores and restaurants along Cottman Avenue, and it’s right off Pennypack Park.
Potential buyers have liked the layout of the home and also the look of it, Zhao said.
Potential buyers touring this Colonial in Camden County have fallen for its charm, said real estate agent Evangeline Gambardella. “Because it is a very charming space.”
The living room features a brick fireplace and a large window that lets in natural light and frames views of the front yard.
The layout is more open than in a traditional Colonial, especially in this area of Gloucester Township, said Gambardella, a real estate agent with the Mike McCann Team, which is an affiliate of Keller Williams.
The owners have recently updated the property. The home has new landscaping, a roof that is about 4 years old, a new fence, and a new heating, cooling, and ventilation system.
“It presents a really lovely value for its price point,” she said.
The home’s kitchen includes an island with seating. And a door in the formal dining room opens to the deck, which has a retractable awning.
Home shoppers who have visited the property like its spacious backyard and its location. It is minutes from the Gloucester Premium Outlets and the Deptford Mall, has easy access to major highways, and is close to parks and restaurants.
The home’s unfinished basement also is a “huge selling point for a lot of people” who want to decide what to do with the space, Gambardella said.
