Much of the coverage around Manchester's October 26 vote framed it as a simple question: did the Save Downtown Manchester petition win or lose? The real answer is neither. The board held onto several pieces of the petition and removed the one requirement the petition had been organized around.

By a 6-3 vote, the board adopted an amended ordinance that locks in Main Street's angled parking, its roadway width and a specific number of public parking spaces near the Army & Navy Club. What it doesn't do is require a minimum number of travel lanes, which means the town's two-lane redesign can keep moving. In the long run, that parking number is likely to shape downtown more than the lane debate ever did.

How the Board Reshaped the Petition

Save Downtown Manchester was started by local business owner Tom Tomko along with other Main Street business owners and residents. Their petition called for keeping four travel lanes and angled parking on Main Street between Center/East Center Street and Hartford Road/Charter Oak Street, plus at least 110 public parking spaces at 1050 Main St.

On September 11, a Superior Court judge found the petition ordinance lawful, which sent it to the board. On October 26, the Democratic majority approved an amended version along party lines, 6-3. Republican members had wanted the original language put to a referendum and said they got the amended text only shortly before the meeting.

Original Petition vs. Adopted Ordinance

• Travel lanes: The petition required four. The adopted version sets no number and lets the town study and propose improvements.
• Angled parking on the east side: Kept in both versions.
• Roadway width: Not the controlling limit in the petition. The adopted version requires at least 44 feet curb to curb at every point.
• Public parking: The petition sought at least 110 spaces at 1050 Main St. The adopted version calls for at least 110 off-street public spaces on the west side of Main, within 600 feet of the Army & Navy Club entrance.
• How the parking gets provided: The petition didn't say. The adopted version allows the town to buy or lease property, or to build a facility on a town-owned lot south of Bennett Apartments.
• Stretch of road covered: The petition ran to the center of the Center and Charter Oak intersections. The adopted version runs from the southern edge of the Center Street intersection to the northern edge of the Charter Oak Street intersection.

Width Locked, Lanes Unlocked

The 44-foot minimum and the angled parking preserve what Main Street looks like today: a broad, historic downtown street with cars lined up along the east curb. The ordinance also instructs the town to protect the corridor for its historic, cultural and economic value.

Because there's no lane requirement, the planned streetscape overhaul can proceed, something the petition's four-lane mandate would have stopped. The Downtown Manchester Improvements Project concept would:

• Reduce four travel lanes to two through lanes, with left-turn lanes at intersections
• Add a separated cycle track along with more space for pedestrians and public use
• Introduce roundabouts at Center/East Center and at Charter Oak/Hartford Road
• Save detailed block-by-block parking layouts for a future phase

Notably, the protected segment starts and stops at exactly the two intersections where roundabouts are proposed.

What Residents Said

Roughly 14 speakers supported the original ordinance or opposed the changes, while about 16 opposed the original or supported the streetscape plan. Petition backers pushed for a public vote and suggested red light cameras or stepped-up police enforcement instead. Streetscape supporters pointed to cyclists, the goal of bringing more people downtown and the value of not freezing the street's design. Resident Lisa O'Neill spoke against the original, noting the streetscape plan tackles safety after recent serious pedestrian injuries and deaths on Main Street.

Parking Is Now the Binding Commitment

The Army & Navy Club

Back in 2024, Board of Governors member Peter Miller said the club's bingo nights draw as many as 150 people, many of them older and needing to park close by, and warned that losing free use of the lot could eventually force the club to close. At the October 26 hearing, he said 110 spaces elsewhere on the same side of Main might still be too far away.

The 942 and 1050 Main St. Redevelopment

The town picked GRAVA Properties as its preferred developer for the combined site. A board steering committee recommended GRAVA in March 2026, and the board then authorized the Town Manager to negotiate a development agreement. GRAVA's concept includes:

• About 116 homes, with 20% set aside as workforce housing
• Ground-floor commercial space and a plaza
• About 100 public parking spaces, made up of 60 public bicycle spaces and 40 public car spaces
• 78 parking spaces for residents
• An estimated investment of more than $40 million

Mind the Gap

If the ordinance's 110 spaces are meant as car spaces, the March concept provides only 40 of them. To close the difference, the town would have to buy or lease property, or build a parking facility on the lot south of Bennett Apartments.

What Comes Before Any Changes

1. Funding: The town holds a $7.5 million Community Investment Fund grant from the Connecticut DECD, but the project is only partly funded.
2. Design: The project page lists the current phase as "Grant Solicitation & Concept Development." Staff are revising the concept, collecting feedback and pursuing additional state and federal grants.
3. Development agreement: The GRAVA agreement has to be signed before design, permitting and approvals can begin.
4. Construction and parking: Building begins after approvals. The redevelopment is expected to wrap up around 2029, and the 110-space requirement must be satisfied within the same corridor.

Don't expect to see anything different on the street this winter.

Main Street Right Now

• A new library: The 75,000-square-foot Manchester Public Library opened September 14 at 1041 Main St., taking over from Mary Cheney Library as the main branch. Town Manager Steve Stephanou said the town had simply outgrown the old building.
• Holiday on Main: Saturday, November 28, from 10 a.m. to 2 p.m., with Santa and Mrs. Claus, a snow-globe experience and an igloo photo booth. The event is listed by the Downtown Manchester Special Services District at 903 Main St.

Business Owners Weigh In

In 2024, Retro Junk owner Brandon Farr said he liked the idea of downtown upgrades but worried about parking changes and lost sales during a year of construction. Mulberry Pizza owner Bob Sulick supported the concept and expected the improvements to bring in more customers.

Own Near Main Street?

If you live or own property near the corridor and want to understand how these plans could affect your home's value, reach out. I'm happy to provide a free home valuation or talk through your options.

For years, the second story of the old Sears building at Corbin's Corner sat dark while the floor below filled in with new shops and restaurants. That changes on Friday, November 20, when Level99 opens upstairs in the Corbin Collection. The venue covers 43,000 square feet and packs in 50 life-sized games plus Two Roads Kitchen & Tap, a restaurant and bar with 160 seats.

You'll find the way in right beside Crumbl Cookie, where a 785-square-foot lobby leads you up to the second floor. Level99 joins a lineup of neighbors that already includes REI, Saks Off 5th, Shake Shack, Club Pilates, Tavern in the Square and Olive Garden.

A 2017 Policy Built for Exactly This Kind of Space

The groundwork goes back to January 2017, when the West Hartford Town Council voted unanimously to approve Seritage Growth Properties' plan to redevelop the Sears site. The approach preserved the original Sears structure while taking down the additions that came later. In the same year, the council passed an "experiential retail" ordinance aimed at filling large, empty commercial spaces with businesses people come to do something, not just shop.

The ground floor came together piece by piece. Shake Shack moved into the former Sears Auto Center in April 2018, and Tavern in the Square followed on May 31, 2022. This summer, the indoor playground Angel Land opened at 1445 New Britain Avenue in the space buybuy Baby once occupied. The upstairs, though, required something unusual: a single tenant willing to take on more than 41,000 square feet.

The Long Road to Opening Day

From first word to grand opening took roughly two and a half years:

• May 2024: CT Insider reported that Level99 was eyeing the location, though no lease had been signed.
• August 5, 2024: The Town Plan and Zoning Commission granted the special permit by a 5-0 vote, and the Town Council approved a Special Development District change covering façade and signage updates.
• Late August 2024: Level99 signed its lease, and developer First Washington Realty spoke highly of its new tenant.
• November 2024: The company was aiming for late 2025; founder Matt DuPlessie had earlier pointed to October 2025.
• February 2026: Construction was moving again after about three months of HVAC setbacks. In March, Economic Development Manager Kristen Gorski said a fall opening was expected.
• November 20, 2026: Doors open, with tickets released November 6.

All told, the opening arrives about 13 months behind the original goal.

What's Inside

Level99 bills itself as an oversized playground for teens and adults. The West Hartford location features:

• 44 cooperative Challenge Rooms built for teams of two to six
• 6 Player-vs-Player Duels
• An art scavenger hunt featuring more than 30 large-scale pieces
• Room for as many as 600 players at the same time

The challenges blend physical skill with puzzle-solving. Among the signature games are Axe Run, Ninja Swing and Mansion Banquet. Teams collect Stars and climb a leaderboard, and according to a 2024 Hartford Business Journal report, each room takes between one and four minutes to play.

This is the company's first Connecticut venue and fifth location overall, joining Natick, MA; Providence; Tysons Corner, VA; and Disney Springs, FL. Director of operations Troy Andrian moved from California for the role and now calls West Hartford home.

No Game Ticket Needed to Eat

Two Roads Kitchen & Tap stands on its own, so you can stop in just for food and drinks. It's a 160-seat, counter-service spot built around a three-sided bar, pouring beer from Stratford's Two Roads Brewing Company. Menu highlights include Detroit-style pizza, wagyu burgers, birria tacos and loaded elote guacamole. Plans filed in 2024 called for 250 diners, but the restaurant is opening with 160 seats.

To order alcohol, guests need a valid government-issued photo ID showing they're at least 21. IDs that are expired, cracked, altered or damaged won't be accepted.

Connecticut Artists Among the Installations

We-Ha reports that 25 artists created the venue's artwork. As part of the hunt, players look for hidden objects called Glyphs and enter them at "Hunt Art" kiosks to earn Stars. Five of the artists are from Connecticut:

• WENT PAINT (Brian Wentworth) of Colchester
• Kevin Bauccio (The Lock-Mine Kontrol) of Griswold
• ARCY (Ryan Christianson) of North Haven
• Micaela Levesque of East Hartford
• Michael Rice of Hartford

The rest come from Providence (Pneuhaus and Ally Caitlin J.), the Boston area (Blind Fox, Sophy Tuttle and New England Prop Makers), Columbus (muralist Miss Birdy), Atlanta (muralist Thomas Turner) and London (WOSKERSKI).

Tips for Your First Visit

• Tickets: Starting at $29.99 per player, with two-hour, four-hour and all-day options. A premium upgrade adds quicker check-in and special gifts.
• Opening-day perk: The first 500 players get a commemorative beanie.
• Big groups: Parties of 15 or more should book through Level99's events team.
• Getting in: Use the doors next to Crumbl Cookie and head up to the second floor.

Hours

• Monday through Thursday: 11 a.m. to 10 p.m.
• Friday: 11 a.m. to midnight
• Saturday: 10 a.m. to midnight
• Sunday: 10 a.m. to 10 p.m.
• Happy Hour: weekdays, 4 to 6 p.m.

As for parking, town officials told FOX61 they don't expect it to be a big issue, since most of the traffic should come on evenings and weekends.

And if you're planning ahead, the 39th annual West Hartford Holiday Stroll takes place Thursday, December 3, from 5 to 8 p.m. in West Hartford Center and Blue Back Square, with the tree lighting at 5:15 p.m. By then, Level99 will have about two weeks under its belt.

Thinking About West Hartford?

New additions like this are part of what keeps West Hartford such an appealing place to live. If you're curious what your home is worth or you're considering a move in town, reach out and I'd be glad to help.

The Elms on Bellevue Avenue opens its doors to the public again on November 16, 2026, but it's coming back in a new form. The house now runs as The Elms Experience, which requires a timed ticket rather than general admission. Because Newport's free resident benefit is built around general admission, The Elms no longer falls under it.

The timing matters. The holiday season at the mansions kicks off five days after the reopening and runs into January. If you're a Newport resident who relies on your free access to entertain visiting family, fill a rainy afternoon, or catch the poinsettia tree at The Breakers, you'll have fewer free choices this year and a tighter calendar to plan around.

How The Elms Moved Into a New Ticket Category

According to the Newport Mansions guest FAQ, Breakers +1, Breakers +2, and One Property tickets were honored at The Elms only through August 9, 2026. From then on, visitors need a timed ticket for The Elms Experience. The house closed August 10 so the installation could be put in place.

The Newport Mansions tickets page now lists these general admission properties: The Breakers, Marble House, Rosecliff, Chateau-sur-Mer, Kingscote, Isaac Bell House, and Green Animals Topiary Garden. The Elms isn't among them.

Here's how the various passes line up:

• Newport resident policy: Free general admission for City of Newport residents whenever properties are open for tours. You'll need proof of residency and must check in when you arrive. Special events and specialty tours aren't included.
• $75 Access Pass: Doesn't cover The Elms Experience.
• Preservation Society members: Normally enjoy unlimited general admission but pay $20 for The Elms Experience.
• Public pricing: $35 for adults, $20 for youths ages 2 to 12, and free for children under 2.

The published price list doesn't show a resident rate for The Elms, and the resident policy doesn't mention The Elms Experience by name. If you're unsure, ask when you check in or call the Preservation Society at 401-847-1000.

What Residents Can Visit Free During the Holidays

Holidays at the Newport Mansions runs from November 21, 2026, through January 3, 2027. Rosecliff wrapped its 2026 season on November 1, so it won't be open during the holidays. Here's the lineup:

• The Breakers: Thursday through Sunday, 9 a.m. to 3 p.m. (last entry 2 p.m.), and Monday through Wednesday, 9 a.m. to 5 p.m. (last entry 4 p.m.). General admission with no timed reservation required.
• Marble House: Every day, 9 a.m. to 5 p.m. (last entry 4 p.m.). General admission.
• Chateau-sur-Mer: Saturdays and Sundays, 9 a.m. to 5 p.m. General admission.
• The Elms Experience: Timed entry every 10 minutes from 9 a.m. to 3:30 p.m. Not general admission; adult tickets are $35.
• Sparkling Lights at The Breakers: Select evenings with entry from 4 to 6 p.m. Considered a special event, so it's excluded from the resident benefit.

The Breakers, Marble House, and Chateau-sur-Mer are the three houses dressed for the season, with close to 30 Christmas trees between them. Among the highlights is Mr. Vanderbilt's tree at The Breakers, trimmed with trains and top hats, and the 15-foot poinsettia tree in the Great Hall, built from 150 plants. Since all three decorated houses are general admission, Newport residents with proof of residency can take in the main holiday displays for free. The Elms Experience is the one paid exception.

Plan Around The Breakers' Early Closings

Starting November 21, daytime self-guided tours at The Breakers end at 3 p.m. Thursday through Sunday, with last admission at 2 p.m., so staff can get ready for Sparkling Lights. Monday through Wednesday, the house stays open until 5 p.m. During Christmas week, December 21, 22, and 23 also close at 3 p.m. because they're Sparkling Lights evenings.

2026 Sparkling Lights Dates

• November: 21, 22, 27, 28, 29
• Early December: 3, 4, 5, 6, 10, 11, 12, 13
• Late December: 18, 20, 21, 22, 23, 26, 27

Entry for Sparkling Lights is every half hour from 4 to 6 p.m., and the grounds close at 8 p.m. Tickets are $45 for nonmember adults, $30 for member adults, and $18 for youths ages 6 to 12, with children under 6 free. Every ticket includes access to The Breakers' interior during the same visit.

If you want the most time for a free visit to The Breakers, aim for a Monday, Tuesday, or Wednesday afternoon outside Christmas week. Marble House stays open until 5 p.m. every day of the season. Keep in mind that all of the houses close on Thanksgiving (November 26) and Christmas Day, and on December 24 they close at 2 p.m. with last entry at 1 p.m.

Free Admission for Newport County Just Before the Reopening

Newport County Days falls on Saturday and Sunday, November 14 and 15, right before The Elms reopens. Residents of Newport, Jamestown, Middletown, Portsmouth, Tiverton, and Little Compton can visit The Breakers and Marble House for free from 9 a.m. to 4 p.m. with proof of residence. The offer also extends to Naval Station Newport personnel and their immediate families and to Salve Regina University students with ID. Specialty tours aren't included.

Since Newport residents already have free access to these two houses, the event is a bigger deal for neighboring towns. Preservation Society members, meanwhile, can preview The Elms Experience early on November 12 through 14.

What You Get With an Elms Ticket

The Elms Experience is a multimillion-dollar installation, nearly three years in the making, developed with Emmy-winning creative studio Digital Kitchen. It layers video projection, sound design, recorded dialogue, physical displays, and custom scents into the Berwind family's 1901 summer home.

As you move through the house, you'll encounter "story activations," snippets of overheard conversation and scenes that evoke a bustling household around 1900. A mobile companion, reached by scanning QR codes throughout the house, adds research and background. BankNewport is the founding partner.

Preservation Society CEO Trudy Coxe described the opening as a watershed moment, noting that the Society continues to grow even as many cultural and historical institutions see attendance slip. Digital Kitchen creative director Andrew Julien said the goal was technology that blends in rather than gets in the way.

Tips for Your Visit

1. Get there early. Tickets are timed and capacity is limited. Plan to arrive 10 minutes ahead of your slot, since latecomers may not be accommodated.
2. The Servant Life tour is separate. It returns in mid-November with departures at 10 a.m. and noon. Tickets are $25 for nonmembers and $20 for members and don't include general admission to The Elms. Expect about 120 stairs.
3. Grab a bite. The Carriage House café is open daily from 11 a.m. to 5 p.m., with last seating at 4 p.m., for members and house tour ticket holders.
4. Consider a membership. Members pay $20 per person for The Elms Experience instead of $35, and a ticket purchase can be credited toward membership within seven days of first use.
5. Double-check hours. Schedules can change, so confirm before you go.

Free Holiday Fun Beyond the Mansions

• Newport Illuminated Boat Parade: Friday, November 27, at 6 p.m., with decorated boats circling Newport Harbor. Organizers said more details were on the way.
• Bowen's Wharf tree lighting: Saturday, December 5. Festivities start around 12:30 p.m., the tree lights up at 6 p.m., and admission is free.

Both happen on Sparkling Lights nights, so you could easily pair them with an evening at The Breakers.

Living in Newport means having traditions like these right outside your door. If you're thinking about buying or selling here, reach out. I'd be glad to help you make your next move.

South Windsor got some good trail news this fall. On October 1, the governor's office announced that the town would receive $200,000 to plan and design Phase 3 of the Crosstown Trail. It was one of 50 trail projects to share roughly $10.5 million in state funding administered by the Department of Energy and Environmental Protection.

Before anyone pictures a ribbon-cutting, there's important context. When Patch covered the award on October 13, it pointed out that the grant pays for planning and design only. No construction schedule, opening date, or Phase 3 route has been published. And no segment of the trail has been built yet. Phase 1A, the stretch from Wapping Park to Priest Farm, earned site plan approval back in January 2025 and is still waiting to break ground.

From what I can tell in the town's own records, the slowdown has nothing to do with enthusiasm or grant money. It comes down to approvals from landowners and a utility, plus bridge costs that came in higher than anyone first expected. Here's how the pieces fit together.

One Trail, Four Segments, Four Different Timelines

As planned, the Crosstown Trail would run about 6.2 miles from south to north. At its southern end it would link up with the Charter Oak Greenway in Manchester, and to the north it would point toward East Windsor. Along the way it would pass Wapping Park, land owned by the South Windsor Land Conservation Trust, Nevers Park, and the South Windsor Wildlife Sanctuary. The path is designed to be off-road and usable by walkers, cyclists, and people using wheelchairs.

Here's where each segment currently stands:

• Phase 1A: Wapping Park to Priest Farm on Sullivan Avenue, roughly 5,500 feet. The site plan was approved January 28, 2025. As recently as the September 16, 2026 agenda, the bid process and funding were still listed as open business.
• Phase 1B: Covers the pedestrian crossing of Sullivan Avenue at the existing traffic light. In November 2025, the Plum Ridge board told the town it didn't want to keep talking.
• Phase 2: Town records offer few details. A March 2025 update suggested its design would wrap up before long.
• Phase 3: No published route yet. The $200,000 state planning and design grant was announced October 1, 2026.

Notice the common thread in the first two phases: both rely on someone outside town hall. Phase 1A needs sign-off from a utility and from the holders of conservation land, while Phase 1B depends on a private community.

Phase 1A Rides Along an Eversource Corridor

The first segment begins at Wapping Park, which already has a parking area, and heads northeast to Priest Farm on Sullivan Avenue (Route 194). At the Priest Farm end, plans call for a new crushed-stone lot that includes accessible parking spaces.

The trail itself would be paved and typically 10 feet wide, with a boardwalk section of around 60 feet. Where it shares an existing Eversource access drive, it widens to 12 feet. Routing the path through the Eversource right-of-way keeps it out of residents' backyards, but it also means the utility has to agree to it. That approval has been the sticking point:

• November 19, 2025: The Parks and Recreation director reported that Eversource had turned down the license agreement because of a bridge proposed on its easement. The town sent the request back in without the bridge.
• March 18, 2026: Revised contract language was with Eversource, and the town was waiting on a signature. Meanwhile, the director was hunting for grants to complete the Phase 1A plans.
• July 15, 2026: According to the minutes, the town still needed a signature from South Windsor Conservation covering the conservation land along the route. With that in hand, the expectation was to put Phase 1A out to bid in early fall 2026.

Those same July minutes acknowledged that costs would run above the original estimates, with bridges the biggest culprit. The plan is to pursue more grant money after bids come back. Until the signatures are secured and real bids arrive, nobody knows how large the funding gap actually is.

From a Summer 2025 Target to No Firm Date

It helps to see the full sequence in order:

1. October 2023: The State Bond Commission approved $1.2 million for Phase 1A.
2. Late 2023: A town manager's report anticipated construction starting in summer 2024 and finishing by summer 2025.
3. January 28, 2025: Planning and Zoning approved the Phase 1A site plan.
4. November 2025: Eversource declined the license over the bridge, and the town resubmitted without it.
5. March 2026: The revised contract sat awaiting Eversource's signature.
6. July 2026: A conservation signature was still outstanding, with a bid targeted for early fall 2026.
7. September 16, 2026: Phase 1A bidding and funding reappeared on the subcommittee agenda.
8. October 1, 2026: The state awarded $200,000 for Phase 3 design.

The summer 2025 completion date has come and gone, and no later document offers a new construction start. If someone tells you exactly when Phase 1A will open, they're making an educated guess at best.

Crossing Sullivan Avenue Belongs to Phase 1B

A detail that surprises many neighbors: Phase 1A stops at Priest Farm on the near side of Sullivan Avenue. It doesn't cross Route 194 at all. Getting trail users across the road at the existing signal is part of Phase 1B.

An earlier version of the Phase 1B route passed through private community property near Sandstone Road. Patch reported that committee conversations in 2024 touched on screening, signage, and gates to keep motorized vehicles off the path. In September 2024, the subcommittee noted the route could shift if Plum Ridge wasn't on board with a path across its land. By November 2025, the Plum Ridge board said it had no interest in further talks.

The March 2026 minutes mentioned a public forum on Phase 1B scheduled for May 20, open to every resident, with notices sent to Plum Ridge and surrounding neighborhoods. Since then, no final Phase 1B route has been released. That open question determines how Phase 1A will eventually connect to everything north of Sullivan Avenue.

Why the Phase 3 Design Grant Is Still Worth Celebrating

State Sen. Saud Anwar praised the awards in an October 2 statement that covered trail funding for East Hartford, East Windsor, and South Windsor. And while design money can feel abstract, it matters. The design stage is when routes get drawn on maps and when conflicts with property owners first come to light. Phase 1A spent much of 2025 and 2026 working through exactly those issues after its design was approved.

Funding Phase 3 design now means the next round of easement conversations can begin years before anyone asks for construction dollars. That's a smart head start. Remember, state money has shown up before, with $1.2 million for Phase 1A in 2023. The holdups since then have come from a utility contract, a conservation signature, a private board, and the price of bridges, not from a lack of support.

Get to Know the Route Now

You don't have to wait for pavement to explore the area. A couple of upcoming events make it easy:

• Full Moon Walk, Tuesday, November 24: Gather at 6:30 p.m. at the Nevers Park Rotary Pavilion, 55 Chief Ryan Way. The 1.5-mile walk starts at 6:45 p.m. Everyone is welcome, so bring a flashlight, and if there's snow on the ground, snowshoes or cross-country skis are fine too.
• Trails to Taps Hike, Saturday, December 12, 2 p.m.: A guided hike at Wapping Park, where Phase 1A will begin, followed by a stop at CT Valley Brewing.

According to the July 2026 minutes, a previous moonwalk brought out around 50 people, so these outings are catching on.

If you want to follow the project more closely, the Walk & Wheel Ways subcommittee meets at 6:30 p.m. on the third Wednesday of every other month at the Parks and Recreation building, 350 Foster Street. That schedule took effect in late 2025. The next meeting falls on November 18, the first since the Phase 3 grant announcement, and it should include an update on whether Phase 1A has gone out to bid.

Thinking About What This Means for Your Home?

If you live near Wapping Park, Priest Farm, or Sullivan Avenue, you may be wondering how the Crosstown Trail could affect your street or your home's value down the road. I'm happy to talk it through with you. Reach out anytime, and let's look at what the trail could mean for your part of South Windsor.

Check CAVA's website and you'll see its Suite 700 location at Somerset Square in Glastonbury marked as open, offering dine-in, pickup, and delivery from 10:30 a.m. to 10 p.m. every day. Check the shopping center's own directory, though, and CAVA is still listed as coming soon, alongside five other recently signed tenants.

That gap between signed and open is the real story behind the center's latest sale. According to the Hartford Business Journal's October 13 report, Asana Partners purchased the 13.6-acre property at 110–178 Glastonbury Blvd. from Poag Shopping Centers for $29.5 million in an off-market transaction. That's almost exactly what Poag paid in 2022. The price barely moved, but the lineup of tenants has changed quite a bit.

Three Sales, Nearly the Same Price Twice

• 2016: Rouse Properties, later acquired by Brookfield Properties, bought the center for $42 million.
• November 2022: Poag Shopping Centers purchased it out of receivership for $30.07 million.
• October 2026: Asana Partners bought it for $29.5 million.

The latest price is roughly 2% under the 2022 figure and close to 30% below what it fetched in 2016. Broker David Dumeer of Goman + York pointed to upcoming capital needs, including a roof replacement across the entire center, as a factor in the price. Town records cited in the report show four of the buildings date to 1987 and one to 2007.

When Poag bought the property in 2022, CEO Joshua Poag acknowledged it was underperforming but said he believed it could be turned around. Per the Hartford Courant in May 2026, occupancy stood at 68% at the time of Poag's purchase and climbed to 79% within a year. Dumeer projected occupancy would reach 87% as the six new tenants opened between summer 2026 and early 2027. When the October sale closed, the center was 84% leased, with three empty storefronts ranging from 3,000 to 7,000 square feet.

Where the Six New Tenants Stood in Mid-October

Here's how the Courant's May projections compared with what I found during the week of October 12:

• CAVA (Suite 700): Projected for sometime in 2026. CAVA's own location page shows it open with a phone number, online ordering, and seven-day hours, while the center's page still says coming soon. HBJ had reported in May that no official opening date was set.
• Tiger Belly Noodle & Sushi Bar: A second location for the Granby restaurant known for ramen, pho, and sushi. Projected for summer 2026 and still listed as coming soon.
• Aroma Body & Foot Massage (Suite 770, beside Lux Bond & Green): Already operating in West Hartford and Manchester. The Courant first reported a fall 2026 opening in April, then summer 2026 in May. Still coming soon.
• Colony Grill (Suite 340): Founded in Stamford in 1935 and famous for its thin-crust hot-oil pizzas. Projected for fall 2026, and its own website lists Glastonbury as coming soon.
• Cold Stone Creamery (Suite 720, beside J.Jill): Projected for fall 2026 and still coming soon.
• Milestone Restaurant (Suite 240): With locations in Mystic and Georgetown, it's aiming for early 2027, the latest target of the group.

Together, the six account for close to 18,000 square feet, according to the Courant. During the week of October 12, every one of them, CAVA included, appeared as coming soon on the center's pages. CAVA's site was the only place showing an open storefront.

The Former Max Amore Space Says a Lot About the Strategy

Milestone owner Peter Fine picked the space that once housed Max Amore, which Max Hospitality operated until it closed in 2019. Fine has described that restaurant as a longtime neighborhood favorite and envisions Milestone filling a similar role: a gathering place with good food, cocktails, and some live music.

Dumeer has characterized the new mix as spanning everything from quick bites to fast-casual thin-crust pizza to sit-down dining with craft cocktails and live music. His argument is that the center needs to be a destination, not simply a collection of tenants who can cover the rent. The model he points to is The Shops at Evergreen Walk in South Windsor, which Poag helped develop. The idea is for Somerset Square and the offices, hotels, shops, and restaurants around it to work together as one place people want to visit.

What Asana Has Said About Its Plans

Mario Cabrera, Asana's director of asset management, has said the firm isn't planning a major overhaul but will invest to keep the center a leading retail destination for the area. Goman + York stays on as exclusive leasing agent, so the same broker who brought in the six new tenants will be working to fill the three vacant spaces.

Two physical changes are on the horizon:

1. Roof work, which was already baked into the sale price.
2. Two new outdoor patio dining areas. Back in May, Dumeer said the outdoor spaces would be reworked to be more pedestrian-friendly.

Neither report included a construction start date.

Beyond the six newcomers, current tenants include Max Fish, Lux Bond & Green, Talbots, J.Jill, Chico's, Jos. A. Bank, Starbucks, Munson's Chocolates, and Pure Barre, according to HBJ, along with Chipotle, Harvey & Lewis, and Social Lounge & Bar, according to the Courant.

What to Watch From Here

1. Now: CAVA's site lists Suite 700 as open.
2. Fall 2026 targets: Colony Grill and Cold Stone, both still coming soon as of mid-October.
3. Past-due summer targets: Tiger Belly and Aroma, neither with a posted opening date.
4. Early 2027: Milestone in the old Max Amore space.

Occupancy has gone from 68% to 84% leased. The number that matters most now is how many of those leased suites actually open their doors. If the pattern looks anything like Blue Back Square in West Hartford, the transformation will happen gradually, one storefront at a time.

Keeping Tabs on Glastonbury

I follow the openings along Glastonbury Boulevard alongside local home sales because what happens at places like Somerset Square shapes how buyers see the neighborhood. If you're curious what your Glastonbury home is worth today, reach out and I'll put together a valuation for you.

Imagine a Narragansett beach house assessed at $1.2 million that sells this fall. If it closes on December 29, the buyer takes on the obligations under Rhode Island's new tax on non-owner-occupied homes. If it closes one day later, on December 30, those obligations stay with the seller. That line comes straight from a state regulation that took effect June 28, 2026, and sellers who land on the wrong side of it may need a certificate from the state before the deed can be recorded.

What surprises most owners I talk with is that whether you owe this tax depends less on what your home is worth and more on how it was used during the prior July-through-June stretch. And the main exemption lines up remarkably well with the school-year lease that so many Narragansett owners already use.

How the Closing Date Splits the Bill

The rules live in state regulation Part 280-20-75-1. Two time periods matter:

• The tax year runs from July 1 to June 30.
• The privilege year is the earlier July-to-June period that determines liability, based on whether the owner lived in the home for 183 days or more.

For transfers during privilege years beginning on or after July 1, 2026, here's how responsibility shakes out:

1. Closings from July 1 through December 29: The buyer is responsible for tax tied to the privilege year in which the sale happens. The seller remains on the hook for prior and current tax years and should settle anything owed before closing.
2. Closings from December 30 through June 30: The seller also carries the privilege year of the transfer. At least 10 business days before closing, the seller should request a Certificate of No Tax Due from the Division of Taxation confirming the relevant years are either paid or owe nothing.
3. Homes held in an LLC: Every member is jointly and severally liable for the full amount.

Why December 29?

From December 30 to June 30 is exactly 183 days, the residency threshold. A closing on or before December 29 still leaves the new owner enough days to reach 183 through their own occupancy or a qualifying rental.

A Fall 2026 Example

Say a sale closes before December 29, 2026. That falls in the privilege year of July 1, 2026 to June 30, 2027. The tax for that period is billed in the tax year beginning July 1, 2027, and the buyer owns it. Meanwhile, the seller is still responsible for the 2026–27 tax currently being billed.

According to the Division's payment advisory, installments are due September 15 and December 15, 2026, and March 15 and June 15, 2027. Importantly, the state, not the town, sends these notices and collects through the state Tax Portal. That means searching the town's tax records won't show you whether a state balance is outstanding.

How Much the Surcharge Adds in Narragansett

The surcharge is $2.50 for every $500 (or portion of $500) of assessed value over $1 million. For the first tax year, assessments as of December 31, 2024 are used. Narragansett's residential rate on the state's FY2026 tax-rate table, using the same assessment date, is $6.79 per $1,000.

Here's how that plays out using examples in the style of the regulation:

• $1.2 million home: roughly $8,148 in town tax, plus a $1,000 surcharge (about 12% of the town bill)
• $2.0 million home: roughly $13,580 in town tax, plus a $5,000 surcharge (about 37%)
• $3.2 million home: roughly $21,728 in town tax, plus an $11,000 surcharge (about 51%)

Put another way, every dollar of value above $1 million is taxed at $5 per $1,000, which is about three-quarters of the town's own rate. Homes just over the line will barely feel it. Homes at $2 million and up will see a meaningful jump in total property tax, which matters if you're buying a second home or running numbers on a rental. The revenue goes to Rhode Island's Low-Income Housing Tax Credit Fund.

An Exemption That Follows the Narragansett Rental Calendar

There are two ways to qualify, and a property can use either one or a combination:

• Long-term rental: The home is rented for 183 days or more during the privilege year, whether continuously or not, under a written lease covered by Rhode Island's Residential Landlord and Tenant Act.
• Short-term rental: The home is used for 183 days or more and is subject to sales, hotel, or whole-home short-term rental tax.

The regulation's own example is a beach house leased to college students under a written agreement from September 1 to June 1, and it qualifies. That will sound familiar locally. WPRI reported in 2024 on homes rented to URI students during the academic year and then to summer visitors. A September-to-June lease covers about nine months.

Summer-only rentals are another story. They usually don't reach 183 days, and unless the home is the owner's primary residence, there's no clear path to an exemption. By contrast, the regulation's short-term example describes a Newport home rented out for weddings on 200 days.

A Small Gap in the Wording

The statute says a long-term rental must exceed 183 days, while the Division's FAQ and the regulation say 183 days or more. A lease that ends exactly on day 183 falls into that gray area, so I'd avoid cutting it that close.

Showing You Live There

For owners claiming the home as their residence, a Rhode Island resident income tax return is generally enough, though the Division can ask for other documentation. Keep in mind that the town's homestead exemption is a separate program. It required a notarized declaration with a March 15, 2026 deadline, and the form doesn't say it doubles as a state filing. The town's May 2026 newsletter pointed residents to the Division of Taxation for questions about the state tax.

Narragansett's Rental Rules Are Still in Flux

The town adopted its short-term rental ordinance, Chapter 1123, on May 6, 2024. It set a seven-night minimum and capped permits at 1,100, 1,000, and 900 for the permit years beginning in September 2024, 2025, and 2026. On October 2, 2024, Washington County Superior Court blocked enforcement while the case awaits a ruling on the merits.

In January 2025, the town paused short-term and summer-only registration and told those owners to register under the general rental ordinance instead. The most recent item I found was a May 4, 2026 Town Council agenda entry on the ordinance's status and next steps. An earlier town Q&A said academic-year rentals longer than 30 days need standard registration.

If you're planning to pair a school-year lease with summer weeks, confirm the current requirements directly with the town before you run your numbers. My earlier post on short-term rental basics for Narragansett homeowners has more background.

The Next Assessment Is Already Scheduled

Narragansett's last revaluation used a December 31, 2023 assessment date. A statistical revaluation effective December 31, 2026 is coming, and the Town Council awarded that contract on February 17, 2026. A December 31, 2026 value will feed into the privilege year starting July 1, 2027 and the tax year starting July 1, 2028.

The $1 million threshold also starts adjusting with CPI-U for tax years beginning July 1, 2027. One proposed change, Senate Bill 2682 (2026), would have exempted certain uninsulated, non-winterized homes owned by the same taxpayer for 25 years. The Senate Finance Committee held it for further study on May 7, 2026.

For context, WPRI reported as of May 2026 that 22,431 residential properties statewide were assessed above $1 million, 8,245 of them were flagged as possibly not owner-occupied, and first-year revenue was projected at about $24.5 million. No breakdown by town was provided.

Quick Answers

If I rent to students for the school year, do I owe the tax?

The regulation's example says a written student lease from September 1 to June 1 qualifies for the exemption.

Who sends the bill?

The Rhode Island Division of Taxation. Payments go through the state Tax Portal.

What if I pay late?

Interest builds. If the underpayment is due to negligence or intentional disregard, a 10% penalty applies. After 30 days, the state can offset what you owe against other money it owes you.

Will the threshold always be $1 million?

It's $1 million for the tax year beginning July 1, 2026. Starting the following year, it adjusts with CPI-U, and the Division publishes the updated figure annually.

Plan Your Timing Before You List or Buy

A single day on the closing calendar or a few weeks on a lease can change who pays this tax. If you own or are considering a home in Narragansett, reach out and I'll help you think through closing dates, lease schedules, and the Certificate of No Tax Due timeline, or put together a free valuation of your home.

This article is general information and isn't legal, tax, or financial advice. Please consult a qualified professional about your specific situation.

At a ribbon cutting on Main Street on September 1, Mayor Jay Moran said what plenty of local runners had been thinking: Manchester ought to have a running store close to the Road Race's start and finish. That same day, Run Manchester by Kelley's Pace opened at 785 and 789 Main Street, about 300 yards from the line. It's the first year-round, race-focused storefront the Thanksgiving tradition has had in town.

The 90th Manchester Road Race steps off on November 26. But if you're planning to run, the date to circle is November 1. That's when the entry fee goes up and the option to have your bib mailed disappears. Miss it, and you'll be picking up your bib in person, most likely in Manchester.

A New Running Hub Steps From St. James

The race begins and ends on Main Street in front of St. James Church, looping 4.748 miles through downtown. The new shop is an offshoot of Kelley's Pace in Mystic, which takes its name from Olympian John Kelley, who won the Manchester Road Race six times.

Owner Jeff Anderson runs the Manchester location with Ashley Reichelt, a Manchester native. Reichelt runs Main Street regularly and saw the empty storefront as a natural fit. Inside, you'll find a map of the town's popular running routes and race posters lining the walls, and local coverage expects it to become a meeting place for run clubs.

Two training options are already up and running:

• Thursday group runs: The Manchester Thursday Run with Urban Lodge x Run Manchester Run Club meets at 6:00 p.m. starting October 8 at Urban Lodge Brewing Co., 47 Purnell Place. It's a weekly, all-paces fun run, and there are seven Thursdays between October 8 and Thanksgiving week.
• Fleet Feet Hartford training: A 10-week program kicked off September 19. It meets Saturdays at 8:00 a.m. at the store at 1003 Farmington Avenue in West Hartford, with relaxed group runs on Wednesday evenings too.

Why November 1 Matters

Registration opened September 1, and the price climbs in stages. The catch is that the mailing deadline lands on the same day as one of those increases.

1. Through October 31: $37. (The $32 early-bird price expired September 30 at 11:59 p.m.)
2. November 1: The fee goes to $40, and it's the final day to choose mailed bibs, which cost $20.
3. November 21 at 4:30 p.m.: The fee goes to $42.
4. November 24 at 11:59 p.m.: Registration closes. There's no race-day sign-up on Thanksgiving.
5. November 26 at 10:00 a.m.: The race starts on Main Street.

How Bib Mailing Works

• You need to register and select mailing by November 1. If you've already registered, you can add mailing through your Race Roster profile before then.
• Once you pick mailing, you can't switch back.
• Mailed bibs can't be picked up in person.
• Up to five bibs bought in a single transaction and going to the same address ship together for one fee.
• Bibs are printed and mailed starting in mid-to-late October and into early November.

To put the numbers side by side: mailing costs $20, registering after November 1 tacks on $3, and waiting past November 21 adds another $2.

The Field Is Filling

The race committee has capped participation at 14,000. As of September 23, registrar Dani Kennedy reported 4,076 entries, which is ahead of last year's pace. The 2025 race drew 12,382 registered runners and walkers, so there's room for only about 1,618 more people than last year. Kennedy's advice is simple: sign up early.

Where and When to Pick Up Your Bib

There's no bib pickup on Thanksgiving morning. If you skip mailing or register after November 1, you'll grab your bib at one of five sessions beforehand, three of them in Manchester:

• Saturday, November 21, 8:30 a.m. to 4:30 p.m.: MRR Health & Fitness Expo at Manchester High School. Plenty of parking and the longest hours, though 8:30 to 10:00 a.m. is busy because of the Little Manchester Road Race.
• Sunday, November 22, 1:00 to 5:00 p.m.: Fleet Feet in Glastonbury. A good chance to shop for shoes and gear.
• Monday, November 23, 4:00 to 7:00 p.m.: Fleet Feet in West Hartford, an evening option.
• Tuesday, November 24, 5:00 to 8:00 p.m.: Urban Lodge Brewing in Manchester, with a social atmosphere.
• Wednesday, November 25, 3:00 to 7:00 p.m.: Cone Gym at Bennet Academy in Manchester. Pickup only, with no registration.

A few tips: The Tuesday session at Urban Lodge is your last chance to register and collect your bib in one stop, since online registration shuts down that night. Wednesday is strictly for people who are already registered. And if you're bringing the family to Saturday's expo, aim to arrive after 10:00 a.m. to miss the Little Manchester rush. You'll still have more than six hours to work with.

What Makes the 90th Running Special

For the first time, every registered runner who crosses the finish on Thanksgiving morning will receive a commemorative medal featuring the race's winged-foot logo. Virtual participants won't get one. Committee president Dr. Tris Carta is encouraging everyone to register and wear their bibs.

This year's beneficiaries are Rebuilding Together of Manchester and Habitat for Humanity of North Central Connecticut, so your entry fee supports local housing work.

Honoring a Founder

The honorary chair is Dr. Eamon Flanagan, a Manchester physician and former chief of anesthesiology at Manchester Memorial Hospital. He helped launch the race committee in 1977, the year registration troubles pushed back the start and left runners waiting in line at the finish. He served as the committee's first president through the 1980s, bringing in hundreds of volunteers, commissioning a finish-line chute system to manage crowds, and improving registration and timing.

Together with P.J. Tierney, Tim Moriarty, Joe Mullarkey, and Pete Keenan, Flanagan recruited Irish standouts John Treacy and Eamonn Coghlan, helping turn Manchester into an international race. His family is expected to attend the race and the week's ceremonies.

Bigger Prizes and Fast Times

• Winners now take home $10,000, up from $7,000, and second place earns $5,000, up from $4,000.
• Last year, Edwin Kurgat set the men's course record at 20:54, the first finish ever under 21 minutes.
• Weini Kelati claimed her fifth consecutive women's title in 23:18. She holds the women's course record of 22:55, set in 2021.
• British runners Amy Eloise Neale and Marc Scott are coming through an exchange with the Great Manchester Run.
• Hartford HealthCare has signed on as the new presenting sponsor.

Getting Around on Race Morning

• Shuttles: Free buses leave from the east lot at CT State Community College–Manchester between 7:45 and 9:15 a.m., dropping riders on Linden Street at Center Memorial Park. Return trips run from 11:00 a.m. to 12:30 p.m.
• Parking: Use town lots or side streets without posted restrictions. Steer clear of the backup at Exit 4, and never park on ramps or on I-384.
• Road closures: The official sources don't quite agree. The shuttle page lists a 7:00 a.m. Main Street closure, while the race information page says 5:30 a.m., with some course roads and I-384 ramps closing at 9:00 a.m. Until the committee clarifies, plan around the earlier time.

Keep an eye on the official race website for updates as Thanksgiving approaches.

If you live near the course, or you've been thinking about making Manchester home, I'd be happy to help. Reach out for a home valuation or to talk through your next move.

For a good chunk of this year, three storefronts along Sullivan Avenue in South Windsor sat with paper taped over their windows, and plenty of neighbors lost track of which ones had actually opened. It didn't help that earlier local write-ups, accurate when they were posted, have since fallen behind. One midwinter post predicted a coffee shop would open in February, and a summer piece still described a taco spot as under construction.

So here's where things stand as of late September 2026. For the two projects still in progress, my information comes from Patch's report on the September 21 Town Council meeting.

The Current Lineup on Sullivan Avenue

• Three Amigos Mexican Taqueria, 944 Sullivan Ave: Open since March 20, 2026.
• The Wicked Press, 948 Sullivan Ave: Open since April 18, 2026.
• Benson's Bagels, 1014 Sullivan Ave: Cleared its health department walkthrough and is waiting on a final pre-operation inspection.
• Sally's Apizza, 5 Cedar Ave: Building permit issued, with interior construction expected to begin between mid-September and October.

Three Amigos celebrated its grand opening on March 20 and serves up tacos, burritos, and churros. Just two doors away, The Wicked Press, a bookstore and coffee shop rolled into one, opened its doors on April 18. At this point, those two have been up and running for roughly six and five months, long enough to build a steady lunch crowd and a healthy stack of online reviews. Only Benson's and Sally's are still in the works.

Why the Timeline Got So Muddled

Nobody really got this wrong. A news article is only accurate as of the day it's published, and businesses keep moving after that. The trouble is that searching for something like "new restaurants South Windsor" can bring up posts that are months old. Before you plan an outing around what you read online, take a second to check when it was written.

The Two Still in Progress

Benson's Bagels at 1014 Sullivan Avenue

According to the September 21 Town Council report, the health department has toured the space and given the owner the green light to bring food in. What's left is a final pre-operation inspection by town staff, which is usually the last hurdle before a restaurant opens.

This will be the third Benson's Bagels overall and the second in Connecticut, joining the existing shop on Enfield Street. It's also close enough to Three Amigos and The Wicked Press that you could easily make a walking loop of all three.

Sally's Apizza at 5 Cedar Avenue

Sally's space is a completed but empty shell in the Evergreen Walk development, near Chipotle and Starbucks. The same council report notes that the building permit has been issued and interior work is expected to start sometime between mid-September and October. No opening date has been announced.

Sally's is in the middle of a big expansion, aiming for 255 locations across 12 states. South Windsor appears on its list alongside newly announced sites in Norwalk, Boston Seaport, Newington, Cranston, Foxwoods, and others. A rollout that size tends to move more slowly and less predictably than a single independent restaurant, so patience is probably in order.

The Local Favorites That Never Missed a Beat

While the new storefronts came together, South Windsor's longtime businesses kept right on going. Bordua Farms on Main Street has its CSA pickups and pick-your-own flowers. Jones' Farm on Avery Street has its sweet corn. Petersen's is still a staple, and the Saturday market at 220 Nevers Road keeps drawing a crowd.

That mix of fresh retail energy and steady, long-established farms is pretty unusual for a Hartford County suburb. Sullivan Avenue is gradually becoming a second commercial hub to go along with Evergreen Walk, where Red Heat Tavern and Burtons Grill introduced their fall menus this October, Halloween-themed cocktails included. For the first time, residents have a real choice between two ends of town when they're deciding where to eat.

Planning a Fall Visit?

If you're heading to Sullivan Avenue this fall, The Wicked Press and Three Amigos are both open and ready for your lunch order. Check on Benson's status before you drive out to the Enfield Street location, since it may be open closer to home soon. As for Sally's, there's no date yet.

Curious about which South Windsor neighborhoods put you closest to spots like these? Reach out anytime. I'd love to help you find the part of town that fits you best.

On Thursday, Isham Road shuts down for an evening of grilling. On Friday, there's a four-course dinner with live acoustic guitar. And on Saturday, a hot yoga studio opens its doors on Memorial Road, in a space that wasn't a yoga studio, or anything like it, a year and a half ago.

Here's the detail that caught my eye: of the eleven businesses taking part in this week's events, four weren't at Blue Back Square in their current form when last year's Burger Bash rolled around. Individually, each change was easy to miss. This week puts them all on the same calendar, and the amount of turnover is hard to ignore.

The Week at a Glance

Thursday, Sept. 24, 5 to 8 p.m.: Blue Back Burger Bash

The fourth annual Burger Bash takes over Isham Road. Seven restaurants will fire up their grills and serve sliders in a bid for the People's Choice Best Burger title, and four more vendors will be handing out free tastes.

Friday, Sept. 25, 5 to 9 p.m.: Farm-to-Table Dinner

Tickets are $125 for a farm-to-table dinner that supports the Blue Back Square Farmers' Market. Chef Michael Giai of Artisan has built a four-course menu around produce from the market, and Jim Lenn will provide acoustic guitar. The money raised goes toward the market's insurance, banners, vendor fees, and the administration of its SNAP program.

Saturday, Sept. 26: Sweatfluence Opens

Sweatfluence debuts at 87 Memorial Road. The brand got its start in Old Saybrook in 2017, later added a studio in New Haven, and this West Hartford location is its very first franchise, run by franchisee Rachel Gerould.

Who Used to Be Where

• 51 Isham Road: Formerly Rosa Mexicano, which closed in 2024. Now the flagship for Coracora, which soft-opened in December 2025 and was fully up and running by January 2026.
• 80 Memorial Road: Formerly Aria Nail Salon. Now Char-cu-te-rie, which celebrated its grand opening on March 26, 2026.
• 38 Isham Road: Formerly Kilwin's Chocolates, which closed in November 2025. Now Frisbie's Dairy Barn, open since May 2026.
• 87 Memorial Road: Formerly West Elm. Now divided between Sweatfluence, opening Sept. 26, 2026, and the Wonder food hall.

Coracora

For 14 years, Coracora operated out of a former McDonald's on Shield Street, where it earned recognition as a James Beard semifinalist. Its new Isham Road flagship covers nearly 6,000 square feet, with a full bar, 190 seats inside, and a 41-seat patio. The original Shield Street spot has been turned into a fast-casual location.

Char-cu-te-rie

Owner Anna Estiandan walked away from 25 years in health care to launch this reservation-only charcuterie lounge. It quietly opened in early March, followed by a ribbon cutting on March 26.

Frisbie's Dairy Barn

Based in New Britain, Frisbie's was already a familiar name in Connecticut. The Blue Back Square shop is the chain's fifth location overall and its third in the state.

Wonder

Wonder is a compact food-hall concept that shares the old West Elm space at 87 Memorial Road with Sweatfluence.

Monmouth Trading Cards

Coming soon to 65 Memorial Road, this shop focused on sports and gaming cards is expected to open sometime this year. By my count, that makes five new tenants in roughly a year.

The Speed Is the Story

Shopping centers always see some tenants come and go. What stands out here is how fast it has happened. Four or five storefronts have changed hands in about ten months, all on a walkable stretch only a few hundred feet long.

If you only stop by now and then, you may not have noticed. Each opening or closing was announced on its own, as routine business news. The Burger Bash is different because it gathers the newcomers in one spot. Coracora, Char-cu-te-rie, Frisbie's, and Wonder are all on this year's lineup, and none of them was there in its current form for last year's event.

Watch Your Step on the Way In

Streetscape work along LaSalle Road and Farmington Avenue, running from Farmington Avenue at North and South Main Street to Walden Street, is now in the second of its two construction seasons. The project includes granite curbs, wider concrete sidewalks, decorative streetlights, and raised crosswalks, and the town is aiming to wrap it up by Nov. 20, 2026.

Every business is open, but the sidewalks are tighter than usual, so give yourself a few extra minutes if you're walking over from Farmington Avenue. It's a good reminder, as we saw with the changes on Park Road this summer, that public improvements and private storefronts each move on their own schedules.

If You're Going This Week

Thursday's Burger Bash is the best snapshot of how much the property has turned over. Saturday's Sweatfluence opening tells its own story: a wellness studio stepping into what used to be a furniture showroom says a lot about the kind of foot traffic Blue Back Square is now built around. Put simply, this isn't the same place it was at earlier Burger Bashes.

Why I Keep an Eye on This

I follow changes along West Hartford's commercial corridors closely because what happens on these blocks can influence the value of the homes around them. If you're curious how this kind of turnover might affect your home's value, reach out and I'll put together a free home valuation and talk it through with you.

On September 7, the Ca' del Bosco Wine Garden at The Chanler shut down for the season, just ten days ahead of what is typically Newport's busiest visitor weekend. And this year, the third weekend of September isn't one event. It's two, running on separate schedules in different corners of town.

Two Big Events Sharing the Same Roads

The 55th Annual Newport International Boat Show takes over the downtown waterfront from Thursday, September 17, through Sunday, September 20. It spreads across Newport Yachting Center, Perry Mill Wharf, Bowen's Wharf, Bannister's Wharf, Market Square and the Below-Deck space at Hammetts, and it ranks among the biggest in-water boat shows in the country.

The Newport Mansions Wine & Food Festival, hosted by the Preservation Society of Newport County, runs Friday, September 18, through Sunday, September 20, at Rosecliff on Bellevue Avenue. Expect a Grand Tasting, seminars led by experts and a jazz brunch on Sunday.

Three of those four days overlap. With essentially one main route on and off the peninsula, the stretch from Aquidneck Avenue to Memorial Boulevard turns into a bottleneck that both crowds have to share.

Thursday Is the Quiet Day

Only the boat show is running on Thursday, so Bellevue Avenue stays close to normal. Friday through Sunday is when the events overlap, and Saturday is the busiest of all.

• Thursday, Sept. 17: Boat show open 10 a.m. to 6 p.m.; festival hasn't started. Activity is limited to the downtown wharves.
• Friday, Sept. 18: Boat show 10 a.m. to 6 p.m.; festival opens. First day of overlap.
• Saturday, Sept. 19: Boat show 10 a.m. to 6 p.m.; festival in full swing. The heaviest day.
• Sunday, Sept. 20: Boat show 10 a.m. to 5 p.m. as Resident Day; festival wraps up with its jazz brunch.

How to Get Around Without Getting Stuck

Parking for the Show

The recommended lot is at Easton's Beach, 175 Memorial Boulevard. It costs $40 per vehicle per day, and shuttles run continuously from 8 a.m. to 8 p.m., covering the roughly mile-and-a-half trip to the show entrance.

Taking the Ferry

This year, both the Jamestown-Newport Ferry and the Providence-Newport Ferry are offering express boat show service. The Providence boat lands at Perrotti Park, a short walk from the show. The Jamestown option comes with free parking and a free shuttle to the ferry terminal.

Riding the Bus

RIPTA Route 67 runs along the Bellevue corridor past Salve Regina and is free through October 31, 2026. Heads up: during the festival, the Cliff Walk trailheads at Narragansett Avenue and Ruggles Avenue tend to fill up by mid-morning.

A Discount Meant for Locals

Sunday, September 20, is Newport Resident and Military Personnel Day at the boat show. Admission is $22 with ID, available only at kiosk row, and kids under 10 get in free with an adult. Even if you're not shopping for a boat, 17 acres of waterfront exhibits make for a great outing.

Timing tip: Visit the boat show Thursday afternoon or Sunday morning. On Friday and Saturday evenings, plan dinner away from the busiest areas, because restaurants around Bowen's Wharf and Rosecliff will be packed.

What the Following Weeks Reveal

The wine garden's early closing is a good clue to how Newport's calendar really works: it's less one long season and more a series of short, intense bursts. Next up is the Audrain Newport Concours & Motor Week, October 1 through 4, presented by A. Lange & Söhne. Named Motoring Event of the Year at the 2025 International Historic Motoring Awards, it brings a car-loving crowd to the Bellevue mansion district.

For most of September, daily life is business as usual. It's really just that Friday-to-Sunday stretch you'll want to plan around.

Living Through It

By Tuesday, things settle back to normal and parking along Bellevue eases up. If you're exploring Newport neighborhoods and wondering how a specific street's seasonal activity might affect your day-to-day life, reach out. I'm happy to walk you through it.