A walk through Mt. Lebanon’s business districts reveals several vacant storefronts and commercial properties, particularly along Washington and Cochran roads. But according to local commercial real estate professionals, those vacancies may not signal a struggling market.
Instead, brokers say Mt. Lebanon remains one of the South Hills’ most sought-after locations for businesses. Strong demographics, walkability and steady tenant demand continue to attract prospective occupants.
Some of the more visible vacancies in Uptown, along Cochran Road and elsewhere may create the impression that the local commercial market is struggling. However, real estate brokers questioned whether Mt. Lebanon has an unusual vacancy problem at all.
“It seems like if there is a vacancy in Mt. Lebanon, it’s usually not vacant for very long,” said Jaime Bongiorno, a commercial agent with Realty ONE Group in Pittsburgh.
Bongiorno said she regularly receives inquiries from businesses seeking Mt. Lebanon locations. The community’s walkability remains a major selling point, while parking garages and dense residential neighborhoods help generate customer traffic.
Businesses currently seeking space in Mt. Lebanon include restaurants, fitness operators, insurance agencies, personal trainers and other service-oriented businesses, Bongiorno said.
“Everybody wants the walkability,” Bongiorno said. “It’s just such a perfect community for anybody or any business that needs foot traffic.”
Some commercial vacancies may be tied more to the characteristics of individual properties than to weak demand. In other words, not all vacancies are created equal. A difficult-to-market space can remain vacant even in an otherwise healthy market.
For example, Bongiorno’s current listing at 702 Washington Road is a lower-level space that lacks windows and street visibility. Certain properties, she said, are simply harder to lease than others.
Patrick Kane, director of retail services at ECHO Retail, contends that any increase in commercial vacancies residents may be noticing is part of a broader shift affecting traditional Main Street business districts.
“That is just Main Street retail now,” Kane said. “That aspect is not necessarily the product that a lot of people and businesses are going for.”
Retailers increasingly prefer locations with easier vehicle access and dedicated parking, Kane said. The challenge is not unique to Mt. Lebanon.
Kane pointed to Mediterra on Beverly Road as an example of a business that successfully combines a traditional business district setting with suburban-style parking and amenities. Even so, he said Mt. Lebanon’s commercial real estate market remains strong, particularly compared with many areas in the region.
The data appear to support those observations. Mt. Lebanon’s municipal website reports the Washington Road business district has a storefront vacancy rate of approximately 8%. According to Cushman & Wakefield’s fourth-quarter 2025 report, the City of Pittsburgh had an overall commercial vacancy rate of about 20%, while the South Pittsburgh region, which includes much of the South Hills, had a vacancy rate of nearly 7%. Bongiorno said the national average for commercial storefront vacancies is about 10%.
Mt. Lebanon also benefits from several factors that attract new businesses, including higher household incomes than many neighboring communities, a dense residential population, established business districts and a strong reputation among business owners.
“Local demographics are a little bit better than similar profiles in neighboring markets,” Kane said.
Kane also noted that some level of vacancy is normal in any commercial market.
“You’re never going to be 100% full,” Kane said. “I don’t have any angst toward the future about Mt. Lebanon commercially.”
While empty storefronts naturally draw attention, local commercial real estate professionals say Mt. Lebanon’s fundamentals remain strong. The community’s walkability, demographics and reputation continue to attract prospective tenants, even as broader retail trends reshape traditional Main Street business districts.
The question may not be whether Mt. Lebanon has a commercial real estate problem, but whether a handful of highly visible vacancies are creating a perception that is larger than the reality.
“Any business that moves into Mt. Lebanon seems to stay, and seems to want to stay,” Bongiorno said.
