GLENS FALLS BUSINESS JOURNAL • JANUARY 2026 • 1
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Spirit Halloween Stores Bring Seasonal Warren County EDC Focuses On Attracting Shopping Boost To Capital Region Retailers Talent And Building Stronger Communities
An elaborate Halloween display greets shoppers at Spirit Halloween in Aviation Mall in Queensbury. The seasonal retailer operates more than 1,550 stores in the United States and Canada. BY PAUL POST Americans are expected to spend a record $13.5 billion on Halloween this year, topping last year’s total by $400 million. Pete Lemery of South Glens Falls makes extravagant costumes by hand but recently took his three grandsons to Spirit Halloween at Aviation Mall to look for accessories to accentuate their outfits. “I let them choose the theme and they dress up as whatever the good character is and I’m the villain,” Lemery said, smiling. “ My youngest grandson, is going to be Baymax from the movie, Big Hero 6. I’m Professor Robert Callaghan.” “It’s a big deal for us,” Lemery said. “I usually start in July, building whatever I’m doing to be. It involves a lot of testing, trial and error. I’m taking three days off from work to make sure
Courtesy Paul Post
it’s done right.” New Jersey-based Spirit Halloween has more than 1,550 locations in the U.S. and Canada, including stores in Saratoga Springs (155 Ballston Ave.) and Clifton Park (a former Rite Aid at 1701 Route 9). Joseph Marver founded the company in 1983, and Spencer Gifts acquired it in 1999. The company creates 52,000 seasonal jobs each year and generates welcome revenue for malls and plazas where stores are located and property owners seek tenants. “We firmly believe that our store associates are the backbone of what we do,” spokesperson Shannon Reyes said. “The love for Halloween continues to grow, with celebrations no longer limited to one day or one weekend but really becoming a year-round celebration of all things spooky.” Continued On Page 5
Patience Fairbrother Wallace, center, was keynote speaker at Warren County EDC’s recent annual luncheon. She’s joined by EDC Chair Melanie Fronhofer Weber, left, and EDC President Jim Siplon. BY PAUL POST From a business perspective, it might have made more sense for high-tech entrepreneur David Duggal to launch his firm in Silicon Valley. But he wanted an affordable, safe community with lots of open space for his children, similar to his own upbringing in the lower Hudson Valley. “I travel the globe and I wouldn’t live anyplace but Glens Falls. I mean it,” said Duggal, EnterpriseWeb founder and holder of multiple patents related to software and computing systems. He is an example of the type of person regional officials are trying to attract for sustainable growth in a rapidly changing 21stcentury economy. Several large employers, such as Glens Falls Cement Company, Essity
Courtesy Paul Post
paper and Great Meadow Correctional Facility, have closed in recent years, and Finch Paper Company’s elimination of pulp-making operations has significantly affected North Country loggers. In response, local business and government leaders must promote the area as a place where entrepreneurs want to invest and live. That was the message keynote speaker Patience Fairbrother Wallace delivered to roughly 200 people at Warren County Economic Development Corporation’s (EDC) recent annual luncheon at Fort William Henry Resort’s Carriage House. She is senior vice president for talent attraction at New York City-based Development Counsellors International, which specializes in marketing cities, states and regions. Continued On Page 11
Siena Research Institute Measures New York Seven Regional Businesses And Nonprofits Consumer Sentiment At 65.6 This Quarter Earn Adirondack Chamber Business Awards The New York State Index of Consumer Sentiment was 65.6 in the third quarter of 2026, down 0.9 points from the second quarter, according to the Siena Research Institute. The state index was 17.5 points above the national index of 48.1, which declined 1.4 points. New York’s current conditions index fell 0.8 points to 61.0, while the measure of future expectations fell 1.0 point to 68.6. New York’s overall index remained below the breakeven point between optimism and pessimism for the seventh consecutive quarter. Compared with the third quarter of 2025, the overall index fell from 68.3 to 65.6. The current conditions index fell from 67.8 to 61.0, while the future expectations index was unchanged at 68.6. Consumer buying plans for major purchases were mostly steady from the second quarter. Plans to buy an automobile were 20.6%, down 0.2 percentage points, and plans to buy furniture were 29.5%, down 0.3 points. Plans to buy consumer electronics fell 2.6 points to 44.1%, while homebuying plans fell 0.5 points to 10.2%. Plans for a major home improvement increased to 27.2% from 23.9%. Compared with last year, most buying plans were within 1 percentage point of prior levels, except major home improvements, which rose from 23.3% to 27.2%. Grocery prices remained the expense most often cited as having a very or somewhat serious impact on respondents’ financial condition, at 77%, down from 78%. Utilities were cited by 72%, unchanged from the previous quarter; housing by 70%, up from 69%; and gas by 64%, up from 63%. Entertainment and
streaming services were cited by 48%, unchanged, and cell phone costs by 38%, down from 40%. Fifty-three percent of New Yorkers said monthly living expenses for food, utilities and housing were having a very or somewhat serious impact on their financial condition, unchanged from the prior quarter. Twenty-one percent said all six measured monthly expenses — food, gas, housing, utilities, entertainment and cell phones — were weighing heavily on their finances, down from 24%. The Siena University Poll was conducted Sept. 1-Oct. 3, 2026, among 808 New York state residents. Of the respondents, 382 were contacted through a dual-frame landline and cell phone mode, including 159 who completed the survey by text to web, and 426 were drawn from a proprietary online panel, Cint. Telephone sampling used a stratified dual-frame probability sample of landline and cell phone numbers. Data from collection modes was weighted to match New York state population estimates from the Census Bureau’s 2023 U.S. American Community Survey on age, region, race and ethnicity, and gender. The sample also was weighted to current party registration patterns using New York State Board of Elections data. The poll has an overall margin of error of plus or minus 3.8 percentage points, including design effects from weighting. Sampling error is one of multiple potential sources of error in public opinion polling. Provided by Siena Research Institute; edited for style and length. Details at http://www.siena.edu/sri/ cci
BY STAFF WRITER More than 200 business and community leaders gathered at The Queensbury Hotel in Glens Falls on Oct. 8 as the Adirondack Regional Chamber of Commerce recognized seven businesses and organizations during its annual Business Awards breakfast. The event featured 33 nominees across seven categories, recognizing businesses, nonprofit organizations and community leaders for their accomplishments and contributions to the region. McCann's Pharmacy received the Steven M. Sutton Small Business of the Year Award, while The Queensbury Hotel was named Large Business of the Year. Saratoga Pure Water Systems received the Professional Business of the Year Award, and Bandstand Brew Works was recognized as Rookie Business of the Year. Two Glens Falls organizations received nonprofit honors. Glens Falls Hospital was named Large Nonprofit of the Year, while the Glens Falls Area Youth Center received the Small Nonprofit of the Year Award. Big Brothers Big Sisters of the Southern Adirondacks received the Community Champion Award, recognizing its contributions to the region. The annual awards program celebrates the achievements, resilience and commu-
nity involvement of businesses and organizations throughout the Adirondack region. Nominees represented a cross section of the regional economy, including established businesses, emerging enterprises, professional service providers and organizations delivering essential community services. The chamber also recognized Andrea Harwood of Casa Bella Development as its Ambassador of the Quarter. Harwood was honored for her dedication, enthusiasm and involvement in chamber activities, including welcoming members, assisting at events and supporting the organization's efforts to strengthen connections throughout the business community. The Adirondack Regional Chamber of Commerce serves businesses and organizations throughout Warren, Washington and surrounding counties through networking opportunities, advocacy, educational programs and initiatives supporting regional economic development. The annual awards breakfast is among the chamber's signature events, bringing business owners, executives and nonprofit leaders together to recognize accomplishments and celebrate the region's business community.
2 • GLENS FALLS BUSINESS JOURNAL • OCTOBER 2026
Warren County Historical Society Advances Leadership Change With Conover At Helm The Warren County Historical Society has named Carol Ann Conover its incoming Executive Director as Teri Rogers prepares to retire in October after 10 years in the position. Conover, founder of CA Strategies Consulting, will assume the role after a brief transition. The change comes ahead of the society’s 30th charter anniversary and 10th year in its historic building in 2027. Dr. Stan Cianfarano, WCHS President, said Conover has worked with Rogers and the society as a marketing and strategy consultant over the past year, supporting membership outreach and fundraising. Rogers, a Glens Falls native, historian and author of books on regional history, has overseen development of the society’s museum exhibits, educational programs, research capabilities, history publishing, historic preservation advocacy and student internship program. “Carol Ann is a proven business and nonprofit leader who knows our organization well,” said Rogers. “I am confident about leaving my beloved WCHS in her excellent and very capable hands.” Conover fi rst worked with the society while volunteering as a writer on the Inspiring Women of Glens Falls book project, an educational publication about local women for middle school students scheduled for release in November. She helped the society manage donations for the project and recommended changes to its broader fundraising practices. Over the past year, she has consulted with Rogers and the board on fundraising strategy, event planning and community outreach. Before founding CA Strategies Consulting, Conover spent five years as Director of Events & Community Engagement for a local membership organization. She organized more than 50 annual events, founded a veterans group, expanded a women’s council and managed a leadership curriculum. She also exceeded an annual sponsorship goal by 100% in 2024. Conover has more than two decades of experience in print journalism and broadcasting. She published her fi rst book, Condition: Human, in 2025 and contributes to the Glens Falls and Saratoga Business Journals. She writes The Impact Brief, an online col-
Carol Ann Conover, incoming executive director of the Warren County Historical Society. Courtesy WCHS
umn about nonprofits and small businesses on Substack. Her community roles include Vice Chair of the Lower Adirondack Regional Arts Council (LARAC), where she is scheduled to become Chair in 2027; Trustee of the Crandall Public Library; and advisory council member for Southern Adirondack Independent Living (SAIL). The society reports increased interest from school and college students, with more interns and volunteer staff this year than in any previous year. Its recent initiatives include outreach to younger audiences and connections with students on workforce development and access to historical resources. John Berry, WCHS Treasurer, credited Rogers with building relationships and developing the society. He said Conover’s fundraising experience will support efforts to sustain its programs. Conover said her priorities include strengthening community connections, expanding educational programming and developing the society’s museum, archive and genealogy resources while maintaining fi nancial sustainability. Provided by Warren County Historical Society; edited for style and length.
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Pioneer Bank Adds HR Consulting Services To Help Businesses Manage Workforce Needs BY ANN DONNELLY When business owners sit down with their bankers, conversation often turns from credit lines and cash management to the complex day-to-day operational hurdles of managing people. To address those nonfinancial pressures, Pioneer Bank has established a human resources consulting division designed to deliver fractional expertise, project-based compliance support and workforce management to regional employers. The initiative is part of the institution’s broader effort to evolve beyond a traditional community bank into a comprehensive financial and business services platform. “Business owners today are balancing evolving regulatory requirements, changing workforce expectations, and the everyday challenges of running a business,” said Thomas L. Amell, president and chief executive officer of Pioneer. “Our HR Consulting division gives them access to experienced professionals who can help navigate those challenges, so they can confidently stay focused on growing their business. It’s another way we’re expanding how we support our clients beyond traditional banking.” The service officially launched in August 2025 after business banking clients repeatedly expressed that workforce management was a significant operational hurdle. “The reason that we launched this practice was our business banking customers were sharing with our bankers that aside from financial services needs, their biggest next concern for their business was the people matters, the people operations,” said Miriam Dushane, vice president of human resources consulting at Pioneer. Dushane, who previously was managing partner of Alaant Workforce Solutions, brings 30 years of staffing and workforce management leadership to the role and leads a dedicated consulting team of seven professionals. The group is supported by Pioneer’s corporate HR infrastructure, bringing total available staffing resources to 15 professionals. Businesses do not need active commercial accounts or banking relationships with Pioneer to use the consulting services. Pioneer’s HR consulting division works with companies ranging from five employees to several hundred or more across sectors including manufacturing, professional services, construction, technology, health care and nonprofit organizations. The HR consulting services focus on providing flexible, fractional human resources management without requiring companies to take on full-time administrative overhead. “We provide fractional human resources expertise,” Dushane said. “If a business needs an HR expert on a part-time basis, that’s what we would do for the business.” The division handles projects such as employee handbook creation, learning and development programs, compensation benchmarking, workplace investigations, talent acquisition support and
Miriam Dushane, vice president of HR consulting at Pioneer, leads its new advisory team. Courtesy Pioneer
leave management outsourcing. While Pioneer does not sell proprietary payroll platforms or operate a professional employer organization (PEO), the team assists clients in selecting, integrating and operating payroll software. For larger organizations with established internal human resources departments, Pioneer serves as an on-demand auxiliary team. “It could be us supporting an HR department that already exists for a larger business,” Dushane said. “Think of it as supplemental support. Instead of a company hiring another person for their team because they temporarily have more work, they could hire us to take some of the workload off their plate.” As businesses expand across state lines or manage distributed teams, multistate employment compliance has emerged as a major challenge for growing firms. “A lot of times employers don’t realize the complexities of the other states,” Dushane explained. “Even if it’s a remote employee that works from home in Massachusetts, they are still considered a multi-state employer.” To help regional executives evaluate their risk exposure, Pioneer offers a complimentary service termed an “HR Health Check.” “We discuss what they currently have in place within their organization,” Dushane said. “It’s an opportunity for a business to understand if they are in compliance or not, and what they would need to do to make sure that they are, and stay, in compliance. It’s completely free, with no obligation to ever work with us in a paid capacity.” Through hands-on advisory services, Pioneer continues to strengthen its position across Saratoga, Warren and Washington counties and throughout the nation. For more information on Pioneer’s HR consulting services, visit pioneerny.com/hr-consulting.
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Personnel Briefs
Roohan Realty has added Bridget Naughton as a licensed real estate salesperson. Naughton, a lifelong Saratoga Springs resident, graduated from Boston College in 2020 with degrees in mathematics and secondary education. She interned with Roohan Realty’s marketing department after graduation. Her mother, Kate Naughton, is the firm’s topproducing agent. After her internship, Naughton taught mathematics in Boston for five years before returning to the Saratoga Springs area to be closer to family. She will work as an eighth-grade math teacher at Stillwater while pursuing real estate with Roohan Realty. “I feel so lucky to be able to work alongside and learn from so many members of my family, especially my mom. Growing up, my mom’s love for real estate was a part of our everyday lives, and I feel so privileged to be able to learn from her as I start this new adventure.” Naughton said she is interested in building relationships with clients and helping individuals and families find homes. Outside work, she enjoys baking, skiing, crafting, trying new restaurants, hosting gatherings and watching sports with family. Founded in 1969, Roohan Realty is a locally based, family-owned real estate company with more than 50 licensed agents. It serves residential and commercial clients from 519 Broadway in down-
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Fenimore Asset Management, an independent investment advisory fi rm based in New York’s Capital Region and manager of the FAM Funds family of mutual funds, has hired Shikha Garg as an Investment Research Associate. Garg conducts company-level research and evaluates businesses to support the construction of equity portfolios. “Shikha is a very talented professional who is passionate about our investment philosophy,” said Fenimore’s President Christian Snyder. “We are pleased to have her on the investment research team. Shikha’s analytical abilities and insights should help our investors over the long term.” Before joining Fenimore, Garg was a Private Equity Intern at Scava Capital, an Equity Research Intern at Fenimore Asset Management, and an Associate for Investment Research Solutions at Fidelity International. She holds a Bachelor of Management Studies in Finance from the University of Delhi College of Business Studies and a Master of Business Administration from the University of Chicago Booth School of Business. Provided by Fenimore Asset Management; edited for style and length.
4 • GLENS FALLS BUSINESS JOURNAL • OCTOBER 2026
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Adirondack Regional Chamber Brings Area Businesses Together For 2026 Expo Event
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Businesses and nonprofits connect with attendees during the Adirondack Regional Chamber of Commerce Business Expo, which returns Nov. 4 to The Queensbury Hotel in Glens Falls for networking. The Adirondack Regional Chamber of Commerce (ARCC) will host its 2026 Business Expo on Wednesday, Nov. 4, at The Queensbury Hotel in Glens Falls. The event brings businesses and nonprofits together for networking and opportunities to connect with the community. Exhibitors will present interactive displays, demonstrations and samples and discuss their products and services with business professionals and other attendees. “Business is about more than transactions, it’s about relationships,” said ARCC President Tricia Rogers. “The Business Expo gives our members an opportunity to showcase what
Courtesy ARCC
they do, meet new people and build connections, while giving the community a chance to discover the incredible businesses and organizations that make our region so vibrant.” The expo is free and open to the public. Attendees can meet local business representatives, explore services and learn about organizations working in the region. The expo is part of the chamber’s efforts to promote advocacy, education, connection and collaboration in the business community. For exhibitor information and event details, visit adirondackchamber.org/events. Provided by Adirondack Regional Chamber of Commerce; edited for style and length.
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Adirondack Mechanical Adds Shop Capacity As Industrial Service Business Expands BY ROD BACON A company that has provided high-quality industrial maintenance services to clients in the Capital Region and beyond for 30 years has expanded and relocated to Pruyns Island in Glens Falls. Business partners Nicholas Waite and Davis Turner purchased Wilton-based Adirondack Mechanical Services in 2023 and operated at its Commerce Park Drive site until last May. “We were growing rapidly,” said Turner. “We had seen growth of twenty percent to thirty percent year over year since we acquired the business and the building we were operating in was pretty much at maximum capacity.” Turner explained that they wanted to add a fabrication shop, but their 7,500-squarefoot building could not accommodate it. The Pruyns Island building has 33,000 square feet, and the fabrication shop has been operating for several months. The shop is not running at full capacity because they are waiting for major equipment to arrive, which they anticipate will be within a month or two. Then they will be able to manufacture a variety of custom products for clients. “With industrial maintenance you go to a lot of places and they need catwalks or ladders made, as well as structural steel or custom fabrication of pressure vessels. And we’re a subcontractor for a company that manufacturers large lifting beams,” Turner said. Turner noted that the owners of the Pruyns Island building were extremely cooperative and credited listing agent Mark Levack of Levack Real Estate with making the transition go smoothly. As a union shop, the company generally employs about 20 skilled craftspeople. Its welders are certified by the American Welding Society (AWS) and the American Society of Mechanical Engineers (ASME), focusing on structural steel, pressure pipe and vessel welding. “There are busy seasons when we ramp up
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Brad Cheuvront, a millwright at Adirondack Mechanical Services, torch cuts steel rebar.
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to double or triple our usual number of employees,” said Waite. Improvements to the fabrication shop are ongoing. Concrete work is underway in preparation for installation of a 10-ton crane. The owners did all the work themselves except the electrical work, which they contracted to Cohoes-based Mackey Electric. According to Waite, a significant benefit of the move is faster project turnaround because the additional space has allowed the company to be more organized and efficient. He noted that they have maintained established project costs. “We have not increased our rates,” he said. “As far as costs to our customers are concerned, nothing has changed.” The new facility has allowed the company to serve existing clients more efficiently and explore other revenue streams.
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GLENS FALLS BUSINESS JOURNAL Turner said cement and aggregate work, along with grinding processes for lime, zinc and graphite mines, represents approximately 60% of revenue. The company also works in the paper industry, with Finch Paper a longtime client. The hydroelectric industry is another significant source of income. Recently, one of the gates at a local hydroelectric facility opened, causing the river level to fall rapidly. Adirondack Mechanical technicians responded and resolved the issue. “It was a problem with the hydraulics and we got it under control quickly,” said Waite. Since the move to Glens Falls, Turner has
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been working with representatives of Great Escape Theme Park and exploring other similar venues. “We’re getting a significant amount of work from theme parks,” said Waite. Waite and Turner plan to continue exploring additional business opportunities. “Nick and I are young and ambitious, and wherever the path leads neither one of us is ready to take our foot off the gas,” said Turner. “We’re always asking each other, ‘What’s the next big thing? What are we going after?’” For more information about Adirondack Mechanical Services, visit adirondackmechanical.com.
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6 • GLENS FALLS BUSINESS JOURNAL • OCTOBER 2026
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Commercial Real Estate Regional Commercial Real Estate Brokers Queensbury Senior Housing Project Moves See Resilience Despite Market Uncertainty Forward With Plans For 110 Apartments
The 165 High Rock Ave. property in Saratoga Springs, recently sold for $1.15 million, now houses Max Level Fitness & Athletics as brokers report resilience across the regional commercial market. BY ROD BACON The war in Iran, rising interest rates and a recent increase in the Federal Reserve’s benchmark interest rate are prompting some businesspeople to postpone major commercial property investments, but regional real estate professionals remain optimistic about the local market. Tom Roohan, president, broker and owner of Roohan Realty in Saratoga Springs, said the right inventory is key to an agency’s success. His firm currently has a broad mix of commercial properties and commercially zoned land for sale or lease. Three months ago, he sold a property at 165 High Rock Ave. to Nate and Tonya Robinson for $1.15 million. They established Max Level Fitness & Athletics there. He noted, however, that the area lacks available multifamily homes. “If young people want to buy a multifamily home so they can live in part of it and rent the rest that’s a positive economic plan,” he said. “But there are not enough two-family or fourfamily homes in the area.” Roohan said there have been more 1031 exchanges than in the past. The tax strategy allows investors to sell business or investment
Courtesy Roohan Realty
property and reinvest in a similar property while deferring capital gains taxes. Tom Savino, an associate broker at Albanybased CBRE Upstate NY, said the commercial real estate market has pulled back somewhat. Leasing remains steady, but buyers are cautious. “We had a fair amount of momentum in the first quarter coming into summer. It seemed that people had more confidence to move forward. But once the war broke out and interest rates and costs rose they became nervous about pulling the trigger,” he said. Interest rates on conventional commercial mortgages in October 2025 ranged from 6.1% to 7.2% for fi xed terms. The reported current range is 6.38% to 7.66%. Multifamily and apartment rates increased the most, from 5.5% to 6.2% a year ago to 6.44% to 7% for conventional or agency-backed financing. Savino said he has a “mixed bag” of properties for sale or lease. Interest in undeveloped land also has slowed. Savino said freestanding buildings are in demand in Saratoga County because few are available. He sees weakness in warehouse, distribution and industrial properties. Continued On Page 7
A rendering shows The Summit at Bay Meadows, a planned 110-unit senior housing community in Queensbury with apartments, a clubhouse, pool and other amenities adjacent to Bay Meadows Golf Club. BY PAUL POST An Albany developer has obtained final approval for a unique 110-unit senior apartment complex near Bay Meadows Golf Club, whose nine-hole course will be altered to accommodate the project. Plans call for a three-story, 52,643-squarefoot building on 22 acres accessible from Hearts Way, off Bay Road, just north of Cronin Road. But construction isn’t expected until September 2027 at the earliest, to avoid interfering with next year’s golf course operations. “We want to keep that course open,” developer Frank Nigro said. “It’s something we’re going out of our way to preserver. It’s a great amenity for the town. It’s great for our project, for our senior population.” The project site is in the vicinity of the golf course’s second hole. Nigro’s firm, Summit Senior Life, which opened in 2011, has similar projects in Wilton, Glenville, Guilderland, Halfmoon and North Greenbush. Amenities, geared for active seniors, include an integrated clubhouse, pool, day spa, pickleball courts, community garden, concierge and private transportation services. Nigro is the nephew of prominent Capital Region developer John Nigro, whose Nigro Retail
Courtesy The Summit
Properties firm owns numerous shopping centers including Glen Square/Aldi on Upper Glen Street in Queensbury, Wilton Square and Clifton Park Plaza. Frank Nigro got his start with that company and launched his own family-run business, Summit Senior Life, during the Great Recession of 2008 when retail development came to a screeching halt. “Now all of our communities are 95-100 percent occupied,” he said. “Every time we build one we try to figure out how to make it better or what the next group of seniors are going to want.” The Summit at Bay Meadows fills a severe need for such housing as Warren County has the state’s fourth-oldest population (tied with Essex County) with a median age of 47.5 years. More than 22 percent of residents are 65 and older. Also, as local seniors move to The Summit, dozens of houses will become available for people looking to trade up or enter the market as first-time home buyers. This is viewed as extremely important because much of Warren County’s housing stock “is older, single-family homes that are not appropriate for those seeking to age in place,” a 2020 U.S. Census said. Continued On Page 7
GLENS FALLS BUSINESS JOURNAL • OCTOBER 2026 • 7
Maple And Rail Conversion Brings 20 Apartments To Glens Falls East End
The historic Maple and Rail building in Glens Falls is being converted into 20 market-rate apartments, adding new housing and commercial space as redevelopment expands into the city's East End. BY PAUL POST Glens Falls’ revitalization is progressing to the East End where a historic 1920 brick warehouse is being converted to 20 market-rate apartments called Maple and Rail at the corner of Maple and Cooper streets. Saratoga Springs-based Green Springs Capital Group purchased 178-180 Maple St. for $619,000 and is completing the $5 million project with help from a $1 million state Restore NY grant and $1.4 million in state and federal historic tax credits. “Locally, Glens Falls Industrial Development Agency approved a tax PILOT (payment-in-lieu-oftaxes) along with mortgage recording tax and sales tax exemptions. This project doesn’t happen without that support,” said Jeff Keado, the firm’s capital and investor relations director. Rents will start at about $1,300 and a model unit will be ready for showings by mid-November. “We should be substantially complete by the end of this year,” Keado said. “Then it’s just finishing touches. We’ll have people moving in, in early 2027. They’re aimed at people who want quality housing within walking distance of downtown, which is in short supply in Glens Falls.” Work is being handled by Green Springs’ construction arm, CG Construction Group, which built Glens Falls Hospital’s new emergency department. It’s hoped that nurses and other medical staff will be attracted to the apartments. Most units are two-bedroom and each one is fully furnished with kitchen appliances, a washer and dryer, a full bath and ample closet space. High ceilings, exposed brick and hardwood hallway floors create a welcoming atmosphere. There are basement apartments in addition to both floors of the two-story building. “Working with an old building, it’s a fight to the end, making all the mechanicals and architectural plans line up and work. That’s been the hardest
Courtesy Paul Post
part,” said Trevor Barcomb, on-site construction manager. “But these units came out fantastic. It was in rough shape when we first started. I’m amazed at how good it looks in here.” A former garage on the side is being made available for commercial space such as a coffee shop or brewery, “something that could act as a nice little amenity,” Keado said. “This is a full historic rehabilitation, so every scope of work was coordinated with the State Historic Preservation Office and the National Park Service.” “We look for buildings other people pass on,” he said. “This one had no income and significant capital needs, but it sits in the First Ward, a corridor the city has formally designated for redevelopment.” A 16-member East End Rising steering committee, which began work early this year, is seeking inclusion in the state’s Brownfield Opportunity Area program, which would open the door to a variety of funding and technical assistance for economic development. The rear of 178-180 Maple abuts The Shirt Factory on Lawrence Street, which is home to dozens of studios and small businesses. Popular Rock Hill Bakehouse & Café is in a Shirt Factory annex. In summer, The Shirt Factory hosts a series of Thursday evening music and food events that draw hundreds of people. So Maple and Rail is conveniently located in this hub of activity. “I’m really pleased and excited to see Green Springs nearing completion of their mixed-use conversion of this long-vacant building,” said Jeff Flagg, Glens Falls director of economic development. “In addition to providing important new housing stock, this project anticipates the larger scale redevelopment that we hope and expect will come in the wake of the East End Rising planning process, which is itself nearing completion and will guide the city in identifying and providing resources for underuti-
lized facilities throughout the First Ward.” “The Maple and Rail building is a key anchor in the reimagining of the neighborhood, given its close proximity to downtown as well as other East End anchors like The Shirt Factory, Hyde Museum and East Field,” he said. Last spring, Glens Falls High School students came up with an idea for converting a long former brick railroad building at 160 Maple St. into an open-air market. The proposal, by seniors in a college-level public policy class, does not reflect an actual planned project and was not developed with the property owner, Finch Paper Co., which uses it for storage. But if pursued, it could be a major economic boon for the city and transformative for the East End. Students based their design on Jean-Talon Open Market in Montreal’s Little Italy, a major destination for food lovers, known for its vast selection of fresh local produce, specialty foods, artisan goods and a lively atmosphere that attracts locals and tourists alike. The Montreal mart features numerous vendors selling fruits, vegetables, flowers, meats, cheeses and baked goods alongside surrounding shops and eateries. Their redevelopment concept also included streetscape and public-space improvements such as lighting, seating, street trees and stormwater management elements.
Warren County Economic Development Corp. President Jim Siplon said the East End represents the “next wave of opportunity for the city,” building on momentum from the revitalization of South and Glen streets. Siplon is on the East End Rising steering committee. “We’ve been identifying parcels that are prime for redevelopment and have several active inquiries from entities that are looking at the East End as a place to either build or relocate a business,” he said. “This particular project promises to provide housing that’s aligned with the architecture and aesthetics of that part of town.” Brothers Brian and Gregory Green founded Green Springs Capital Group in 2015. Its partners are Matthew Guidarelli and Matthew Crudo, who is also CG Construction Group’s chief executive officer. “We’ve done 21 projects over 11 years, mostly in Saratoga Springs,” Keado said. “They include The Ridge at 182 Excelsior, a 42-unit development that preserved an 1883 farmhouse and carriage house; and Annandale Mansion, a 16-unit historic redevelopment near Skidmore College. We’re also converting a 52-unit motel in Valatie into apartments.” “And yes, we’re committed to Glens Falls,” he said. “Our next project there is 34 apartments across four Victorian-era homes, and we’re actively looking at more.”
High Rock Avenue Continued From Page 6
He has retail space on Broadway in Saratoga Springs that is not yet vacant. “I’ve gotten a lot of inquiries on that,” he said. “There aren’t many choices downtown so when something comes up it gets a lot of attention.” In contrast to Saratoga Springs’ relatively tight market, Glens Falls is seeing significant growth, said Bob Sears, an associate broker at Berkshire Hathaway HomeServices Blake, REALTORS. “Both Glens Falls and Queensbury have substantial growth,” he said. “There is also growth in Hudson Falls, although it’s not as strong. Properties are less expensive there so people are coming into that area because they can make good investments.” Sears said companies including Bonacio Construction and Patten Property Development are renovating older buildings in Glens Falls. “People want to be downtown because of the convenience of being within walking distance of restaurants and retail shops,” he said. Sears said less inventory is available than even two years ago. He attributed the decline to uncertainty about how the economy will perform over the next two or three years.
Senior Housing
Continued From Page 6 The Summit, expected to cost at least $20 million, will have 84 two-bedroom and 26 onebedroom units. Apartment price points have yet to be determined, largely because of uncertain economic factors. “It’s hard to say,” Nigro said. “Have you looked at interest rates and the market? I couldn’t hazard a guess right now. We have to be very careful how we price it. Things have changed so much. Everything that goes into construction and building involves gas, oil, diesel fuel. We’re committed to the project and we’ll do it. But we’ll wait for the timing to be right. It’s got to make sense.” “We do go after the higher end of the market,” he said. Some residents might come from outside the immediate area, but the project gives local seniors, deeply connected to Warren County, a “high-quality place that allows them to stay in their same community and neighborhood,” said Jim Siplon, Warren County Economic Development Corporation president. Siplon said the Town of Queensbury identified this part of town as highly suitable for senior housing about 20 years ago, when Bay Meadows Golf Club was for sale. “This was not an accident,” he said. “They (Nigro) went there because that zoning designation had already been created by the town.” “The town is supportive of senior living projects,” said Stu Baker, Town of Queensbury senior planner. Warren County Planning Director Ethan Gad-
Despite reduced commercial inventory, Sears said several office spaces are available for lease and a few office buildings are for sale on Bay Road. Queensbury also has retail space for sale or lease in prime locations. Craig Darby, an associate broker at CBRE Upstate NY, sees strengths and weaknesses in the Glens Falls commercial market. He said the industrial segment is “slightly off,” while the office segment has improved from a year ago. “People are checking and double checking where the economy is going, not sure what will happen in the mid-term elections,” he noted. “Having said that, I think there was more uncertainty last year in the office segment because people were unsure whether they should grow or downsize.” Darby said Glens Falls’ economic outlook is improving. He cited improvements on South Street and more people choosing to live in the city. Darby cited a fully renovated building owned by Brad Bovee at 419 Dix Ave. in Queensbury as an example of activity in the area. The building is available for lease and is considered a “flex building” because it can accommodate commercial or industrial uses. dy said, “The 2023 countywide housing study overseen by the county Department of Planning & Community Development clearly identified a need for more senior housing.” Highly popular Bay Meadows has a driving range and leagues in both summer and winter for indoor golf simulators. Owner Deric Buck could not be reached for comment. But Nigro said Buck’s sale of property for The Summit allows Bay Meadows to improve the course and clubhouse. The town granted a subdivision as part of the approval process, which was finalized on September 15. But another big hurdle must be cleared, in addition to economic conditions and the golf course schedule, before construction can begin. Queensbury, Moreau and South Glens Falls are all served by the City of Glens Falls’s wastewater treatment plant. The city must prove to the state Department of Environmental Conservation that inflow and infiltration has been reduced in sufficient quantities before new projects may come on line. All four communities are currently working on a study that will be given to an engineer to quantify such results. Glens Falls Water and Sewer Superintendent Bill Norton said it’s hoped the DEC will okay findings “as quickly as possible.” The Summit is one of several pending projects in Queensbury that need the DEC’s approval before work can begin. According to town Planning Department staff notes (Sept. 15), “Overall, the site plan shows a full senior housing campus with housing, parking, garages, sidewalks and amenities.”
8 • GLENS FALLS BUSINESS JOURNAL • OCTOBER 2026
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Entrepreneurial Women Queensbury Developer Builds Rental Portfolio Saratoga Springs Artist Licenses Whimsical And Pursues Downtown Housing Conversion Designs to National Consumer Companies BY CAROL ANN CONOVER In 2009, Andrea Harwood charged $18,500 to a credit card to buy a single-wide trailer in serious disrepair. Newly a single mother of two young children, she had lost her home and was struggling to finish college with little money. The trailer stood on its own tax parcel rather than a rented lot, giving her reason to believe the property could retain its resale value. Harwood saw potential in a property others might have passed over. “And I knew I could make it decent,” Harwood said. She replaced rotted subflooring, repaired burst pipes, patched a roof and taught herself to tile. “This experience solidified within me that I could figure anything out, no matter what, and that renovating distressed properties is not only very doable, but very satisfying,” she said. That first renovation launched a real estate business that now owns rental properties across Warren, Washington and Saratoga counties. Based in Queensbury, Casa Bella Development LLC focuses on attainable rental housing and the rehabilitation of existing properties. In 2012, Harwood bought another home through a pre-foreclosure short sale, renovated it with help from her children and rented out the first property. “I was hooked,” she said. Harwood built the portfolio as a sole proprietor before establishing the LLC in April 2026. After working as a financial adviser and in retail banking, she moved into the real estate business full time in January 2023. “My highest personal value is autonomy,” she said. “I work very, very hard and I had no interest in dedicating my intense work ethic to someone else’s vision.” Her commitment to housing is personal. Harwood spent much of her childhood homeless, living with her mother and younger sister in a car, tents and shelters in Southern California before the family traveled across the country in a small motorhome. At 16, she secured her own place in South Carolina while working full time and attending high school. “If you do not know where your next meal will come from and do not know for sure if you have a safe place to sleep at night, it is extraordinarily difficult to focus on anything else in life,” she said. She later served seven years on the board of the Open Door Mission, a homeless shelter and soup kitchen, and three years as vice president of a Habitat for Humanity board. She also worked for Habitat for a year as director of development and site acquisition. “It is not lost on me that the work I find the most meaningful is work that solves the most
Andrea Harwood, owner of Casa Bella Development, renovates rental properties across the region. Courtesy Carol Ann Conover
critical problems of my childhood self,” she said. Casa Bella targets workforce housing. Harwood generally sets rents just below market rates, using the U.S. Department of Housing and Urban Development’s annual Fair Market Rent report as a benchmark. She also performs much of the renovation work and has financed her projects independently. “I have done all of my own renovation work with my own two manicured hands, have financed all of my projects by myself and have built this modest real estate portfolio myself,” Harwood said. “Yet I get chronic questions and assumptions about having a husband or boyfriend who is doing all the manual labor and heavy lifting.” Her advice to women considering real estate development or investment is emphatic: “DO IT.” “It is my absolute favorite get rich slow scheme,” she said. Among Casa Bella’s current efforts is the rehabilitation of an older multifamily property into five new apartments intended for households earning 80% or less of area median income. The project has partial support from a state housing grant. Harwood expects to complete the work in early 2027. “I am excited to be able to provide beautiful brand new apartments at a rate that moderate and lower income renters can reasonably afford,” she said. Harwood is using subcontractors on the projContinued On Page 10
BY ROD BACON A Saratoga Springs woman has used her artistic talent to build a business creating designs for prominent companies around the world. Since 2021, Dominika Godette has provided original designs for products ranging from fabrics to greeting cards to home decor. Her clients include American Greetings, T.J. Maxx, Wilson Jeux, PicCollage, Hawthorne Supply Co. and Orange Circle Studio, among others. Godette makes her work available to clients in two ways. As a licensing artist, she creates marketable designs for her portfolio. When a client selects one, she licenses it for a specific period. When the license expires, the rights revert to her, and her name remains attached to the artwork. “I do a lot of drawings that can recall memories of holidays, things like little villages that could end up on a Christmas product,” she said. She also does commissioned work for companies that request specific motifs. She submits preliminary sketches and, once they are approved, provides the finished design. In that case, the company owns the rights to the artwork. “Right now I’m working on Fourth of July prints for a company that makes paper products for parties,” she said. Her fees range from $500 for a simple design to nearly $6,000 for a complex one. She primarily markets her work online, but she has gained significant clients through trade shows. “When I first started my business I posted some of my work on Instagram thinking it wouldn’t go anywhere but a company reached out to me and licensed some of my work,” she said. “Then, in 2023, I attended a licensing trade show in New York City where big companies would buy artwork for their upcoming seasons. I got T.J. Maxx and other clients there.” She said that show was replaced by DesignBLOC, a smaller event that still offers opportunities to meet potential clients. She also participates in online trade shows. “I think the trend is moving toward online trade shows,” she said. Born in the Czech Republic, Godette grew up surrounded by art books and hands-on artistic work. Her father, Karel Hrubes, is a painter and fine art restoration expert who still lives in Cesky Krumlov, the medieval town where she grew up. “My father studied painting and restoration at the Academy of Fine Arts in Prague,”
Dominika Godette, Saratoga Springs artist and illustrator, licenses designs to brands. Courtesy Dominika Goodette
she said. “There were always lots of books on art in our house and I loved watching him work. He encouraged me to become an artist.” She earned a degree in art history from Charles University in Prague. She met her husband, Brad Godette, in Prague, where he was teaching English. They married in 2015, and their children, Barbora and David, were born there. The COVID-19 pandemic prompted a move to London in 2020 and then to Saratoga Springs, Brad’s hometown, in 2022. Godette also has contributed to two books by local authors. Shortly after moving to Saratoga Springs, Godette was approached by Jilly Sansone, an occupational therapist and yoga and mindfulness meditation teacher, to illustrate a book. Sansone had been telling her younger students stories during special Christmas yoga classes and wanted to publish them. She asked Godette to create illustrations for young readers. The resulting book, published in 2023, is “Santa and Rudolph’s Yoga Adventure.” It encourages readers to practice yoga poses and exercises to improve focus and strength. It is available at Northshire Bookstore, Barnes & Noble, Walmart and online. “It was really exciting and fun,” Godette said. “We’re actually working on a new book called ‘I’m Here,’ a meditation book for children.” She also created the cover for “On This Continued On Page 10
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EDC Warren County Chair Melanie Weber Salt Summit Brings Leaders Together To Champions Small Business And Collaboration Address Road Safety And Water Quality BY CAROL ANN CONOVER A Tuesday for Melanie Fronhofer Weber might span a Glens Falls Business Improvement District board meeting, a toddler music class at her Exchange Street children's store, (g)row, and a human resources issue at Common Roots Brewing Co. in South Glens Falls. "I wear a lot of hats, and that's how I thrive," she said. Weber chairs the EDC Warren County board, runs businesses and is raising three sons younger than 5. She describes entrepreneurship as something "almost always in my blood." Her father founded Fronhofer Tool in the family's Washington County basement 11 years before she was born, attending night school and taking side jobs. He later bought a barn on Cossayuna Lake and built a machine and fabrication center. One of her brothers now runs the company, with another working alongside him. Growing up inside it, she said, "prepares you for how hard it is." Her parents made every sports game, but "my dad might not come home for a week because he was working around the clock." Weber built experience in events, operations and human resources. At Gannett, she helped open USA Today Sports Media Group's New York City office. In Washington, D.C., she launched Eleven Eleven Events for weddings and private parties, then planned medical education conferences for the Association of American Medical Colleges. "As I moved along my path in corporate roles, I always sort of was still doing this startup mode, even though they were big companies," she said. At the Greater Boston Chamber of Commerce, she worked on City Awake, an initiative to retain young graduates. Her threeperson team became the chamber's economic development arm, connecting her with entrepreneurs and small business owners. "Everything was so siloed," she said. "There needed to be a voice of collaboration." She values that experience. "It is a strength of mine that I have been in so many different roles and experienced so many different types of business," she said. "I love that I can bring those bits and pieces back to Glens Falls." Back home, she worked with her father and brother at Fronhofer Design, the family's brewing equipment business. She also married into a second family enterprise: Common Roots, owned by the Weber family, which includes Bert and Robin Weber and their son Christian, her husband. She now works primarily as the brewery's business and human resources manager and co-owns (g)row with Hillary Williams. Her rule for family businesses is simple. "Don't go into business with someone that you don't trust blindly," she said. At Common Roots, Weber and Christian joke to their sons that "they will be keg washers first." The brewery also promotes employees outside the family: Dishwashers hired when its kitchen opened in 2020 have become line cooks and supervisors. "We want people to feel like they have a
Melanie Fronhofer Weber, EDC Warren County chair, supports local business collaboration. path forward here," she said. Weber joined the EDC board in 2023 after meeting EDC President and CEO Jim Siplon at a Common Roots beer dinner. Among executives from the county's largest employers, "I think I was definitely the only person representing retail," she said. Women leaders on the board mentored her, and a leadership transition brought her into the chair sooner than she expected. "You could have asked me back then if I would ever be the chair of that board, and there was not a chance," she said. A small shop's voice, she said, "is still just as important in our business community as any other that might be sitting at the table on the EDC board." Among the EDC luncheon themes of talent, innovation and place, Weber chose "place by far" as the county's greatest strength. Making Warren County workable for families begins with child care, she said. "It's a huge barrier, and it's a huge problem," she said, adding that it is "a workforce problem and not just an in-home problem." A February 2025 state comptroller's report classified 55% of Capital Region census tracts, which includes Warren County, as child care deserts. Outside Glens Falls, Queensbury and Lake George, Weber said, "beyond just the expense of it, it's that it just doesn't exist." The EDC and partners are developing a regional child care capacity grant. "We need to make it so that they can come to work," she said. Housing and living costs create additional hurdles. "We want to do everything we can to make people feel like Warren County is their home," she said. As of January, the EDC tracked more than $400 million in announced private development across Warren County, including an estimated $85 million to $110 million downtown in Glens Falls. Weber sees cross-community cooperation as the greatest opportunity. "I don't think that business success ends at a boundary," she said. Continued On Page 10
BY ANN DONNELLY Regional municipal leaders, business representatives, federal officials and state lawmakers gathered Thursday, Oct. 8, 2026, at the Crowne Plaza Desmond Hotel for the 11th annual Salt Summit. Hosted by the Lake George Association and Lake George Waterkeeper, the inaugural statewide event addressed rising chloride levels in municipal and private drinking water supplies, infrastructure damage and winter supply chain volatility across New York state. Local officials from Saratoga and Warren counties emphasized that protecting environmental assets such as Lake George and Saratoga Lake does not require compromising public safety during winter weather. “We collectively face what I see as a triple mandate,” said Dr. Brendan Wiltse, president and CEO of the Lake George Association. “We have to maintain safe roads in the wintertime. But, at the same time, we also have to protect the environment, and we need to ensure the public’s right to clean water, whether that’s in a municipal system or in a private system.” For local municipalities, balancing tight operating budgets with environmental stewardship presents financial and logistical hurdles. Town of Wilton Highway Superintendent Mike Monroe highlighted the operational strains small towns face when navigating seasonal salt supply delays and rising material costs. “For the town, our storage capacity is only about 1,200 tons,” Monroe said during a panel on supply chain resilience. “So for me, when I hear there’s a shortage coming with 14 plow routes and 240 miles of road that we have to plow, my only option is to revert to mixing with sand, to stretch out what we have, and to make sure that our brine tanks are full.” To scrape pavement more efficiently and reduce chemical use, Monroe explained that the town retrofitted all 14 of its plows with liveedge blades this year. However, he emphasized that adopting further measures, such as computerized precision calibration, requires significant upfront capital, noting that plow costs have risen from $280,000 per truck five to six years
ago to $380,000 today. At the conclusion of the summit, WIT Advisers, a training and advisory firm specializing in sustainable winter management, honored Monroe for his leadership in advancing sustainable winter maintenance practices in the town of Wilton and across the region. In the private commercial sector, regional hospitality businesses near Lake George are leading voluntary salt-reduction efforts. Jennifer Clark, safety coordinator for the Fort William Henry Hotel & Conference Center, detailed how the 18-acre resort property at the southern end of Lake George shifted away from heavy salting. “We’ve been doing brining for the last five years,” Clark said. She noted that the property now tracks application rates three times daily and uses live site cameras. “I have tracked how much salt we’ve used. We reduced 500 pounds,” she reported. Assemblywoman Carrie Woerner discussed the need for regional intermunicipal cooperation and state capital support, citing water bodies in her district such as Saratoga Lake and Cossayuna Lake. “Saratoga Lake is at the heart of my district and it’s surrounded by a state road and five municipalities have a piece of this,” Woerner said. “So we really need those five municipalities and the state to be working together to come up with a solution, not just for the ring road, but for the feeder roads.” Woerner emphasized that state assistance must align highway infrastructure funding with environmental goals. “It is really a resource, and giving municipalities and counties the capital to buy the new equipment that they need, operating dollars to train their operators, all of that is very expensive,” Woerner stated. “I think all of this requires not a state standard, but a conversation between all of the parties who have responsibility.” Summit organizers urged local governments, commercial applicators and state lawmakers to build a statewide coalition ahead of the 2027 legislative session.
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Casa Bella Development Continued From Page 8
ect for the first time while continuing to carry out much of the work herself. She plans a community showcase once the apartments are complete. She sees opportunity across the region in two- to eight-unit Class B multifamily buildings, which she believes could appeal to renters seeking alternatives to higher-priced luxury units. She believes that “when times get tough and people need to reduce their living costs, replacing Class A luxury rent with Class B ‘regular person’ rent is a very logical choice that I believe
many people will make in the next few years as we all tighten our economic belts.” “I have predicted 25 of the last 2 recessions, so take everything I say with a grain of salt,” she joked. Rising acquisition costs have led to more rejected offers, but Harwood continues to look for opportunities to expand. She hopes to develop a 25- to 40-unit apartment complex and is considering the potential of an older commercial building.
Whimsical Designs Continued From Page 8
Spot: Saratoga Springs,” a book by her mother-in-law, Carol Godette, published in 2024. It compiles observations and insights the author gathered while writing On This Spot, a column in Simply Saratoga Magazine. Godette plans to finish the book she is working on and may illustrate another. She
also wants to expand into drawings and paintings for home decor. “I really enjoy what I’m doing, though,” she said. “The projects are a lot of fun and offer me a lot of flexibility and creativity. For more information about Dominika Godette Illustration, visit dominikagodette.com.
Melanie Fronhofer Weber Continued From Page 9
Downtown, she sees new South Street shops drawing customers who might also visit Exchange Street. "No one goes to a wine country to go to one winery," she said. Weber points aspiring women entrepreneurs toward local female leaders while acknowledging child care and living-cost bar-
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riers. "I hope that people, women, can see themselves as accepted and respected here," she said. In her businesses, Weber favors collaboration over competition. "I don't think it's the norm in business," she said. "And we can change that."
GLENS FALLS BUSINESS JOURNAL • OCTOBER 2026 • 11
Warren County EDC Continued From Page 1
“Communities that succeed will be those that understand not only where talent is moving, but why people move, what keeps them rooted and what ultimately makes a new place worth calling home,” Wallace said. “You can’t just get people excited to move here. You can’t sell them a bill of goods. You have to build the kind of community that’s able to receive them and also retain them.” “How do we package the assets we have and continue to make this a better place to live for current and future residents,” she said. Warren County is located between the Adirondacks, a major outdoor recreation destination, and the nearby Capital Region, an economic center. “We have business, restaurants, schools, healthcare; we have everything that it takes to make a community feel like home,” said Melanie Fronhofer Weber, EDC’s new board chair. “People feel like they can grow with us.” Sometimes-overlooked features, such as a vibrant arts community and a professional sports franchise, the Adirondack Thunder, also are important quality-of-life assets. Lower Adirondack Regional Arts Council Executive Director Phil Casabona described a Mosaic initiative, supported by the EDC and Warren Washington Industrial Development Agency, that has brought together more than 100 local arts organizations to strengthen and promote their presence. “This region offers exceptional lifestyle value,” Wallace said. “It’s not just about affordability. It’s about what you get for what you pay here.” Before the pandemic, most people who moved did so to advance their careers. That is no longer the case. About half of respondents to an in-depth survey said quality of life is now a top priority. People also are more concerned about living close to family and friends and having the ability to work remotely. Communities therefore need critical infrastructure, from streets and highways that improve commute and delivery times to broadband that enables business in rural areas. “Feasibility is the new gatekeeper for relocation,” Wallace said. “People aren’t just asking, do I want to move? They’re asking, is it possible?” The main barriers to relocation include moving and housing costs, distance from family, economic uncertainty and career risks. What other jobs are available if the position someone moved for does not work out? Attracting large new employers is difficult and time-consuming. That makes it especially important to attract talented individuals, such
as Duggal, who might start a business or bring an existing one to the area. “Talent is becoming a defining factor for whether a community grows,” Wallace said. Declining birth rates and an aging population have reduced the talent pool, making it harder to compete for such people. “You don’t need to be all things to all people,” Wallace said. “This region isn’t going to be for everybody. But it’s going to be for a certain sector of people who either have mobility or an interest in it. You’re absolutely unparalleled with outdoor assets. Nearly no other place in the world can compete with the Adirondack Park, Lake George, four-season outdoor recreation opportunities.” “But don’t target everybody,” she said. “It’s about targeting people who are actually more apt to move.” People who have relocated previously for work are more apt to again, as are people with social connections to a place. “Finding those people is key,” Wallace said. “This region is very fortunate to have spent decades building a sense of place. You aren’t starting from zero.” Many people who grew up visiting or vacationing in Lake George have eventually moved there, often becoming business owners. “Today’s visitor is tomorrow’s talent,” Wallace said. “Visitors are more apt to relocate. This is especially relevant to a region like this that such a strong tourist aspect.” In today’s digital age, the internet and social media can play a major role in shaping perceptions of a place. Word of mouth from people sharing positive experiences is important, too. Some people who grew up in Warren County are ready to return, settle down and raise families after living in larger cities. “These are all ripe for the picking,” Wallace said. “Have information available and be ready to answer their questions about what local schools and healthcare are like. That could make the difference about whether or not you’re on their short list of places to move to.” EDC President Jim Siplon thanked state and local officials attending for their efforts to promote the economy. Student representatives from every school district in the county were invited as the EDC seeks to engage them and develop future leaders. Siplon said economic development officials from Warren, Washington and Saratoga counties meet frequently to collaborate on attracting new businesses and supporting existing ones. “The future of [Warren County] is tied to the future of this entire region,” Weber said.
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Spirit Halloween Continued From Page 1
Customers began flocking to the Queensbury location, a former Bon-Ton store at the mall, as soon as it opened in early August. Spirit Halloween’s presence also benefits other mall tenants. “The growing traffic they bring while they’re here is very substantial,” said Shannon Stafford, Aviation Mall manager. “We always appreciate them coming to the mall.” Major retailers such as Walmart and Lowe’s also cash in on Halloween, selling outdoor decorations ranging from colored lights to 12-foot-tall skeletons. About 74% of Americans celebrate Halloween, spending approximately $115 per person on costumes ($4.4 billion), decorations ($4.3 billion), candy ($4.1 billion) and greeting cards ($800 million). Countless parties and community events generate millions more for markets and retail shops. “We go to a Lake George block party and do lots of trick-or-treating there, too,” said Megan Seeley, who accompanied her son and daughter to Spirit Halloween. “And we go to Pizza Hut!” said Seeley’s daughter, who picked out a Scream costume. Seeley’s son will dress up as an inflatable Gizmo.
His favorite candy? “I don’t have one,” he said. “I eat everything!” Corey Webster of Pittsford, Vermont, brought his son and niece to the Queensbury store, an indication of Halloween’s popularity and how far people travel to find what they want. “It’s my favorite holiday,” Webster said. “We go to Rutland for trick-or-treating. We have lots of outdoors decorations, too. Odin has every animatronic; jumping spiders, a grave watcher.” Skidmore College student Liam Kerr and his friend Garrett Rozell plan to dress as Beast Boy and Raven from the animated superhero series Teen Titans. Costume trends range from toys such as Buzz Lightyear to myths, fantasy and hardcore horror. “People often ask how we predict Halloween trends,” said Kym Sarkos, Spirit Halloween executive vice president. “The reality is we're watching them develop all year long. From blockbuster entertainment and gaming to social media and nostalgia, our team is constantly tracking what's capturing attention so we can be ready with the looks fans want most.”
12 CLARK STREET, SARATOGA SPRINGS, NY 12866
Located in the heart of Saratoga Springs, this fully renovated 4bedroom, 3.5-bath home offers 2,684 square feet of timeless charm and modern comfort. Just minutes from Broadway and within walking distance of the historic Saratoga Race Course, it features a beautifully appointed kitchen with wet bar and butler’s pantry, hardwood floors, a gas fireplace, and a spacious primary suite with vaulted ceilings and a custom walk-in closet. Extensive updates throughout, a private yard, and a charming front porch complete this exceptional downtown property.
Kate R. Naughton | Associate Real Estate Broker | (518) 441.8527
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12 • GLENS FALLS BUSINESS JOURNAL • SEPTEMBER 2026
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