Fred Napolitano Sr. and Ramsay S. Smith — Visionary Leaders Behind the Transformation of Hampton Roads

Two leaders of Pembroke Realty Group were recognized in the Inside Business Power List 2026 — one of the most influential business rankings in Hampton Roads, highlighting executives who are shaping the economic development of the region.

Ramsay S. Smith was named to the Inside Business Power List 2026: 75 Power Players as a leader driving redevelopment projects across the region, including Pembroke Square — the large-scale transformation of the former Pembroke Mall into a modern mixed-use destination for a new generation.

Meanwhile, Fred Napolitano Sr. was included in the Emeritus List, recognizing leaders who have shaped the business and economic landscape of Hampton Roads for decades and became part of the region’s business legacy.

Today, Pembroke Realty Group combines decades of experience, strong leadership, and a modern strategic vision for the future. This combination allows the company to deliver projects that influence not only commercial real estate, but also the continued growth of Virginia Beach and the entire Hampton Roads region.

Source: INSIDE BUSINESS | The Hampton Roads Business Journal

Pembroke Square: +6.7% traffic and 4.8M visits over the past 12 months

Pembroke Square in Virginia Beach demonstrates growth in user traffic over the past 12 months (April 2025 — April 2026) amid ongoing redevelopment.

According to analytics data, pedestrian traffic increased by 6.7%. During this period, the location attracted over 1 million unique visitors, while total visits reached 4.8 million, including repeat visits.

The recorded performance over the year reflects the current level of on-site activity. The volume and frequency of visits indicate a stable user flow that is maintained during the reconstruction phase.

Pembroke Square remains one of the largest mixed-use projects in Virginia Beach, with a consistent level of visitation and an established audience flow.

May,13 (2026)

May, 7 2026

Pembroke Square is strengthening its position as a lifestyle destination through strategic management and a long-term vision for growth. Following the opening of steakhouse Fogo de Chão, as well as Funny Bone Comedy Club and Draftcade at Pembroke Square, the project is rapidly transforming into a true evening and social destination.

Analytics confirm sustained growth across key indicators: peak visitation consistently occurs between 6PM–8PM, while traffic share in the late evening (9PM–11PM) has increased by 20–25%, indicating a higher proportion of visits during these hours. At the same time, dwell time is rising, with a significant share of visits shifting toward longer stays (over 44 minutes), directly reflecting higher engagement and multi-format consumption across the property.

In addition, a strong weekend dominance is evident — Saturday has emerged as the primary peak day, while Friday shows increasing evening traffic. Behavioral data also indicates that visitors are increasingly incorporating Pembroke Square into multi-stop journeys.

All of this directly supports Pembroke’s strategy to build a destination-driven mixed-use environment, where retail, dining, and entertainment operate as a unified ecosystem.

Over the past four months, we also analyzed Google Maps reviews for Pembroke Square to better understand visitor perception: across 52 new reviews, the average rating reached 4.79/5, with the most recent 4–6 weeks showing nearly 100% five-star feedback and a clear positive shift in sentiment — while the overall location rating remains at 4.0 based on 5,706 total Google reviews.

Evening Traffic Is Rising. Dwell Time Is Increasing. Pembroke Square Is Where Retail Is Winning Now.
April 2026