The Philadelphia Housing Authority (PHA) has announced plans to revitalize 28 properties originally associated with Germantown Settlement.

The $84 million proposal would develop 121 affordable rental units in the Germantown area starting in spring 2027. The properties were transferred to the PHA in October from the Philadelphia Land Bank.

The vacant properties consist of houses, apartment buildings, and parcels with proposed new construction. The proposal would develop the properties into a mix of one–bedroom through five–bedroom apartments.

City Councilmember Cindy Bass, hosted a public meeting Jan 7. to discuss the project and receive feedback.

“I’m excited about the possibilities, and I’m excited about this quality housing that’s going to be coming into our communities,” Bass said at the meeting. “The PHA of today is not the PHA of old, so a lot of us have this sort of … misconception, about PHA, what they do, what they produce, what it looks like, who it’s for, how it operates, and that’s not what it is today.”

In 2020, the city gained control of the properties, then under the control of landlord Emanuel Freeman. The properties were part of several business entities tied to Freeman, including Germantown Settlement, which he had led for a couple of decades.

Germantown Settlement disbanded in 2009 after it was revealed that Freeman mismanaged millions in city funds. Freeman maintained legal control of several of the Settlement properties, before they were repossessed by the Philadelphia Redevelopment Authority in 2020. Many of the units were in a state of disrepair or unlivable.

Bass recounted some of the history of the properties and Germantown Settlement at the meeting.

“There was this organization, which was the Germantown Settlement organization, which basically went out of business 10 years ago, and so there was a ton of real estate in their portfolio that needed to be dispersed up,” Bass said. “It was in the court system for much longer than any one of us would have liked for it to have been. I’m glad that we’re here at this point. It feels like we’re finally seeing the light at the end of the tunnel for a number of large projects in Germantown.”

One part of the PHA plan includes property on Blakemore Street in East Mt. Airy, which was demolished in 2025. The proposal includes the construction of a 20–unit apartment building with a mix of one– and two–bedroom apartments, a community center, a management office, and a social service area.

Similarly, the PHA will rehabilitate the vacant Hamill Mill Apartments in Germantown into a complex featuring 40 units with a mix of one– and two–bedroom apartments, a community center, management office, and social service area.

PHA President Kelvin Jeremiah, along with other PHA staff, also attended the meeting to discuss the project with concerned residents.

Jeremiah described the plans as preliminary, and said he expects the PHA will hold additional community meetings regarding the project.

“I expect that we will have several meetings on this subject, and perhaps other development opportunities around Germantown,” Jeremiah said. “Not only are we working with our residents to put them on a path to social and economic mobility, we’re revitalizing communities in a real way. You’ll be hard pressed to tell a PHA development from a property where you live, or a property in a private development.”

The first person to ask a question was Seth Anderson-Oberman, who ran for Bass’ City Council seat in 2023, saying, “This is great. I’m really glad to see PHA stepping up in this way, and the idea of this being held by PHA is exciting to me. What is the long–term plan as far as ownership of these properties?”

Jeremiah responded, “The only permanent affordable housing that exists in this city are the homes and properties that are built and supported by PHA, so let’s get that straight. We subscribe to the idea that housing is a human right. We subscribe to the idea that Philadelphians need and deserve quality, safe, affordable housing, and that’s exactly what we have set.”

He added, “We will own the property. We will develop the property, and more than likely, we, or one of our property management companies, will manage the properties.”

Anderson-Oberman also asked for specifics regarding the affordability of the units.

Jeremiah replied that 90% of the population that PHA serves are 30% or below the average median income.

“The properties that we are building are subject to what is referred to as a DOT. It’s a declaration of trust that makes them permanently affordable,” Jeremiah said.

Other attendees asked about the condition of specific properties and issues including safety and vandalism.

Jeremiah emphasized that the PHA did not have control of these properties until late October 2025, but they are inspecting and securing each one. Bass and Jeremiah said they plan to organize future meetings on the project.

The Local reached out to the PHA for a full list of properties involved in the project, but did not receive a response by press time.

Tommy Tucker can be reached at Tommy@chestnuthilllocal.com.