Papa John’s International announced a major refranchising deal that shifts control of 85 restaurants across the Washington, D.C. and Baltimore regions to Pie Investments, led by franchise operator Chris Patel. The move instantly positions Pie Investments as one of the largest Papa Johns franchise groups in the country, now operating more than 150 locations nationwide.
The restaurants were previously owned by Colonel’s Limited, LLC, a joint venture between Papa Johns and Steeplechase Express, Inc., operated by longtime franchisee William Freitas. Freitas, who opened his first Papa Johns in 1993 and helped guide the brand through decades of digital and operational transformation, is retiring.
The refranchising marks a significant expansion of Pie Investments’ footprint in the Mid-Atlantic, complementing its existing portfolio of locations throughout the Northeast. Papa Johns leadership described Patel as a strategic operator with a proven track record of acquiring and strengthening underperforming restaurants.
“Chris Patel’s growth mindset and entrepreneurial spirit are exactly the qualities Papa Johns is looking to emphasize among our franchisees,” said Ravi Thanawala, Papa Johns Chief Financial Officer and President, North America. “His team’s passion for pizza and impressive record in improving profitability is well known across the Papa Johns system.”
In addition to taking over the 85 restaurants, Pie Investments and Papa Johns announced plans to open 52 new locations by 2030 across the Greater Philadelphia, Washington, D.C., and Baltimore markets. If completed, the expansion would move Pie Investments closer to its stated goal of operating 250 restaurants by the end of the decade.
Patel said the company is focused on operational excellence and elevated customer experience as it prepares for additional growth.
“Papa Johns’ commitment to quality continues to make the brand an attractive investment,” Patel said. “Leadership is empowering franchisees with the tools needed to enhance operations, and we’re looking forward to bringing Better Ingredients. Better Pizza. to even more communities.”
Papa Johns also acknowledged the lasting impact of Freitas and his team at Colonel’s Limited, noting their early adoption of digital ordering and their role in helping the company grow into the world’s third-largest pizza delivery brand. “Bill Freitas and his team will be remembered as pioneers among those like Chris Patel who are following in their footsteps,” Thanawala said.
