Mack Real Estate Group and McCourt Partners broke ground on Halo Vista on March 26, 2026 — a 2,300-acre mixed-use development sitting directly next to TSMC’s semiconductor campus in North Phoenix. The first phase brings a Costco, roughly eleven car dealerships, and dual Marriott hotels to a stretch of I-17 that currently has almost nothing. This is what fills that gap.
If you live near this corridor, here is what changes for you first
Right now, the workers building TSMC’s fabs have no nearby Costco, no hotel cluster, and no urgent care within easy reach. That will change — but in stages, and over years.
The Costco and the auto mall from DeRito Partners land at I-17 and Dove Valley Road. So do two Marriott hotels — a Courtyard and a Residence Inn — in a single five-story building from Common Bond Development Group. Costco construction starts in Q4 2026. The hotels and dealerships have no confirmed open date yet.
If you commute on I-17, Dove Valley Road, or Loop 303, expect that traffic to grow well before the stores open. Heavy equipment work is already underway. Phoenix-based Willmeng Construction is leading the horizontal infrastructure for Phase 1.
On the healthcare side, HonorHealth has signed a letter of intent to build a medical district in Peoria — primary, urgent, and concierge care — on the parcel that Amkor Technology originally planned to use near Five North at Vistancia. That outcome happened because Vistancia residents pushed back hard enough to force a relocation. More on that below.
Home values near a corridor gaining a Costco, thousands of semiconductor jobs, and a healthcare anchor tend to rise. But Halo Vista carries an 8,960-unit housing plan that adds supply pressure at the same time. Both forces are real.
Halo Vista by the numbers: what the project actually is
A northwest-facing rendering of the full Halo Vista master plan, showing the labeled district layout between I-17, Loop 303, and Carefree Highway. (Mack Real Estate Group / McCourt Partners)
Halo Vista is a $7 billion project. It covers 2,300 acres and is planned for nearly 30 million square feet of mixed use — industrial, manufacturing, office, retail, residential, and educational. It will take 15 to 20 years to complete.
The land cost $56.3 million at an Arizona State Land Department auction in May 2024. For context, that is a single purchase that set the foundation for what developers now call a city within a city.
The master plan includes 8,960 housing units. A Town Center is planned between the southwest corner of I-17 and Carefree Highway and the northwest corner of I-17 and Loop 303.
The first industrial phase adds 2.5 million square feet of leasable space at the northwest corner of West Dove Valley Road and North 43rd Avenue. It targets TSMC suppliers, advanced manufacturers, and distribution users. CBRE is the leasing agent. Site work for that phase is also set to begin in Q4 2026.
Mack has applied with the Arizona State Land Department for an additional 1,473 acres directly west of the current site, abutting Peoria’s Innovation Core District. The parcel still needs a public auction. As of June 2026, no auction date had been set. If Mack secures it, the Halo Vista footprint could grow substantially into Peoria territory.
The domino effect: how the Vistancia fight created the HonorHealth opportunity
This part of the story gets lost when outlets cover Halo Vista and Amkor separately. They are connected.
Amkor Technology originally planned a semiconductor packaging campus on a 56-acre parcel at Five North at Vistancia, an established Peoria master-planned community. Residents near Vistancia, organized as Citizens for Smart Growth, raised environmental and health concerns about placing an industrial semiconductor facility next to their homes. The pressure worked.
The Peoria City Council approved a land swap on August 28–29, 2025. The city had paid $46.7 million to acquire 834.5 acres of Arizona State Trust Land to make the move possible. Amkor relocated to a 104-acre site inside Peoria’s Innovation Core — a better fit industrially, farther from homes.
The investment Amkor brought to that new site grew too. The original plan was $2 billion. The campus that broke ground in Peoria’s Innovation Core carries a $7 billion price tag — a $5 billion increase driven by expanded scope and market demand.
That left the original Five North parcel vacant. HonorHealth stepped in with a letter of intent to build a medical district there: primary, urgent, and concierge care on eight acres, with rights to a second eight-acre parcel for future expansion.
One civic fight. Three outcomes: Amkor gets a better industrial site, Peoria’s Innovation Core gains a $7 billion anchor, and a residential community that said no to a semiconductor plant gets a healthcare campus instead.
What the full TSMC fab corridor looks like now
A sunset rendering of Halo Vista’s mixed-use core, showing the residential, retail, and commercial clusters against the desert terrain and mountain backdrop. (Mack Real Estate Group / McCourt Partners)
TSMC’s total planned Arizona investment now stands at $265 billion — 10 semiconductor fabs, two advanced-packaging facilities, and an R&D center. The additional $100 billion was announced in 2026. Most news coverage still cites the older $165 billion figure.
The employer base taking shape in this corridor is substantial. TSMC projects 6,000 direct jobs. Amkor’s campus targets up to 3,000. Halo Vista layers in construction jobs and eventually tens of thousands of retail, industrial, and residential support roles.
That workforce has been driving on I-17 without a nearby Costco, without a hotel for visiting suppliers, and without a healthcare anchor. Halo Vista, Amkor’s Innovation Core campus, and HonorHealth’s Five North plan all address pieces of that gap simultaneously.
Peoria formalized its role in this build-out in December 2024. The City Council unanimously approved an intergovernmental agreement with the Arizona State Land Department, making Peoria the master planner for the 6,700-acre Peoria Innovation Core along Loop 303. Peoria committed $140 million in upfront infrastructure. In return, it gets reimbursements of up to $500 million from future state land auction proceeds. Those sales are projected to generate $1 billion to $1.5 billion for the state land trust — money that flows primarily to K-12 education.
Water is the infrastructure question that sits beneath all of it. TSMC signed a development agreement with Phoenix for access to 11.4 million gallons of water per day. At full buildout across three fabs, the campus could require 17.2 million gallons daily — though TSMC’s reuse efforts reduce the city’s share to about 4.2 million gallons. Phoenix’s 2026–31 capital plan includes a new North Gateway Advanced Water Reclamation Plant and a new North Gateway Advanced Water Purification Facility, both at I-17 and Dixileta Drive. The purification facility received $179 million in federal Bureau of Reclamation funding and is designed to treat 8 million gallons of recycled water per day.
The Q4 2026 groundbreaking for Costco — and what still has no date
A speaker addresses the Halo Vista groundbreaking on March 26, 2026, with Willmeng Construction signage visible behind the ceremony. Governor Katie Hobbs and Representative David Schweikert both attended. (InsideTheValley / event photo)
The ceremonial groundbreaking happened March 26, 2026. Arizona Governor Katie Hobbs and U.S. Representative David Schweikert attended. Willmeng Construction, based in Phoenix, is leading Phase 1 earthwork.
Phoenix approved the preliminary site plan for the Retail and Hospitality development in April 2026. That clears the main planning risk for the I-17 and Dove Valley Road cluster.
Costco site work begins Q4 2026. Industrial building site work also targets Q4 2026. The dual-branded Marriott and the auto mall have no confirmed construction start or opening date in sourced material as of this writing.
The 1,473-acre western expansion parcel is in application only. It still needs a marketed bid process and a public auction. The Arizona State Land Department confirmed Mack has agreed to begin planning work on the site even without ownership. No auction date was set as of June 2026.
HonorHealth’s Five North medical district is a letter of intent — not a construction start. Timeline and permits for that campus have not been publicly confirmed.
Fifteen to twenty years is a long build horizon. Residents in Peoria and North Phoenix will see construction activity on this corridor for years before the full vision is realized. The pieces that matter most for daily life — the Costco, the hotel cluster, the healthcare anchor — are the earliest ones in line.
