Halo Vista is a $7 billion, roughly 2,300-acre mixed-use district in North Phoenix being built specifically to house the suppliers TSMC needs to make chips at its nearby campus. Developers Mack Real Estate Group and McCourt Partners broke ground March 26, 2026, and have already signed deals with 10 suppliers covering 2.5 million square feet — but say they need far more.
If you live or work in North Phoenix, this changes your corner of the Valley
The land at Interstate 17 and Dove Valley Road has been open desert for years. That is ending now. Construction crews are already on site, and grading work is visible from I-17. Expect dust and construction traffic near the interchange for years — likely decades — before the full project is done.
The upside is real and concrete. A Costco is planned as part of the first retail phase along I-17 and Dove Valley Road. A five-story, dual-branded Courtyard and Residence Inn hotel is committed. DeRito Partners is planning an auto mall with about 10 dealership facilities on the same stretch. Those amenities are part of Phase 1 retail, so they do not require the whole project to finish first.
Longer term, Halo Vista is designed to support between 60,000 and 80,000 workers and up to 9,000 homes. If you own property near the I-17 and Loop 303 corridor, the scale of committed investment here is the kind that moves home values over a decade. If you are renting and watching costs, that same demand pressure works the other way.
The project also carries a data-center restriction. The Phoenix City Council voted on May 6, 2026 to explicitly limit data centers within Halo Vista. The vote was a direct response to broader concerns about water and power use. You can read more about the data center backlash in the Phoenix Valley and a separate attorney general push to pause data centers for context on why that clause matters.
What Halo Vista actually is — and what it is not
Halo Vista is not a neighborhood. It is not an office park. The clearest description is a planned semiconductor supply-chain city built around TSMC’s existing Arizona campus.
The full scope: about 40 million square feet spanning industrial, office, retail, research, healthcare, educational, hotel, and residential uses across roughly 2,300 acres. The developer entity, Biscuit Flats Dev LLC, signed a development agreement with the City of Phoenix under Ordinance S-51561, adopted December 18, 2024, in District 1. That agreement reserved 400,000 gallons of wastewater capacity for Phase 1 alone.
A separate Planned Unit Development zoning application covers a larger 3,721.6-acre footprint at the northwest corner of I-17 and Loop 303. That amendment would expand the auto mall, allow new uses, increase residential heights, and revise development standards. It was scheduled for review by the Phoenix North Gateway Village Planning Committee in October 2026.
Halo Vista is adjacent to, but separate from, TSMC’s own 1,100-acre chip campus. TSMC builds and operates the fabs. Halo Vista is where the companies that supply, support, and service those fabs will locate.
A rendering of Halo Vista’s industrial campus buildings, which will range from about 40,000 to about 203,000 square feet in Phase 1. (Mack Real Estate Group / McCourt Partners)
Ten signed deals, two-and-a-half million square feet — and developers say it is still short
Mack Real Estate CEO Richard Mack spoke at Bisnow’s Industrial and Manufacturing Outlook event in Phoenix. He put the current tally plainly: “We’ve made deals with 10 suppliers and 2.5 million feet already, but we need to do a lot more.”
Phase 1 is seven buildings totaling more than 780,000 square feet. They sit at the northwest corner of Dove Valley Road and 43rd Avenue. Individual buildings range from about 40,000 to about 203,000 square feet. CBRE is handling leasing for Phase 1. The full multi-phase industrial footprint is projected at 2.5 million square feet.
Mack is actively recruiting suppliers in Taiwan, Japan, Korea, and Singapore. He calls Halo Vista a “lifetime project” for his company. He frames the build cadence around one fabrication plant completed per year. The long-term target is 12 fabs within the Halo Vista ecosystem. That math explains the 15-to-20-year completion timeline directly.
Mack’s firm ran a similar play at Mack Innovation Park Deer Valley before this project. There, the company sold 113 acres to TSMC suppliers. Those suppliers built about 1.9 million square feet of factories and service facilities. Mack also directly leased an additional 250,000 square feet to suppliers at that same campus. Halo Vista is the scaled-up version of that proven model.
Officials at the Halo Vista ceremonial groundbreaking on March 26, 2026. Phoenix City Councilwoman Ann O’Brien and Arizona Commerce Authority President and CEO Sandra Watson were among the speakers. (Mack Real Estate Group / McCourt Partners)
The TSMC engine: why every supplier deal at Halo Vista is newsworthy
TSMC has committed $265 billion total to its U.S. investment. Its Phoenix campus alone carries a $165 billion commitment. TSMC’s own SEC filing states that expansion is “expected to drive more than $200 billion of indirect economic output in Arizona and across the United States in the next decade.”
Current plans for the Phoenix campus include six semiconductor logic wafer fabs, two advanced packaging facilities, and a research-and-development center on 1,100 acres. Volume production at the first fab started in late 2024. TSMC aims to open its second Phoenix fab in 2027. The campus already employs more than 3,500 people, with at least 6,000 jobs targeted by 2030.
Every fab that opens needs dozens of specialized suppliers nearby. That is the demand pulling every Halo Vista lease deal forward.
A semiconductor fab cleanroom. TSMC’s first Phoenix fab began volume production in late 2024; a second is planned for 2027. (File photo)
Thirty-three billion dollars and what officials said at the groundbreaking
Mack Real Estate estimates Halo Vista could add nearly $33 billion to the regional economy at full build-out. The project is designed to support between 60,000 and 80,000 workers, plus up to 8,960 to 9,000 residential units.
At the March 26 groundbreaking, Phoenix City Councilwoman Ann O’Brien spoke about Halo Vista’s promise. The Arizona Commerce Authority’s own published release attributes this line to her: “Halo Vista represents a transformative development to usher in a new era, serving as a catalyst to accelerate Arizona’s economic future.” Most trade outlets attributed that quote to Arizona Commerce Authority President and CEO Sandra Watson. The ACA’s own page credits O’Brien.
Watson did speak at the groundbreaking. Her quoted statement was: “This groundbreaking is a monumental step toward achieving TSMC’s long-sought goal.” She added that the project is about “building not only the chips that power our world in Greater Phoenix, but enabling a community to grow holistically alongside it.”
For more on the semiconductor corridor taking shape here, see our coverage of the Halo Vista retail and healthcare buildout along the TSMC corridor. Also see the story on Lennar buying 444 lots near TSMC for $60 million.
The October zoning review and what comes after
Halo Vista already has a signed development agreement and an active construction permit. The next major public milestone is the North Gateway Village Planning Committee review of the expanded PUD zoning application. That application covers 3,721.6 acres and was scheduled for October 2026.
The May 2026 amended development agreement also clarified the reimbursement mechanism for public infrastructure costs. That includes water and wastewater lines, public streets, traffic signals, and landscaping and drainage improvements. Those details define how quickly infrastructure can be built ahead of tenant move-ins.
What is not yet known: opening dates for the Costco, the Marriott hotels, or the DeRito auto mall. Those are committed tenants, not yet permitted or scheduled for ribbon-cutting. Phase 1 industrial construction started in March 2026. The full build-out is projected to take 15 to 20 years. Residents should expect the first retail openings in the next several years, but no official date has been set. Keep an eye on the Halo Vista auto mall land sale story for updates on that piece specifically.
