Broadmoor Pasco Homes for Sale: Roads First, Retail Next

Drive west on Sandifur Parkway in Pasco's Broadmoor district right now and you'll notice something that doesn't quite add up. The pavement is new. The roundabouts are new. Three new traffic signals blink over intersections that led to sand dunes five years ago. And yet if you want milk, you're driving somewhere else. If you've toured Broadmoor Boulevard, you've probably noticed the empty lot across from Delta High School, still waiting on the retail everyone assumed would show up alongside the rooftops.

For a buyer comparing Broadmoor to an established corridor like Road 68, that gap reads like a red flag. New construction, no grocery store, and a neighborhood that's been "almost there" for what feels like a long time. But the sequence isn't an accident or a stalled project. It's how Pasco financed the whole district, and understanding the financing explains both why the roads came first and when the rest is actually scheduled to arrive.

The Financing Trick: Building Infrastructure With Money That Doesn't Exist Yet

In 2022, Pasco's city council approved a roughly $39 million bond package to grade and build the roads, utility corridors, and interchange improvements that Broadmoor needed before a single retailer would consider signing a lease. The mechanism is called Tax Increment Financing, and the logic is worth understanding if you're weighing a purchase in the district.

Under TIF, the city doesn't raise taxes on current Pasco residents to pay for Broadmoor's infrastructure. Instead, it borrows against the increase in property tax revenue that the new development is expected to generate once it's built out, houses, apartments, and eventually stores included. The Broadmoor Master Plan page on the city's own site describes it plainly: the approach lets Pasco fund a roughly $40 million package of roads and interchange work "without the need for increased taxes on the current residents and businesses."

That's why Sandifur Parkway, the Road 108 extension, and the widened stretch of Broadmoor Boulevard exist before the shopping center does. The roads are the collateral. The stores are the payoff. Roughly a quarter of the 1,200-acre planning area is now tied to approved or proposed residential development, which means the tax base the bonds depend on is filling in fast, even while the commercial side lags behind it.

Two Retail Deals, Two Very Different Timelines

If you've been watching Broadmoor for a year or more, you've likely seen two competing names circle the same empty land, and their contrast tells you where the neighborhood actually stands.

Elevated Property Co., the Northwest developer behind outdoor shopping centers anchored by tenants like Whole Foods and Crate & Barrel, signed a letter of intent in 2024 to buy more than 100 acres along Broadmoor Boulevard for a project it calls The Shops at Broadmoor. As of the most recent reporting, that deal was still unclosed, with the company facing a year-end deadline to finalize the purchase. The land is owned by Broadmoor Properties LLC, controlled by Kathy and Dale Adams, who have held much of the district's undeveloped acreage through the entire buildout.

The second name, Visconsi Companies Ltd, has moved faster. The Ohio-based developer submitted formal plans this year for Riverbend Marketplace, a 90-acre commercial hub at Broadmoor Boulevard and Sandifur Parkway, with an estimated project cost between $100 million and $150 million. The plans call for a 63,000-square-foot grocery store, not yet publicly named, along with a hotel, a gas station and convenience store, and multiple restaurant pads. According to reporting from the Tri-Cities Area Journal of Business, dirt could start moving on the site as early as 2027, and the project is projected to generate more than 7,300 net new vehicle trips on a typical weekday once it opens.

So the honest answer to "when will Broadmoor have a grocery store" isn't a season, it's a construction timeline that starts with permitting now and lands with an open store sometime after ground actually breaks. If you're buying in Broadmoor this fall expecting a five-minute drive to a supermarket by next summer, the public record doesn't support that yet.

Housing Got Here First, and It's Not Close

The imbalance between rooftops and retail isn't a feeling, it shows up directly in what's already built. Several large residential projects broke ground well before Riverbend cleared its first environmental review:

• Solstice, 306 single-family detached homes
• The Dunes, 222 single-family detached homes
• Columbia Shores, 484 residential units
• Affinity and Hydro at Broadmoor, 426 apartment units, including roughly 170 units of senior housing

The Pasco Aquatic Center, a $41 million public facility that opened in mid-June at 5204 Road 108, sits just west of the future Riverbend site and is itself part of the same mixed-use designation, though city planning documents note it accounts for only about one percent of that zoned area. Add it up and you get a district where thousands of people are already living, swimming, and commuting, while the commercial tax base the bonds were counting on is only now starting to file paperwork.

A Planned Harris Road Realignment

One notable detail in the Broadmoor plan is a planned $3.8 million realignment of Harris Road.

"In essence the city would be agreeing to a specific timeline for relocating Harris Road," city manager Harold Stewart told the council. "This is an important component as the developer tries to secure commitments and leases with different businesses that will locate as part of this development."

Road 68 is Pasco's original commercial spine, and traffic backs up predictably at school pickup and shift-change hours. The planned Harris Road relocation is one part of Broadmoor's effort to sequence roads and signals ahead of the traffic they'll eventually carry. Whether that works is still an open question, since the retail hasn't opened yet to test it.

What This Means If You're Comparing Broadmoor to an Established Corridor

If you're deciding between Broadmoor and a neighborhood where the shopping already exists, the honest framing is this: you're not buying a finished neighborhood, you're buying into a financing structure that has already delivered its infrastructure and is now waiting on its commercial phase to close. The roads, signals, and interchange work were the first thing the bonds paid for because they had to exist before any retailer would commit to a lease. The grocery store, hotel, and restaurants are the second phase, and that phase now has a name, an acreage, and a rough timeline attached to it for the first time.

That's useful information whether you're buying now or waiting. A household that wants walkable errands today will find Road 68 more functional this year. A household comfortable trading a longer drive to the grocery store for a year or two, in exchange for newer construction and a neighborhood built around infrastructure planned in advance, has a much clearer picture of what "soon" actually means in Broadmoor now than it did before Riverbend's plans became public.

A Few Questions Worth Asking Before You Write an Offer

Is the grocery store definitely coming? Visconsi has submitted formal plans and public filings for Riverbend Marketplace, which is a meaningfully firmer commitment than a letter of intent. Construction has not started as of this writing.

Will I be taxed extra to pay for Broadmoor's roads? No. Tax Increment Financing repays the bonds through future property tax growth generated by the development itself, not through new taxes on Pasco residents outside the district.

Does the Elevated Property Co. deal still matter? It's a separate, larger luxury retail proposal that has remained unclosed for roughly two years. Riverbend Marketplace is the project with an active permitting timeline right now.

Broadmoor is a neighborhood built in a specific order for a specific financial reason, and knowing that order changes what a reasonable buyer should expect and when. If you're weighing Broadmoor against Road 68, or trying to figure out what a Pasco purchase actually looks like once you get past the listing photos, Caroline Couture can walk the timeline with you street by street. Get a Free Home Valuation and let's talk about what your budget actually buys in Pasco right now.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.