North Phoenix’s tech desert is about to get a big-box upgrade. Costco is expected to start turning dirt this spring on a new warehouse inside Halo Vista, the massive master-planned community that wraps around TSMC’s North Phoenix campus. Developers say grading is scheduled to kick off next month, the first visible step toward a Towne Center that will feature the wholesale giant alongside two Marriott hotels. The 2,300‑acre project is being pitched as a roughly $7 billion "city within a city" aimed at serving TSMC workers, their suppliers and a rapidly growing tech corridor, with early retail and hotel commitments framed as the spark that turns an industrial campus into a full-service neighborhood.
According to Phoenix Business Journal, Costco will anchor the Halo Vista retail district, and grading is scheduled to begin next month. Reporter Hailey Mensik noted that the development team has queued up site work ahead of vertical construction to get utilities and roads in place for the first phase.
Halo Vista is a 2,300‑acre master-planned community led by Mack Real Estate Group and McCourt Partners and marketed as a mixed-use "city within a city" built around TSMC’s semiconductor campus, according to AZBEX. Industry coverage from CoStar has detailed the project’s scale and planned mix of uses. The tenants first surfaced publicly in a Hoodline piece, Costco and Marriott Join Halo Vista, when the warehouse club and hotel flags were announced for the site.
An affiliate of Mack Real Estate Group picked up the land at a state trust auction in May 2024 for about $56.2 million, according to reporting from Valley Vibe. Project maps and developer statements place the Costco and the two Marriott properties in the Towne Center area near I‑17 and Dove Valley Road, on the western side of the Halo Vista footprint.
Developers describe the retail and hotel deals as an early move to provide services for thousands of TSMC employees and suppliers and to anchor future commercial activity, according to Construction Review. It is a classic "first-user" play for a big master plan: land a few highly visible names, then use that momentum to unlock more investment and secure buy-in for major infrastructure.
Earlier coverage had major groundbreakings pegged for later in 2026, but a Feb. 23 update from Phoenix Business Journal says site grading is now expected to start in March, a shift that could pull some construction milestones forward. If that schedule sticks, crews will initially concentrate on horizontal infrastructure, including roads, drainage and utility hookups, that will support the Towne Center buildings.
Local impact and what to expect
For nearby residents, the most immediate change will be the visuals and the noise. Expect earthmovers on the horizon, more truck traffic and some temporary lane shifts as the property moves from scrubland to active construction staging. The Towne Center is being set up to handle both daytime worker traffic and everyday neighborhood needs, which means longer-term activity once doors eventually open. CoStar and other industry outlets point out that early retail sign-ons like this often trigger additional commercial and residential projects, so these first tenants could speed up buildout across the rest of Halo Vista.
What's next
On the near-term checklist are permits, grading and the rest of the horizontal work. Costco has not yet released an opening date, and details on store size and layout remain limited. Earlier reporting had major groundbreakings targeted for the back half of 2026, but developers now appear to be moving faster on the initial dirt work, a change first spotted in public reporting from AZBEX and one that should come into sharper focus as permit filings and construction notices hit city records.
For now, the confirmed arrival of a Costco, plus hotels and a planned auto mall, signals that Halo Vista is shifting from glossy renderings to real construction, steadily reshaping the area around TSMC into a fully serviced corridor. We will be watching those permits and notices as grading crews roll out in the weeks ahead.
