Mesa has taken a major stride toward bringing top-tier professional soccer to the East Valley, voting unanimously this week to establish the Palo District — a new special development zone intended to anchor a sports-centered redevelopment on the former Fiesta Mall property.
The long-vacant 80-acre site near Southern Avenue and Alma School Road has been targeted for reinvention since demolition began in 2023. Now, with council approval, the area will operate as a state-certified “theme park district,” a designation that enables unique financing tools and gives developers latitude to build a mix of entertainment, retail, housing and — potentially — a multi-use stadium.
Mayor Mark Freeman made clear the ambition behind the vote, telling 12News that Mesa sees an opening to compete for both men’s and women’s professional clubs. “The Phoenix metropolitan area is a great place for it, and we’re able and willing to court them,” Freeman said, noting that MLS, NWSL and even other sports concepts could fit into the broader plan.
Interest in the site follows comments earlier this year from former Mayor John Giles, who confirmed the city had begun exploring what it would take to host MLS and NWSL teams. Mesa, with just over half a million residents, would be among the smallest MLS markets — though examples like Cincinnati suggest population alone is no barrier. Both leagues are expanding, and MLS’ upcoming shift to a summer-to-spring schedule in 2027 may ease concerns about Arizona’s extreme heat by reducing the number of games played at the height of summer.
A quick vote and a complex land deal
The City Council approved the new district in a brief 12-minute meeting with no public comments. As a theme park district, Palo District will be empowered to issue revenue bonds paid off by future activity on the site and implement its own sales tax to support infrastructure and development.
Verde Investments — the real estate company led by billionaire Ernest Garcia II — currently owns the property. According to city documents, that land will be sold to a new entity, Palo District LLC, managed by business leader Vicki Mayo. Both Verde Investments and Palo District LLC requested the district’s creation, paving the way for the next phase of planning.
More information on Mesa’s redevelopment efforts and district structure is available through the city’s economic development office.
