Fiesta Mall’s Next Chapter: A Bold New Vision for Mesa Finally Moves Forward

After nearly twenty years of delays and changing plans, Mesa is finally taking a major step toward transforming the former Fiesta Mall property. On November 26, the Mesa City Council approved a development agreement that could launch a new chapter for the long-vacant 80-acre site at Southern Avenue and Alma School Road.

Here’s a simple breakdown of what’s happening and why it matters.

What’s Already Happened

• Fiesta Mall officially closed in 2019

• The entire property was acquired by Verde Investments, who unified all parcels

• Existing buildings were demolished in 2023

• The land was rezoned for mixed-use development

• Verde created the infill master plan known as Fiesta Redefined

What the New Agreement Does

Mesa approved the creation of the Palo District, a special theme park district authorized under Arizona law that allows major entertainment and sports anchored developments to move forward with unique financing tools.

This includes

• The ability to issue revenue bonds

• A district-level sales tax to support development

• Oversight by a board that includes city council members and state legislative appointees

Mesa’s Palo District is only the second district of its kind in Arizona and the only one currently active.

Who Is Involved

• Verde Investments plans to sell all or part of the property to Palo District LLC, led by Vicky Mayo

• Mayo is CEO of Sunny Day Sports, a global investment firm focused on sports and social development projects

• References in City Council discussions repeatedly pointed toward a potential stadium or major sports venue

• Mesa has been previously linked to NHL and MLS relocation and expansion conversations

What This Could Mean for Mesa

While specific designs haven’t been released yet, the project is being described as a “marquee development” that could include

• A sports or entertainment venue

• Major mixed-use components

• New commercial and recreational spaces

• A long-awaited anchor to revitalize the Fiesta District corridor

Council member Francisco Heredia, who represents the area and will serve on the district board, called it a rare redevelopment opportunity for one of Mesa’s most important sites.

Why This Is Big

The former Fiesta Mall has sat empty for years despite renewed development all around it.

Now with

• full property control

• rezoning

• demolition completed

• a dedicated financing district Mesa finally has the pieces in place to bring this area back to life.

The next phase will reveal what the “marquee project” truly looks like, but one thing is clear: Fiesta Mall’s long-awaited transformation is officially in motion.