Fiesta District
Mesa’s Healthcare-Anchored Redevelopment Corridor
The Fiesta District is one of Mesa’s most significant redevelopment opportunities, anchored by major healthcare and education institutions and centered around the transformation of the former Fiesta Mall site into the Palo District. With Banner Desert Medical Center, Banner Children’s, Mesa Community College and direct access to US-60 and Loop 101, the district offers scale, regional connectivity and a strong foundation for healthcare, office, hospitality, mixed-use and institutional development.
Large-Scale Redevelopment Opportunity: The Fiesta District features one of the region’s most significant infill sites. The planned 80-acre Palo District at the former Fiesta Mall offers rare central Mesa potential for sports, healthcare, hospitality, office, retail, entertainment, and mixed-use development.
Established Healthcare and Education Anchors: The district is anchored by Banner Desert Medical Center, Banner Children’s and Mesa Community College, creating a strong base for patient-serving uses, workforce development and complementary commercial investment.
Central Access to Workforce and Market: Located near US-60 and Loop 101, the Fiesta District offers efficient access to the East Valley labor pool, major population centers and the broader Phoenix metro.
Fiesta District Map
Companies Choosing Fiesta District
AAEC-Mesa Campus
Alverno College
Banner Health
Carrington College
Courtyard by Marriott
DoubleTree by Hilton
Holiday Inn Express & Suites
LaQuinta Inn & Suites
Mesa Community College
Mesa Financial Plaza Investments
Pima Medical Institute
Target
UEI College-Mesa
Primary Industry Clusters
Healthcare & Biosciences
The Fiesta District is one of Mesa’s leading healthcare locations, anchored by Banner Desert Medical Center and Banner Children’s. Recent capital investment on the Banner campus reinforces the district’s role as a regional center for acute care, specialty care, pediatrics and women’s services, while creating opportunities for medical office, outpatient, supplier and complementary healthcare uses.
Key Institutions: Banner Desert Medical Center, Banner Children’s, regional medical offices
Education & Workforce Development
Mesa Community College and nearby higher education and training partners support a steady pipeline of talent for healthcare, business, technical and professional roles. For employers, the district combines access to skilled labor with proximity to institutions that support training, upskilling and long-term workforce development.
Key Institutions: Mesa Community College, Alverno College, regional training providers
Redevelopment Opportunity
The Fiesta District is being reshaped by large-scale redevelopment and private investment, led by the emerging Palo District at the former Fiesta Mall site. For developers and investors, the area offers opportunities for mixed-use, commercial, healthcare, hospitality and innovation-oriented projects in a centrally located Mesa submarket.
Key Projects / Users: Palo District, mixed-use developers, healthcare and innovation-oriented users
Competitive Cost Structure
Mesa offers a favorable environment for investment, including low taxes, no primary property tax and incentive tools that can support qualifying projects. In the Fiesta District, those advantages can help accelerate mixed-use redevelopment, healthcare-related investment, hospitality projects and adaptive reuse.
Access to Skilled Talent
The Fiesta District provides access to a labor force of more than 1.3 million people within a 30-minute drive. Nearby colleges, healthcare training programs and regional workforce assets support employers seeking both scale and relevant talent.
The Palo District
The Palo District is a $2.5 billion planned redevelopment by Sunny Day Sports of Mesa’s former Fiesta Mall site into an 80-acre mixed-use destination centered on a proposed 25,000-seat women’s soccer stadium, supported by housing, restaurants, retail, office and medical space, two hotels, and a women’s health campus focused on care, research, wellness, and athletic performance. The project is positioned as a major economic-development and community hub intended to bring sports, innovation, hospitality, and year-round activity to the area.
Labor Market / Educational Attainment
The Fiesta District offers access to a deep regional labor pool and a well-established education and training network, giving employers a strong foundation for recruitment, retention and long-term growth.
Labor Market
(age 16+)
| Year | 20-Minute Commute | 30-Minute Commute |
|---|---|---|
| 2025 | 732,784 | 1,362,768 |
| 2030 | 784,079 | 1,458,162 |
Source: Esri Business Analyst (2025). Market Profile Reports: 20- and 30-Minute Drive-Time Analyses for COM Business District Center Points; Arizona Office of Economic Opportunity (2024). Employment Projections Trends: Long-Term (2024–2034) Industry Employment Projections, Maricopa County; City of Mesa Office of Economic Development analysis. Center point – 1310 S. Longmore
Educational Attainment
(age 25+, highest level completed)
| Degree | 20-Minute Commute | 30-Minute Commute |
|---|---|---|
| Associate Degree | 9.5% | 9.0% |
| Bachelor’s Degree | 25.8% | 26.1% |
| Graduate/Professional Degree | 15.0% | 16.2% |
Source: Esri Business Analyst (2025). Educational Attainment Tables, Population Age 25+, Market Profile Reports for COM Business District Drive-Time Analyses.
Available Properties / Development Opportunities
Explore available sites, office and industrial space, and redevelopment opportunities that can support new investment in the Fiesta District and the surrounding Mesa market.
Robust Infrastructure
Infrastructure Ready for Growth: Explore available sites, office and industrial space, and redevelopment opportunities that can support new investment in the Fiesta District and surrounding Mesa market.
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