Northwest Pasco has a clear edge. The Columbia River runs along the west side, Broadmoor Boulevard along the east, I-182 to the south and Burns Road to the north. Inside those lines sit about 1,240 acres that the City of Pasco adopted as the Broadmoor Master Plan on April 17, 2023. The plan describes a master-planned mixed-use community with homes, stores, offices, parks and walkable streets. Drive it today and you mostly see rooftops, new pavement and open dirt.
That open dirt matters more to a Broadmoor buyer than the sale price. Almost none of the vacant land around these subdivisions is undecided. The master plan has already assigned it a use and a density range, and you can look those up before you make an offer.
The six-acre parcel that changed category in September
This fall's clearest example sits at 11050 Harris Road, south of Harris Road, west of Broadmoor Boulevard and just north of I-182. In September 2026 the Pasco City Council annexed the 6.19-acre site, one of the last unincorporated "donut hole" islands inside the city, and zoned it R-3 medium-density residential, according to the Tri-City Herald. Franklin County had zoned it C-1 for retail business.
That one vote changed what the land can become. The Broadmoor plan sets medium-density residential land at 6 to 29 units per acre. The Herald worked that out to roughly 37 to 170 homes on the site. The city's R-3 ordinance allows detached and attached single-family homes, duplexes, triplexes, apartments, stacked flats, condos, cottage housing and factory-assembled homes. No project has been proposed and no unit count has been approved. Haven Capital LLC, which applied on the owners' behalf, has said the land could be developed in the next one to two years.
Annexation unlocks building because of utilities. City water and sewer lines already run along Harris Road. City staff said extending utilities outside city limits is generally not feasible, and that annexation allows them to be extended efficiently. Nobody spoke against the zoning change at the August hearing. Anyone who later buys a home west of that parcel will be living next to whatever gets built under a decision that is already made. The Herald notes that the land just west of it is also zoned R-3, mostly planned for single-family homes, and that two neighboring parcels are still in Franklin County.
For buyers, the lesson goes beyond Harris Road. In Broadmoor, an empty lot isn't a view you get to keep. It has a category, a density range and usually a timeline.
Where the plan stands: homes are well along, shops have barely started
In July 2026, Pasco planning staff gave the City Council an overview of how the plan has developed. About 24% of the planning area, roughly 292.87 acres, is now tied to approved or proposed residential development. The Pasco Aquatics Center is the only active project on Mixed-Use land, and it covers about 1% of that designation.
Here is the residential side, with pricing as shown on builder and leasing pages when we researched this post:
| Project | Size per city records | Builder or operator | Advertised pricing |
|---|---|---|---|
| Columbia Shores PUD | 484 units, mostly attached | Pro Made Homes | $356,850 to $454,850 |
| The Dunes | 222 detached lots | D.R. Horton | $378,995 to $545,995 |
| The Grove | 103 lots | Cedar & Sage Homes | $459,900 shown; page also says "Coming Soon" |
| Solstice | 306 detached lots | Pahlisch Homes | From $519,900 |
| Desert Bloom | 122 lots, preliminary plat | No builder named | No published pricing |
| Affinity and Hydro, now The Goat | 426 units total, about 170 senior | Apartments | The Goat base rents $1,700 to $2,150 |
These figures come from different moments and may not match exactly. The city counts Columbia Shores at 484 units, while 2024 Herald coverage described a somewhat larger townhome count. The Grove's builder page shows both a move-in-ready price and a "Coming Soon" label, so its sales status is unclear. Desert Bloom's most recent public record is a revised 122-lot plat submitted January 28, 2026.
The other land matters just as much. About 187 acres in the planning area are a former gravel-mining reclamation site. A special permit approved March 14, 2024 lets the existing industrial uses continue through 2035. After that, the city expects the land to become Medium Density Residential. A home bought near that site in 2026 sits next to industrial use for up to nine more years, and then next to a medium-density neighborhood that doesn't exist yet.
What the grocery store is waiting on
Riverbend Marketplace is the commercial anchor most buyers picture. Developer Visconsi filed plans for a 92-acre commercial hub. Phase one covers 16.28 acres at Broadmoor Boulevard and Sandifur Parkway, with a 63,000-square-foot grocery store, a hotel, a fuel and convenience station, restaurants and a car wash, according to the Tri-Cities Area Journal of Business.
As of the latest reporting we found, in June 2026, the grocer had not been named. Visconsi said it had letters of intent from a national grocery anchor and from restaurant chains. The phase-one land was still owned by Broadmoor Properties LLC, and Visconsi hoped to break ground in the first or second quarter of 2027. The Herald reported that the broader land deal had not closed and was waiting on entitlements and utilities. We found no later confirmation of a closing, a tenant or a construction start.
The roads are further along than the stores. Sandifur Parkway now extends to Road 108, and the new roads were scheduled to open June 9 of this year. Pasco has backed a $3.8 million Harris Road realignment that connects Old Harris Road to Sandifur at Road 103. Visconsi agreed to dedicate the needed right-of-way at no cost by February 2027. The city's proposed 2027–2032 capital plan says revenue from its new pavement tax, expected to start arriving around April 2027, could go to Sandifur Parkway and Broadmoor Boulevard, among other streets. The Herald noted that only about 24% of the plan's roughly $694.9 million is secured, and the plan sets funding priorities without authorizing any spending.
In practice, a Broadmoor household in 2026 has new streets and a new aquatic center at 5204 Road 108. The grocery store is still a plan with a hoped-for 2027 groundbreaking, waiting on a land sale.
Builders are selling into a market with more choice
The wider Tri-Cities market explains why builder pricing in Broadmoor looks the way it does. In August 2026, the Tri-City Association of Realtors reported a median sold price of $428,900 across Pasco, Kennewick, Richland, West Richland and nearby towns. There were 1,303 active listings and a median of 27 days on market. In August 2025 the median was $440,000 with 1,136 active listings. In August 2024 it was $430,000 with 877 listings and a median of 16 days on market.
Over those two years, the August median barely moved, but buyers had nearly half again as many homes to pick from. Homes also took longer to sell. These are region-wide numbers, not Pasco-only numbers, but they set the competition Broadmoor builders face.
The table above lines up with that. Starting prices at Columbia Shores and The Dunes sit below the August regional median, and Solstice starts above it. The Dunes builder page listed 17 homes for sale. When listings pile up and the median stays flat, builders have more reason to compete on price and terms. Buyers comparing a resale home elsewhere in the Tri-Cities with new construction in Broadmoor are shopping in a market with room to negotiate.
How fast a neighborhood fills in also matters. In a plan where 24% of the land is committed to housing and about 1% of the mixed-use land is active, every new subdivision adds households before it adds shops. That sequence shows up in daily errands long before it shows up in resale prices.
Reading the map before you write an offer
From our experience with construction and investment properties, the parcels around a home tell you as much as the home does. In Broadmoor, here's how to check them:
- Find the designation of every vacant parcel you can see from the lot. The master plan assigns uses and densities. Medium density alone ranges from 6 to 29 units per acre, and the minimum lot for a detached home under R-3 is 3,000 square feet.
- Check whether nearby land is still in Franklin County. The Harris Road annexation shows that county islands can join the city and get rezoned, and that annexation is what brings utility extensions.
- Find out how close the lot is to the 187-acre reclamation site. Industrial use there can continue through 2035.
- Keep commercial timelines out of the price you're willing to pay. Riverbend's grocery store, land closing and groundbreaking had not been confirmed as of the latest reporting.
- Ask each builder what is included, not just the starting price. In a market with more listings and slower sales than in 2024, incentives and terms are part of the price.
A few quick questions
Is the Broadmoor plan likely to change? Staff expects code updates next year to focus mainly on clarity. Possible topics include height, parking, street trees and mixed-use standards, and staff said parts of central Broadmoor zoned R-T may not fit the intended long-term pattern. Staff also said Broadmoor will largely stay outside the citywide code rewrite.
Did the Harris Road annexation approve new housing? No. The council annexed and zoned the land. Building plans and permits are still required.
Where can I read the plan myself? The city's July 2026 council packet includes the master plan, the map folio and the overlay district rules.
If you're comparing a Broadmoor new build with a resale home elsewhere in the Tri-Cities, the team at WBC Real Estate can go through the master plan map with you, parcel by parcel, and point out which open land around a lot is set to become homes, which is set for commercial use, and which stays industrial through 2035. Find Your Next Home Today.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
