If you're cross-shopping new construction in west Pasco against a resale in Richland or an established street in Kennewick, you've probably seen the Broadmoor renderings: tree-lined boulevards, outdoor dining, a walkable town center rising out of 1,200 acres near Interstate 182. What you may not have seen is the fine print that separates what's actually open right now from what's still a signature away from happening.
That gap matters more than the marketing suggests, because Broadmoor isn't being built the way most subdivisions are. The roads, the civic buildings, and eventually the retail are financed through a mechanism where the city is betting on tax revenue that doesn't exist yet, generated by homes that haven't sold yet. Understanding that loop tells you more about your timeline as a buyer than any rendering will.
What's Actually Open Right Now
Start with the part that isn't speculative. As of mid-June 2026, the Pasco Aquatics Facility is open on a 13-acre site near Broadmoor Boulevard and Harris Road, built in its first phase for lap lanes, two lazy rivers, children's play areas, and water slides. That's real, usable infrastructure, not a rendering.
A handful of other pieces are also either finished or under construction:
- The city's Martin Luther King Jr. Community Center is partway through a $12 million improvement plan for educational and recreational space.
- Two new high schools serving Pasco are under construction or recently completed elsewhere in the city.
- The Old Harris Road realignment, which will disconnect the road from Broadmoor Boulevard and reroute it to Sandifur Parkway at Road 103, has a development agreement between the city and builder Visconsi Group that moved toward final council approval this summer.
None of that is nothing. But none of it is the mixed-use town center the renderings promise either.
The Loop That Pays For Broadmoor
Here's the mechanism worth understanding before you commit to a lot in this part of town. Pasco is financing Broadmoor's infrastructure through Tax Increment Financing, a Washington state program that lets a city bond against the future property tax revenue a development is expected to generate, then use that money now to build the roads and utilities the development needs. The city has authorized up to $39 million in bonds for Broadmoor, repaid through the increased property tax revenue that new homes and businesses in the district are expected to produce.
City officials frame this as a way to build now without raising rates on people who already live elsewhere in Pasco. The city's own Broadmoor Master Plan page describes the goal as drawing on future tax revenue for infrastructure improvements while eliminating the need for increased taxes on current residents and businesses.
That's a reasonable way to fund growth. It also means the pace of everything downstream, the retail, the restaurants, the amenities that would make Broadmoor feel finished, depends on how quickly rooftops go up and start generating that tax revenue. Fewer homes sold this year means less money flowing toward next year's build-out. It's a loop, not a countdown clock.
The most recent piece of that loop moved forward this July, when the Pasco City Council took up a $3.8 million road project for the Harris Road realignment, split between roughly $870,000 in transportation impact fees and $3 million pulled from the TIF program. City Manager Harold Stewart told the council the project is "closer to being a reality than it's ever been at this point," after years of it being talked about. Construction on the road could begin by the end of this year, with vertical building following in 2027 and the broader district expected to build out over three to five years.
An earlier phase of that same TIF-funded roadwork, the Sandifur Parkway and Broadmoor Boulevard intersection upgrade built by Tapani Inc. of Richland, was designed to fix traffic flow and safety at that junction. Construction started in March 2025, and city reporting this spring described the Broadmoor road projects as nearing completion rather than finished, which is a fair way to think about most of this infrastructure: closer, not done. It's also a reminder that "infrastructure" and "amenities" are two different line items in this budget.
Four Names, Six Kinds of Homes
If you're picturing Broadmoor as one master-planned neighborhood with a single builder, adjust that picture. Four distinct projects near Burns Road, Madison Park North, Raven Place, Glacier Park, and The Grove at Broadmoor, are adding an estimated 1,500 homes between them. Together, planning documents describe six different property types spread across those four projects: detached and attached single-family homes, factory-assembled homes, duplexes, and cottage housing. That variety is worth knowing before you assume every new listing near Broadmoor looks the same or carries the same price point.
What Living Inside City Limits Is Worth This Summer
Here's a number that isn't in any rendering: what the Pasco Public Facilities District decided to charge residents versus everyone else at the new aquatics center. It's one of the few places where the value of a Pasco mailing address shows up as an actual dollar figure rather than a marketing claim.
| Pasco resident | Nonresident | |
|---|---|---|
| Single visit, child | $10 | $13 |
| Single visit, adult | $12 | $15 |
| Single visit, senior | $9 | $11 |
| Annual pass, child/senior | $280 | $350 |
| Annual pass, adult | $375 | $469 |
| Annual pass, family | $750 | $938 |
Resident summer passes covering 14 visits run $140 for a child, $168 for an adult, and $126 for a senior, with a family option at $265. The district's own materials say the resident discount was built in based on community sentiment, since Pasco voters approved the 0.2% sales tax that's funding the project back in 2022.
That's a small, concrete illustration of a larger point. The people paying into Pasco's tax base right now, through that sales tax and eventually through the property tax increment backing the TIF bonds, are the ones the amenities are being built for first. If you're weighing a Broadmoor-area purchase against a home just outside city limits, this is the kind of detail that shows up in daily life, not just on a closing statement.
The Retail Piece Nobody's Signed Yet
The part of Broadmoor most renderings lean on hardest, the shops, restaurants, and hospitality that would make it feel like a finished district, is also the part furthest from done. Elevated Property Co., described as a West Coast lifestyle mall developer, signed a letter of intent last year to buy more than 100 acres along Broadmoor Boulevard from Broadmoor Properties LLC, the entity that owns much of the Broadmoor land and is held by Kathy and Dale Adams. Elevated's founder and CEO, Fred Bruning, confirmed to a local reporter in May 2026 that the deal is still in the works and said he hoped to share news soon.
A letter of intent isn't a lease and it isn't a groundbreaking. If your reason for buying near Broadmoor includes walking to a coffee shop or a restaurant row, price that timeline honestly. It could be years, and it isn't locked in yet.
What This Means If You're Comparing Pasco to Richland or Kennewick
Zoom out and the broader Tri-Cities market gives useful context for how much urgency any of this should carry. Pasco posted 110 home sales in July 2026, its highest July total in five years, and regional trackers put the Tri-Cities median sold price somewhere between $445,000 and $455,000 for June 2026, with inventory at its highest level in ten months. That's a market with room to negotiate on new construction near Broadmoor, not one where you need to chase a rendering before it's real.
The honest way to compare a Broadmoor-area purchase against Richland or established Kennewick is to separate what you're buying today, a specific home in Raven Place or Glacier Park, access to an aquatics center with resident pricing, proximity to a road project that's actually funded, from what you're buying on faith. The retail hub, the full 5,000-unit vision, the walkable town center: those depend on a financing loop that needs more rooftops before it can move faster. That's not a reason to avoid west Pasco. It's a reason to buy the house in front of you and treat everything else as a bonus that arrives on its own schedule.
FAQ
Is Broadmoor already part of Pasco, or is it a separate town? It's within Pasco city limits, in the northwest part of the city near Interstate 182, which is why homeowners there qualify for resident pricing at city-run facilities like the new aquatics center.
Can I use the aquatics center if I don't live in Pasco yet? Yes, nonresidents can buy admission and passes, just at a higher rate than residents pay.
When will the promised shops and restaurants in Broadmoor actually open? There's no confirmed date. The lead retail deal with Elevated Property Co. was still described as a letter of intent as of this spring, not a signed lease or groundbreaking.
Does the TIF financing raise my property taxes if I buy in Pasco? The city's structure is designed to repay bonds using the increased tax revenue generated by new development within the Broadmoor district itself, not by raising rates on existing homeowners elsewhere in Pasco.
If you're trying to figure out whether a home near Burns Road fits your timeline and your budget, or how a Broadmoor purchase stacks up against something already established in Richland or Kennewick, I'd rather walk you through the real construction schedule than let a rendering do the talking. Corrie Hayes: Let's Connect.
