Northwest Tucson Growth 2026

If you have driven by my office in Northwest Tucson in the last year, there is no way you could have missed the construction site at the former Foothills Mall at La Cholla and Ina. The mall was demolished starting in 2023, so that Bourn Companies could re-imagine the site as “Uptown”, which they call “Southern Arizona’s first Urban Resort Village”. Fancy-schmancy sounding, but what does that actually mean? The plan is for mixed-use construction, meaning both residential and commercial buildings will be constructed, making it very convenient to those who live there to shop, dine and catch a movie. The first residential building in the new development, “The Astrie”, is a 157-unit luxury apartment community. It welcomed its first residents in June of this year. In January 2027, Hilton is set to open the “Tempo” hotel, and we expect further development throughout the next couple of years for commercial tenants, including Barnes & Noble and AMC Theaters, who never left. New restaurants are expected in 2027, and the full buildout of this project is expected to reach 1,000 apartments plus 500,000 square feet of retail space. But the projected completion date for it stretches into the 2030s. (I feel old just writing that.)

Further north, if you drive up La Cholla, at Lambert Lane, expect some more changes. Two more development proposals are moving through Oro Valley’s planning process. These plans (from developers Hallamark and Fasseas) would add homes, townhomes, and commercial space, but neither has broken ground yet. I guess we will wait a little longer to see what is approved.

Oro Valley Marketplace broke ground on its latest development phase in October 2025. The current project centers on “Encantada”, which is a 320-unit apartment community from HSL Properties. Encantada sits south of Tangerine Road, on land the Marketplace previously used for parking. They have enough room for a future hotel and additional retail space. For the people who are hoping to walk more places (during the cooler weather, of course), a new pedestrian tunnel under Water Harvest Way will connect the apartments to the retail center, and a public park is also under construction (between Walmart and Tuk Tuk Thai). Completion of Encantada is expected by late 2027, according to Oro Valley’s Community and Economic Development Department.

Intersection improvements along Water Harvest Way started in January 2026 and will continue in stages. The Marketplace is staying open through construction; commuters who cut through on Water Harvest Way may want to choose a different commute. Lane restrictions are expected over the next year (as if that ever ends in Tucson).

Both major apartment projects here, Encantada at Oro Valley Marketplace and The Astrie at Uptown, are marketed as luxury, “market-rate” housing. However, adding market-rate supply does matter for affordability in a broader sense, because every new unit built takes pressure off existing rental stock and Class A apartments may well keep someone who otherwise would buy out of the competition for home buying. Housing stock has stayed tight across these parts of town for years, so hundreds of new units still help to loosen a tight market.

Marana has been Southern Arizona’s fastest-growing town for years. The Marana Aquatic & Recreation Center opened in May 2025: it’s a 120,000-square-foot facility which anchors the town’s developing downtown district. Developers have a new proposal for east of the I-10, near Twin Peaks Road, called the “Cascada II Specific Area Plan”, from Bourn Companies and Red Point Development. It would consolidate 1,562 acres into a master-planned mix of retail, industrial, and higher-density housing. It is still working through Marana’s planning process. Continental Ranch, by contrast, is largely built out. The town’s own development tracker shows no major new project inside that community right now. Nearby activity is limited to smaller commercial sites along Cortaro Road and Ina Road.

New retail and rental density nearby usually supports nearby home values over time. Walkable amenities and upgraded intersections make a location more attractive to future buyers (although the thought of walking anywhere right now sounds like insanity from 110 degree heat). It is, however, stated as one of the top things the Millennial Generation looks for in housing, so it will probably be incredibly popular for multiple generations of buyers. Casas Adobes homes near La Cholla and Ina should benefit from Uptown’s new restaurants, walkable retail and hotel (a place you can put those family members when they want to come for the holidays) once construction wraps. I, for one, am very interested to see this foray into walkable, mixed-use developments in Tucson. Homes near the Oro Valley Marketplace should benefit from expanded walking, shopping and retail options. Yes, residents of the Northwest side will need to put up with construction noise, truck traffic, and detours, which can affect homes closest to active job sites, but it seems like it should be worth it. Oro Valley’s own median sale price still rose 8.9% year-over-year in June 2026, which suggests home sellers and buyers don’t have anything big to complain about. I’ll be watching to see if sellers near any of these construction corridors might build a longer marketing window into their timeline, until the heaviest work wraps.

• The Astrie at Uptown: 157 luxury units, opened June 2026 (La Cholla & Ina, former Foothills Mall)
• Uptown full buildout: up to 1,000 apartments, 500,000+ sq. ft. of retail
• Encantada apartments: 320 units at Oro Valley Marketplace, complete mid-to-late 2027
• Oro Valley median sale price: $585,000, up 8.9% year-over-year (MLSSAZ, June 2026)
• Casas Adobes median sale price: $325,000 (Redfin, Nov. 2025)
• Marana median sale price: $409,990, down 1.9% year-over-year (MLSSAZ, June 2026)
• Marana Aquatic & Recreation Center: 120,000 sq. ft., opened May 2025
• Cascada II proposal: 1,562 acres near Twin Peaks Road, still in Marana’s planning process

This is a northwest-side story, not just an Oro Valley one. Casas Adobes, Oro Valley, and Marana are all adding retail, housing, and amenities at the same time. That runs from Uptown at La Cholla and Ina to Encantada at Tangerine and Oracle. Expect a few disruptive years before the payoff shows up in comps and foot traffic. That’s true near La Cholla, Oracle, Tangerine, or Twin Peaks Road. Plan around this shift, rather than reacting to it.

What’s happening at the old Foothills Mall site?

It’s becoming Uptown, a mixed-use ‘Urban Resort Village’. The first apartment building, The Astrie, opened this June. A Tempo by Hilton hotel opens in January 2027, with more retail and dining to follow.

When will the Encantada apartments at Oro Valley Marketplace be finished?

Encantada is expected to be complete by mid-to-late 2027. Construction started in October 2025 with utility relocation and grading. The 320 units are being built in phases through 2027.

Is there affordable housing planned in any of these projects?

Both Encantada and The Astrie are built and marketed as luxury, market-rate housing. Adding that supply can still ease broader rental pressure on the northwest side.

What’s being proposed at Lambert Lane and La Cholla Boulevard?

Two projects propose homes, townhomes, and commercial space at that intersection. Both are still working through Oro Valley’s rezoning and planning process. No construction start date is set.

What’s driving Marana’s growth right now?

Marana has been Southern Arizona’s fastest-growing town for years. Recent additions include the 120,000-square-foot Aquatic & Recreation Center, which opened in May 2025. A proposed master plan, Cascada II, would also consolidate 1,562 acres near Twin Peaks Road for future retail, industrial, and housing development.