Submarket
Pasco, Washington
Fastest-growing of the four. Broadmoor + Road 68 are the corridors that matter.
~80K (fastest-growing)
Population
$70–95K (West Pasco $120–130K)
Median HH income
$390–480K
Median home value
Broadmoor / Sandifur intersection: anchor corridor
Traffic note
Why this submarket
Pasco is the fastest-growing of the four Tri-Cities. West Pasco — anchored by the Broadmoor corridor — is where the demographic and development story is happening: median household income 50% above the Pasco city average, multi-billion-dollar regional infrastructure tailwinds (Energy Northwest + Amazon SMR campus, advanced nuclear fuel facility), and active large-format retail and multifamily pipelines.
Tenants pricing pro forma at primary-market terms find the West Pasco trade area qualifies. Riverbend Marketplace, the 90-acre shovel-ready master-planned development at Broadmoor and Sandifur, is the active ICSC story.
Growth drivers
West Pasco demographic upgrade
Median HH income $120–130K, avg HH income $140–150K, $450K+ median home value. Trade area qualifies tenants typically locked out of secondary markets.
Riverbend Marketplace + Broadmoor corridor
90-acre master-planned development at Broadmoor + Sandifur. Phase 1: 9 out parcels including 63K SF grocer anchor. Phase 2: 76 acres of large-format. Multiple executed national QSR LOIs. ICSC May 2026 active.
Regional tailwinds
Energy Northwest + Amazon SMR campus, $4.5B advanced nuclear fuel facility, $200M River Ranch Golf Resort, $71M Three Rivers Convention Center expansion, West Pasco Aquatic Facility 2026.
Road 68 + Court St
Established retail corridors with active redevelopment. Daily-needs and service retail, with new construction backfilling older inventory.
Corridors that matter
The named corridors where activity concentrates. If you're sourcing a site or evaluating a deal, start here.
Broadmoor + Sandifur
Riverbend Marketplace anchor zone. Phase 1 pads, Phase 2 large format. Most active corridor in the metro.
Road 68
Established retail spine. National QSR, fitness, daily-needs, and service. Strong daytime + evening traffic.
Court Street
Original retail spine. Mix of legacy and redeveloping properties. Auto, hospitality, and service retail.
Lewis Street (downtown)
Historic core, redevelopment trajectory. Mixed-use opportunities and infill plays.
Highway 395 / airport corridor
Industrial, distribution, and hotel/extended-stay tied to the Tri-Cities Airport.
Who's working here
Tenants
West Pasco demographics qualify primary-market tenants. National QSR, grocer, medical, fitness, financial, hospitality.
Investors
Multifamily, retail, and large-format trades. Pre-market access on Riverbend Phase 2 and Broadmoor-corridor opportunities.
Developers
Riverbend Phase 2 (76 acres), Road 68 redevelopment, Lewis St infill, airport-corridor industrial. Most active development pipeline in the Tri-Cities.
Active listings & coverage
Broadmoor / Riverbend, Road 68 retail, downtown Lewis Street redevelopment, airport-corridor industrial.
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