What’s Being Built in Marana? A 2026 Development Update

Marana’s growth over the past few years has been impossible to miss. As we move through 2026, the town is thoughtfully balancing its rich agricultural roots with a rapid expansion of residential, commercial, and infrastructure projects. For families, professionals, and retirees currently living in the area or considering a move to Southern Arizona, keeping up with these developments is essential. Understanding what is currently under construction and what is on the drawing board paints a much clearer picture of the everyday lifestyle and conveniences you can expect in Marana over the next few years.

From massive retail centers to brand-new road infrastructure and a highly anticipated Downtown Marana project, here is a look at exactly what is being built in town right now.

Residential Developments Expanding Housing Options

As Marana’s population continues to rise, the demand for varied housing options is being met with several new residential projects. While single-family home communities in master-planned neighborhoods like Dove Mountain and Gladden Farms continue to build out, developers are also bringing diverse living spaces to the area.

In Southern Marana, the La Vida Sandy Desert Townhomes (near Cortaro Farms Road and Sandy Desert Trail) are currently moving through the development pipeline, offering lower-maintenance living options. Additionally, the Amavida Apartments at Ina Road and Silverbell Road are set to provide high-quality multi-family housing. These additions are critical for accommodating the growing workforce and providing options for residents who want to live in Marana without maintaining a large single-family property.

Commercial Projects and the New Downtown Marana

Marana is actively expanding its commercial footprint to generate local tax revenue and create jobs. Two of the most significant commercial developments making headlines in 2026 involve major technology and aviation infrastructure.

Recently approved by the Town Council, the Luckett Road North and South Data Centers will bring a sprawling 600-acre, air-cooled data center campus to the area west of Interstate 10. Once the first phase is fully built out, it is projected to inject approximately $15 million annually into the town's tax revenue, which will be reinvested into public services, parks, and road maintenance. Meanwhile, the Marana Regional Airport is working alongside the FAA to design a brand-new Air Traffic Control Tower. Funded in part by an $800,000 federal grant, construction will begin as soon as the design wraps up in late 2026, enhancing safety and supporting the airport’s continued growth.

Perhaps the most exciting future development is the Downtown Marana project. Envisioned as a vibrant, walkable destination, the town is planning a massive public-private partnership to construct a true downtown district. With an estimated $84 million dedicated to commercial buildings—alongside town-funded public infrastructure like brick roads, archways, and utilities—this project is currently in the design phase. Once completed, it will serve as a central hub for dining, entertainment, and community events.

Retail Centers and Local Dining

Residents are seeing a surge in local retail and dining options, meaning fewer trips into central Tucson for shopping and entertainment.

In Northwest Marana, the 14-acre Heritage Park Retail Development recently broke ground at the southeast corner of Tangerine Road and Lon Adams Road. Located just across from the newly opened Gladden Farms Marketplace (anchored by a massive Fry’s), Heritage Park will introduce a mix of new retail spaces and services, including an ICCU Credit Union and a Clean Freak Car Wash.

The local restaurant scene is also seeing an influx of fresh flavors. Samurai Teppan Steak & Sushi is opening at the Tucson Premium Outlets, while Kirin Asian Bistro & Sushi Bar recently opened its doors in the Arizona Pavilions shopping center. Southern Marana welcomed Ciao Down Kitchen on Thornydale Road, a brick-and-mortar expansion of a beloved local pizza food bus, alongside Rancho Grill, which offers authentic Sonoran-style cuisine. For quick bites, Chipotle is currently under construction in Gladden Farms, and the drive-thru coffee chain 7 BREW is planned for the intersection of Ina and Thornydale.

Road Improvements and Infrastructure

With rapid growth comes the need for better roads. The town and Pima County are actively preparing for the future of transportation through the RTA Next Plan. Approved by the RTA Board in late 2025, the $2.67 billion regional plan will go to voters in March 2026.

If approved, the plan will bring massive improvements to Marana’s most heavily trafficked corridors. Key proposed projects include major traffic interchange upgrades at Cortaro Road/I-10, Moore Road/I-10, and Tangerine Road/I-10. The plan also includes the widening of Thornydale Road from Cortaro to Tangerine and significant modernization along Ina Road. These infrastructure updates are vital for reducing commute times and keeping traffic flowing smoothly as new businesses and neighborhoods open.

Schools, Parks, and Community Amenities

Marana has long been known for its highly rated schools and family-friendly parks. To support early childhood education for new families moving to the area, The Learning Experience is currently under review for construction near Thornydale and Tangerine Roads.

Existing community hubs are also buzzing with activity. The Marana Aquatic & Recreation Center and the Dove Mountain CSTEM K-8 School frequently host town meetings and community conversations, keeping residents informed about the town's growth. As commercial revenue from projects like the Luckett Road Data Centers begins to flow into the town's budget, residents can expect even more investments in local parks, trail systems, and public safety infrastructure in the years to come.

Frequently Asked Questions

What is the Downtown Marana project? Downtown Marana is a planned, walkable, mixed-use district that will serve as a central hub for dining, retail, and entertainment. The town is partnering with private developers to build the commercial spaces, while the town will fund public infrastructure like brick streets and utilities. The project is currently in the design phase.

Are there any major road improvements planned for Marana? Yes. The proposed RTA Next Plan includes significant upgrades to Marana’s infrastructure, including modernized I-10 traffic interchanges at Cortaro, Moore, and Tangerine Roads, as well as the widening of Thornydale Road. Voters will decide on the funding for these projects in March 2026.

What is the Luckett Road Data Center project? Approved in early 2026, the Luckett Road Data Centers will be a 600-acre, air-cooled data center campus located west of I-10. It is expected to generate significant tax revenue for the town, which will be used to fund public services, roads, and parks.

What new retail is coming to the Tangerine Road corridor? The Tangerine Road corridor is seeing massive growth. The Gladden Farms Marketplace recently opened, and the 14-acre Heritage Park Retail Development just broke ground, bringing new shops, services, and dining options to the northwest side of town.

Sources & Additional Resources

Town of Marana https://www.maranaaz.gov

Discover Marana https://www.discovermarana.org

Velocity Retail Group https://velocityretail.com