Big developments can reshape how and where businesses lease space, but they rarely move in a straight line. If you are a tenant watching the Sandy and Draper corridor, The Point at Point of the Mountain is worth your attention because it has the scale to influence office, flex, retail, and hospitality choices over time. This guide breaks down what is planned, what is actually moving forward, and which signals matter most as you make lease decisions in the next 12 to 36 months. Let’s dive in.
Why The Point matters now
The Point is a 600-acre state-owned redevelopment at Point of the Mountain, with Phase I covering about 100 acres at the core of the site. The public planning framework centers on a mixed-use, walkable district with features like The Promenade, Innovation Alley, Central Green, and the River to Range trail. The plan also emphasizes transit-oriented development, with 95% of development intended to be within a five-minute walk of neighborhood cores.
For tenants in Sandy, Salt Lake County, and the broader south valley, that scale matters. This is not a one-building project or a small retail strip. It is a long-horizon district that could change how quality commercial space is absorbed across the Sandy and Draper corridor.
What is planned at The Point
The Promenade leads early development
The Promenade is the centerpiece of early private development. Current planning materials describe it as a mixed-use main street with more than 2 million square feet of office space, about 3,000 multifamily units, and 222,000 square feet of retail, restaurants, groceries, and related uses.
That mix is important if your business depends on convenience, visibility, or daily foot traffic. The district is being planned so shopping, dining, and work function together, rather than as separate, isolated uses.
Phase I details offer leasing clues
Public meeting materials from late 2025 added more detail to the Phase I picture. Those materials referenced a 363-unit multifamily building with 45,000 square feet of ground-floor retail, another mixed-use building with about 30,000 square feet of office and ground-floor retail, a parking garage with more than 1,000 stalls, and a hotel with 150 to 200 keys plus about 25,000 square feet of retail.
Those same meeting minutes also noted 18 letters of intent and said restaurant demand exceeded available space. For tenants, that suggests early leasing may be selective, especially for food-and-beverage users and high-visibility retail concepts.
Convergence Hall is a major signal
Convergence Hall is another piece tenants should watch closely. The state’s request for proposals says it is intended to include short-term living accommodations, offices, laboratories, and demonstration space.
State funding is a meaningful indicator here. The Utah Legislature’s 2027 budget added $65 million one-time for Convergence Hall, bringing total state funding to $150 million. That level of public commitment suggests continued support even as the private portion of the project continues to mature.
What infrastructure tells you
Roads and utilities are moving first
One of the clearest signs of progress came with the Porter Rockwell Boulevard groundbreaking on December 17, 2024. According to the official release, the road will serve as the main access spine for the site while also carrying new utilities such as power, water, sewer, storm drain, and telecommunications.
For tenants, this is more than a road update. It shows the project is advancing through the foundational work needed to support office, retail, and mixed-use buildings at scale.
Access is part of the user experience
The same project materials say Porter Rockwell Boulevard is being designed with bike lanes and sidewalks, with future shops, cafés, and office buildings lining the corridor. The River to Range trail is also planned as a 1.4-mile paved regional trail connecting the Jordan River Parkway Trail to Corner Canyon.
That means access at The Point is being shaped around several modes at once. If you are comparing locations, roadway access, parking strategy, trail access, and future transit all deserve a place in your site review.
Transit is phased, not finished
Transit planning is moving forward, but tenants should stay realistic about timing. The UDOT and UTA study says the environmental assessment received a Finding of No Significant Impact after public review in 2025.
In the short term, Phase 1 centers on shuttles and Innovative Mobility Zones. Phase 2 light rail remains dependent on future funding, although agencies are preserving options for a future FrontRunner connection and a possible TRAX Blue Line extension if major funding becomes available.
What Sandy and Draper tenants should watch
Office tenants should watch timing and product quality
The broader Salt Lake office market offers an interesting backdrop. Cushman & Wakefield reported 23.0% overall office vacancy in Q1 2026, but also noted that Class A demand remained strong and that the South East submarket led regional leasing volume in Q4 2025.
That matters because The Point is aiming for newer, higher-quality space in a corridor where quality still attracts attention. The same report said demand was strongest in the 7,000- to 15,000-square-foot range, and that landlords were investing in modern speculative suites.
The office pipeline is another factor. Cushman reported no office buildings under construction in Q4 2025, which suggests new supply has been limited even while tenants continue to seek quality product.
Flex users should not wait on one option
If you need lab-support space, service bays, light manufacturing capacity, or a hybrid office-warehouse layout, the flex market remains tight. Cushman reported 2.7% vacancy in office service and flex space, plus 3.0% vacancy in the 10,000- to 100,000-square-foot industrial band.
The same report said buildings under 20,000 square feet with yard space lease quickly. In practical terms, that means you should track both future Point-related space and nearby South Valley options rather than assume one future development will solve every requirement.
Retail tenants should expect selectivity
Retail conditions are especially tight. Colliers reported Salt Lake County retail vacancy at 2.85% in Q1 2026, with about 470,187 square feet under construction countywide and roughly 87% of the active pipeline concentrated in the southwest quadrant.
At The Point, the best early retail space is likely to be leased deliberately. For many users, the key factors will be adjacency to anchors, event activity, and walkability, not just simple freeway visibility.
Why project control matters
One of the most important structural facts is easy to miss. Utah law gives the Point of the Mountain State Land Authority complete and exclusive control over the site, and local zoning authority does not apply to the state land.
For tenants, that changes where you look for decision signals. On a typical site elsewhere in the valley, you might focus heavily on city-level zoning and permitting. At The Point, state-level board decisions, master-developer activity, and phase timing may tell you more about what comes next.
Practical lease strategy for the next 12 to 36 months
Treat The Point as a strategic option
Right now, The Point is best viewed as a long-cycle relocation or expansion opportunity, not an immediate substitute for every existing Sandy or Draper building. The district is moving from planning into visible construction, but leasing decisions still depend on how each phase comes together.
The site’s current materials say The Point celebrated a Phase I groundbreaking milestone in late June 2026. Read alongside the 2024 infrastructure kickoff, that suggests the project has moved beyond concept and into real district-building.
Watch these triggers closely
If you are planning a move, renewal, or expansion, keep an eye on a few practical signals:
- Phase-by-phase preleasing activity
- Delivery timing for roadway, utility, and parking infrastructure
- The pace of transit implementation in early phases
- Progress at Convergence Hall
- How much existing Class A inventory in the corridor gets absorbed before new Point product arrives
- Whether your business needs immediate occupancy or can wait for a future mixed-use environment
Match your timing to your business needs
If you need high-quality space soon, today’s existing inventory may still give you the best near-term leverage. If your business values placemaking, a newer identity, and a mixed-use environment, The Point may be worth treating as a strong 2026 to 2028 strategic option.
The key is not to chase headlines alone. You want a lease decision that lines up with your timeline, layout needs, customer access, parking expectations, and long-term operating goals.
If you are weighing a relocation, renewal, or expansion in the Sandy and Draper corridor, working with a local advisor who understands both leasing strategy and public-sector development signals can help you compare today’s options against what is still coming. To talk through your next move, schedule a free consultation with Dan Rip.
FAQs
What is The Point development near Sandy, Utah?
- The Point is a 600-acre state-owned redevelopment at Point of the Mountain, with Phase I covering about 100 acres and focusing on a mixed-use, walkable district.
What kinds of space are planned at The Point?
- Public planning materials describe office space, multifamily housing, retail, restaurants, groceries, hotel uses, and institutional space such as offices, labs, and demonstration areas at Convergence Hall.
Is transit already built at The Point in Utah?
- No. Current plans show short-term transit centered on shuttles and Innovative Mobility Zones, while future light rail remains dependent on funding.
Should office tenants wait for The Point before leasing in Sandy or Draper?
- Not necessarily. The Point may become a strong long-term option, but tenants with near-term needs should still evaluate existing high-quality space in the corridor.
Why does state control matter for tenants at The Point?
- Utah law gives the Point of the Mountain State Land Authority exclusive control over the site, so state-level decisions and project phasing are key signals to watch.
What should retail tenants track at The Point development?
- Retail tenants should watch early preleasing, anchor placement, walkability, event traffic, and how much retail space is released in each phase.
