Branson considers $400M redevelopment plan 

Alexander Girard: The city of Branson is eyeing a 17-acre parcel for a future indoor sports facility.

Cathy Stepp: Around 30% of proposed 300-unit housing is expected to be priced $750-$1,100 per month.

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Last edited 3:24 p.m., Aug. 4, 2025 [Editor's note: Philcrest Properties Inc. is behind the proposed multiphase project. The company previously was misidentified.]

A Tulsa, Oklahoma-based developer is looking to convert over 130 acres of land in Branson into a multimillion-dollar mix of commercial, residential, retail and entertainment offerings. 

Philcrest Properties Inc. is behind the proposed multiphase project, which spans roughly 136 acres across 17 parcels in the Branson Meadows area around Gretna Road and Town and Country Drive. It totals roughly $400 million, including $300 million for the first and second phases expected to be completed over the next seven years. Phase I would include approximately 150 multifamily residential units, a sports entertainment facility, a tourist attraction dubbed Bible Encounter and a roughly 200-room hotel. The second phase comprises an additional 150 apartments, approximately 31 tourist cabins, two restaurants, a convenience store, a sporting goods store and retail development. 

A third phase is designed for the development and construction of an indoor sports facility. The city entered an agreement in May with Clearwater, Florida-based business management consulting firm Sports Facilities Co. as part of next steps toward the potential investment in the facility, according to past Springfield Business Journal reporting. Alexander Girard, chief of staff for the city of Branson, said the city is engaged with SFC to explore public-private financing options, programming needs and prospective private partners for the development of the sports complex. Cost estimates for the facility are $100 million, according to city documents. 

The developer cleared one hurdle in the process after the Branson Tax Increment Financing Commission approved incentives for the project on July 15. The commission voted 8-3 to recommend approval of the Gretna Road and Town and Country Drive TIF plan. A subsequent vote on the TIF plan, as well as a developer’s agreement, moves to the Branson Board of Aldermen. City Administrator Cathy Stepp said the city plans to move the first reading of the plan and agreement to the board’s Aug. 26 meeting.

Lindsey Kolisch, associate attorney with Lee’s Summit-based Lauber Municipal Law LLC, spoke at the TIF Commission meeting to review the plan. The law firm serves as special legal counsel to the city of Branson, she said.

“For both of these redeveloper project areas, the developer would be doing site work and will also build the residential units and the sporting goods store,” she said. “Third parties will develop the other facilities in these two project areas.”

Construction for Phase I would start in 2027 and complete in 2030, while the second phase would begin in 2029 and wrap by 2032, officials say. Additionally, the developer’s cost would be around $124 million with the remaining $176 million for third parties.

Incentives sought
Aside from the TIF, which Kolisch said is roughly $73.7 million of the planned incentives, the area also would have a community improvement district and transportation development district, which each have a 1% sales tax. The amount of the CID and TDD would each be capped at $4.2 million. She said the developer reimbursement cap is either roughly $82.4 million or 27.5% of project costs, whichever is lower.

Kolbe Krzyzanowski, manager with Baker Tilly Municipal Advisors LLC, issued a “but-for” determination report at the meeting that concluded the forecasted rate of return without incentive is not sufficient given the level of risk associated with the project. The firm, which serves as the city’s independent financial adviser, added the project would unlikely occur in the marketplace without the requested TIF. Once approved, the redevelopment project can utilize a TIF for up to 23 years, according to officials.

In an interview with SBJ, Girard said when Philcrest Properties – developing the Branson project under Branson Meadows TIF Co. LLC – approached the city about tax incentives, local officials walked through how they could advocate for the development but be mindful of any taxpayer burden. 

“This is a very responsible TIF in this project, really with the goal of driving increased visitation, expanding and strengthening that 12-month economy in Branson and really delivering a couple of community assets in an indoor sports facility and obviously housing to Branson,” he said. 

Stepp said at the TIF Commission meeting that the city doesn’t have to borrow any money for the TIF, adding “the full risk is on the developer.”

City officials say the project utilizes a pay-as-you-go incentive model. For that, tax revenue-based incentives are contingent on the project’s successful development and only to reimburse certified reimbursable project costs. Neither the city, nor any other taxing jurisdiction, is at financial risk for the private development project, officials say.

Of the multifamily workforce housing apartments, Stepp said the 300 units are expected to be built in two phases. The goal is for 30% of the units to be priced between $750-$1,100 per month.

Officials with Philcrest Properties declined to comment for this story before press time.