Branson Landing changes face of historic district

Some see the $420 million, 95-acre development on the Lake Taneycomo waterfront adjacent to downtown as the herald of a new age. They believe the Landing will draw convention business and a younger demographic, creating an economic tide that will lift all boats.

Others see a prohibitively expensive project that will create unprecedented traffic problems and ultimately kill Branson’s historic central business district. They feel the project has already dealt a grievous blow to downtown by demolishing the lakefront resorts that once provided a steady stream of customers.

But advocates and opponents agree on one thing: The Landing is changing downtown Branson.

Prime real estate

“Branson Landing has been very good not only in the downtown real estate market but in the city and beyond,” said Mark Weisz, CCIM, president of Weisz Commercial Realty.

Weisz represents a downtown business client, Akers & Arney Insurance Associates, that is selling its property with plans to build a larger location just north of town.

Akers & Arney occupies almost a third of an acre at 201 E. Main, including two buildings comprising 4,630 square feet and that most prized of downtown commodities, a parking lot. The property is listed at $795,000. “That’s the firm price,” Weisz said. “We’re going to get it.”

Property values have jumped downtown, in part due to speculation, said Kelly Trimble of Trimble & Associates, a real estate research and appraisal firm at 212 W. Main.

“There’s been at least two or three buildings that have sold for as much as double or more than we thought they should have sold for,” Trimble said.

Weisz agreed that values are through the roof.

“I can tell you that property values in the downtown district per square foot of land, in some instances, have surpassed the highest values paid on West Highway 76,” Weisz said.

Downtown properties have sold for $30 to $40 a square foot while the highest values on West 76 were around $22 a square foot.

“Did I ever think I would be saying that and know it’s true? No,” he said. “But I know it’s true now, and if it weren’t for Branson Landing, that certainly wouldn’t be the case.”

Moving out

Downtown’s identity as a central business district might be changing.

Edd Akers of Akers & Arney Insurance said his decision to leave downtown is driven by a need to expand, as well as the potential impact of Branson Landing.

“This will be primarily a tourism area, and insurance is not a commodity that many tourists buy,” Akers said. Because of the traffic the development will generate, “The way we get in and out to be able to go see our customers and clients will be affected.”

CopyRun, formerly located downtown at 105 E. Main, recently relocated to The Shops at Branson Meadows, 4510 Gretna Road.

The advent of Branson Landing wasn’t the deciding factor in the move, but it was a factor, according to co-owner Lucas Banks.

“As far as my opinion of it, I was for the Landing. But our shop I don’t think was meant to be in the middle of it,” Banks said.

Traffic is a major factor for business-to-business tenants downtown, appraiser Trimble said. “If Branson Landing hits and it turns into a big regional shopping destination … they don’t really want to be in the middle of all that traffic.”

Moving in

CeCe Jewett is the proud new owner of CeCe’s at 118 N. Commercial, formerly Café Downtown. The eatery, which features live entertainment by local musicians, opened under the CeCe’s name May 5. Jewett is enthusiastic about Branson Landing and in fact was drawn to downtown because of it.

“One of the things that’s missing downtown is a draw to bring people down here in the evening. I believe that Branson Landing will do that for downtown business owners, and that’s why I chose downtown,” she said.

Also, while she considered a place in Branson Landing, lease rates were “five times more than what I would pay here.”

Jewett spoke with existing business owners before leasing the downtown space, and found that most of the merchants were somewhat negative about her prospects.

But, “I have to tell you that my business has been steadily growing since I opened,” Jewett said. “Everyone told me that August was going to be a horrible month. Well, (in the first two weeks of August) I’ve had the best 14 days since I’ve opened.”

Dry spell

Unfortunately for downtown merchants, Branson Landing, and especially the slow pace of development, has taken a toll.

The Downtown Branson Main Street Association has conducted surveys to measure the impact of losing the lakefront resorts.

“The one market that we do see that it did hurt was the restaurant business in the mornings, the breakfast business,” said Gayla Roten, executive director of the association. “Many of the resort owners would hit the lake first thing in the morning – they’d go eat breakfast and then they were on the lake,” she said.

She added that service businesses also have been affected.

“Our grocery store in the downtown, I’m sure they have felt an impact of losing a lot of those resorts that had kitchenettes.”

Anecdotally, café owner Jewett and appraiser Trimble have heard merchants cite declines of 20 percent to 30 percent.

Since the Landing started, “My business has been down 50 and 60 percent,” said Ellie Forte, owner of The Flea Bag Flea Market at 106 E. Main for 20 years.

From the time the Landing was announced, Forte said, business dropped off. Customers who eventually wandered downtown told her they thought downtown was being razed along with the lakefront resorts.

And those resorts had provided a steady stream of customers to downtown.

“They bought it all, then let it sit for a year. Then they kind of started tearing it down and let it sit for a year; then tore it down and let it sit for a year. They finally started building on it this year,” Forte said.

“I’ve said since Day 1 it will either make us or break us,” she said, adding that she still doesn’t know which.

Uniting old and new

According to Downtown Branson Main Street Association’s Roten, plans are being developed to link Branson Landing and downtown for mutual benefit.

“There’s all kinds of elements to try to bridge the gap between Branson Landing and the historic district so it becomes one great experience,” she said.

Roten feels downtown and Branson Landing won’t compete so much as they will complement each other.

The association is looking at diversifying the merchant base to complement existing businesses and the Landing, and is considering a downtown business incubator for startups.

“We’re also doing a revitalization project for downtown,” Roten added. Architects contracted through the National Trust for Historic Preservation have completed 18 façade renderings for the project. The Main Street association will hold the One Stop Shop Aug. 25 at its 119 W. Pacific offices, bringing property owners and local contractors together to discuss the plans.

Also, a streetscape project is in the preliminary stages and with it, plans for a trolley or shuttle between the Landing and downtown.