Project Marvel: What the Spurs' New Downtown Arena Means for San Antonio
Downtown San Antonio is on the verge of dramatic change. With the unveiling of Project Marvel—a $3–4 billion initiative centered around a new Spurs arena—the city aims to become a hub for sports, entertainment, housing, and transit.
But alongside this opportunity comes debate. Will it spark inclusive growth, or displace long-standing communities?
As construction, land use, and transportation plans take shape, residents, developers, and local leaders are all weighing the impact. In this article, we explore what Project Marvel could mean for San Antonio’s future—and how you can play a role in shaping it.
Key Takeaways
- Project Marvel will span multiple decades, with construction phases stretching 1–15 years.
- San Antonio’s ITC site redevelopment may face legal and preservation hurdles due to its landmark status.
- Public funds won’t go to the Spurs arena itself, but infrastructure bonds may still impact taxpayers.
- Affordable housing strategies like TIRZs are planned but may lag behind development timelines.
- The East Side could see reconnection with downtown via the land bridge, reversing past urban planning damage.
- Public trust hinges on transparency around private funding contributions and cultural site replacements.
What Is Project Marvel?
Announced in November 2024, Project Marvel is a multi-phase $3–4 billion redevelopment effort that aims to reimagine Downtown San Antonio. The initiative centers around a $1.5B Spurs arena, complemented by a convention center expansion, Alamodome upgrades, and a pedestrian land bridge over I-37 connecting East Side neighborhoods.
- $1.5B Spurs Arena at the ITC site
- $750M Convention Center expansion
- $100M in Alamodome renovations
- Land bridge over I-37 for East Side connectivity
- 5,000-seat venue replacing a federal courthouse
“This is what makes downtown the place to be for residents locally.”
— Mayor Ron Nirenberg
Housing Impacts: Opportunities and Challenges
A Boost for Mixed-Use Development
Project Marvel includes plans for roughly 50 acres of mixed-use development, blending residential, commercial, and retail spaces. This could bring much-needed housing to Downtown San Antonio, where demand for urban living is growing. According to the City of San Antonio, the project aims to attract private developers to build apartments, condos, and affordable housing units, potentially easing the city’s housing shortage.
However, there’s a catch. Large-scale projects like this often drive up property values, which can make nearby neighborhoods—like Lavaca, south of Hemisfair—less affordable. Mayor Nirenberg has acknowledged this, stating that the city is focused on using tools like tax increment reinvestment zones (TIRZs) to mitigate impacts on lower-income residents. Still, some locals worry about gentrification pushing out longtime residents.
Community Concerns
Residents in areas like Lavaca have mixed feelings. While some see the potential for better amenities and economic opportunities, others fear rising rents and displacement. District 2 Councilman Jalen McKee-Rodriguez, whose district includes parts of the East Side, has expressed cautious optimism but insists that the project must address historical inequities. “If the Spurs leave the Frost Bank Center, they need to leave my community in a better position than it is today,” he said. The city is exploring residential parking programs and other measures to protect nearby neighborhoods.
Housing Impacts of Project Marvel
Project Marvel’s proposed downtown redevelopment in San Antonio brings both opportunity and risk to the local housing landscape. Here's a breakdown of the potential impacts for residents, investors, and policymakers to consider:
| Aspect | Potential Benefits | Potential Challenges |
|---|---|---|
| New Housing | Boost in apartment and condo inventory through mixed-use development | Rising rents and home prices may impact affordability near downtown |
| Economic Growth | Increased tax base from higher-value properties and affluent residents | Displacement risk for low-income and long-time community members |
| Community Programs | Plans for parking protections, affordability tools, and housing incentives | Execution delays or underfunding could leave vulnerable areas exposed |
Monitoring these housing trends early can help residents prepare and advocate for equitable development as the project progresses.
Transit Improvements: Connecting the City
Infrastructure Upgrades
Project Marvel isn’t just about buildings—it’s about connectivity. A key feature is a land bridge over Interstate 37, linking the Alamodome to the new Spurs arena and reconnecting the East Side with downtown. This pedestrian-friendly infrastructure aims to make the area more walkable, encouraging residents to explore without relying on cars. The city also plans to invest $220–250 million in infrastructure upgrades, including:
⚙️ Infrastructure Plans Underway
- Redesigning the I-37/César E. Chávez intersection into a modern single-point urban interchange
- Constructing a 2,500-space parking garage near the Alamodome to ease congestion
- Expanding VIA bus service and exploring potential light rail integration
- Upgrading roadways and pedestrian paths to accommodate downtown growth
These changes could make Downtown San Antonio more accessible, but they’re not without challenges. A Texas Public Radio report notes that infrastructure costs will likely be funded through municipal bonds, which may require voter approval. If approved, these upgrades could improve transit flow, but construction could disrupt daily commutes in the short term.
Public Transit and Accessibility
San Antonio’s public transit system, managed by VIA Metropolitan Transit, is under pressure to keep up with the city’s growth. Project Marvel’s focus on transit improvements could lead to better bus routes and more frequent service downtown. However, residents are skeptical about whether these changes will benefit low-income communities or just cater to tourists and affluent newcomers. The city’s challenge is to balance accessibility with economic goals.
Land Use: Redefining Downtown
Repurposing Key Sites
The heart of Project Marvel is the redevelopment of the former ITC site for the Spurs arena, acquired for an estimated $60 million through the Midtown TIRZ. The city has also secured a right of first refusal to purchase the site, despite its recent state antiquities landmark designation.
Additionally, the John H. Wood Jr. Federal Courthouse will be transformed into a 5,000-seat events venue, and the surrounding federal properties will support mixed-use development. These changes aim to maximize land use in Hemisfair, turning underutilized spaces into vibrant hubs.
According to KSAT, the project includes 50 acres of mixed-use development, which could include retail, restaurants, and offices alongside housing. This shift could redefine downtown as a live-work-play destination, but it also raises questions about preserving San Antonio’s cultural heritage, especially with the ITC’s demolition.
Environmental and Cultural Considerations
While Project Marvel promises economic benefits, critics like UTSA professor emeritus Heywood Sanders argue that public funds, such as the Bexar County venue tax, could divert resources from other community needs. The city insists that the arena itself won’t rely on general taxpayer dollars, but infrastructure costs may still fall on residents through bonds or taxes. Balancing economic growth with cultural preservation and environmental sustainability will be key.
Land Use Changes in Project Marvel
As part of the city’s ambitious transformation plan, several landmark sites in Downtown San Antonio will be repurposed to support mixed-use development, entertainment, and economic revitalization. Here’s how key properties are expected to change:
| Site | Proposed Use | Estimated Cost | Impact |
|---|---|---|---|
| Institute of Texan Cultures | Spurs Arena | $1.2–1.5B | Economic boost, loss of cultural site |
| John H. Wood Jr. Courthouse | Events Venue | $100–150M | New entertainment hub |
| Hemisfair Area | Mixed-Use Development | TBD | Increased urban density |
These land use changes aim to modernize downtown while sparking debate about cultural preservation, displacement, and long-term sustainability.
Economic and Social Implications
Project Marvel is expected to draw tourism, create jobs, and boost tax revenue, but it’s not without risks. UIW professor Dr. David Vequist notes that the project could attract wealthier residents, increasing tax revenue but primarily benefiting developers. The Spurs are contributing to the arena’s cost, but the exact amount remains undisclosed, raising transparency concerns. A San Antonio Express-News report estimates the project’s total cost at $3–4 billion, with funding from private investment, TIRZs, PFZs, and possibly a venue tax requiring voter approval.
For locals, the promise of a “world-class city center” is exciting, but many wonder if it’ll prioritize tourists over residents. The city’s focus on public-private partnerships could ease the financial burden, but community engagement will be crucial to ensure equitable benefits.
How Residents Can Get Involved
- Show Up & Speak Up: Join public forums and planning workshops to ask questions and push for equitable growth.
- Contact Local Leaders: Reach out to your district councilmember about priorities like affordable housing and transit equity.
- Track the Ballot: Stay informed on upcoming bond elections and tax measures tied to Project Marvel’s infrastructure funding.
- Shop Local, Think Local: Support nearby businesses to help neighborhoods thrive during construction and change.
Frequently Asked Questions
What is Project Marvel?
Project Marvel is a $3–4 billion initiative to create a sports and entertainment district in Downtown San Antonio, including a new Spurs arena, convention center expansion, and infrastructure upgrades. It aims to boost tourism and local engagement.
How much will the Spurs arena cost?
The new Spurs arena is estimated to cost $1.2–1.5 billion, with funding from the Spurs, private developers, and possibly a voter-approved venue tax. The city insists general taxpayer funds won’t be used for the arena itself.
Will Project Marvel increase housing costs?
While Project Marvel may bring new housing, it could also raise property values, risking gentrification. The city plans to use TIRZs and other tools to protect affordability, but residents remain cautious.
How will transit improve?
The project includes a land bridge over I-37, a new parking garage, and transit upgrades like better bus routes. A $220–250 million bond may fund these, pending voter approval.
What happens to the Frost Bank Center?
The Spurs will stay at Frost Bank Center until 2032. Post-lease, Bexar County plans to renovate the arena and Freeman Coliseum, ensuring they remain viable for future use.
Will taxpayers fund Project Marvel?
The arena won’t use general taxpayer funds, but infrastructure costs may involve bonds or a venue tax, requiring voter approval. Private investment and TIRZs will cover much of the cost.
How will Project Marvel affect local culture?
Redeveloping the ITC site has sparked concerns about cultural preservation. The city must balance economic growth with protecting San Antonio’s heritage, especially for East Side residents.
When will Project Marvel be completed?
The project will roll out in phases, with some construction (like the arena) starting within 1–5 years and others, like Alamodome upgrades, taking up to 15 years.
Can residents influence Project Marvel?
Yes! Attend public meetings, contact council members, and vote in potential bond elections to shape the project’s direction and ensure community needs are met.
Who’s paying for the land bridge?
The land bridge over I-37 is part of infrastructure upgrades, likely funded through municipal bonds and private partnerships. Exact costs are still under review.
Looking Ahead
Project Marvel could redefine Downtown San Antonio, making it a hub for entertainment, housing, and transit. But its success hinges on balancing economic growth with community needs.
By staying engaged, residents can help ensure the project benefits everyone, not just tourists or developers. Keep an eye on public meetings and funding votes to have your say in shaping San Antonio’s future.
