Mesa Spring Training Guide 2026: Cactus League Stadiums, Neighborhoods to Stay & Real Estate Near the Stadiums

Section 1: The Cactus League — America’s Spring Training Capital

Every February, the Phoenix metropolitan area transforms into the center of the baseball world. Fifteen Major League Baseball teams — nearly half of all 30 MLB clubs — descend on the Valley of the Sun for six weeks of pre-season training, games, and the longest sustained sports tourism event in America. This is the Cactus League, and for the Phoenix metro real estate market, it represents one of the most significant recurring economic and demographic events of the year.

The 2026 Cactus League season runs from approximately February 20 through April 1 — roughly 40 days of games spread across 10 stadiums in 8 cities, from Goodyear on the far West Valley to Scottsdale on the northeast. The economic footprint is staggering: the Arizona Tourism Alliance and Cactus League Association estimate the Spring Training economic impact at $794 million annually for the Phoenix metropolitan area, accounting for hotel stays, restaurant spending, shopping, entertainment, and transportation. Approximately 200,000 fans attend games in person each Cactus League season, with hundreds of thousands more visiting the valley specifically for the Spring Training experience.

Why Arizona Won the Spring Training Battle

Baseball's spring training was not always concentrated in Arizona. Through much of the 20th century, the Grapefruit League (Florida) and the Cactus League competed on relatively equal footing for MLB teams. Over the past three decades, Arizona has pulled decisively ahead — and the reasons are instructive for understanding why the Cactus League continues to grow:

• Weather reliability: Phoenix metro receives an average of 299 sunny days per year. February and March bring near-perfect baseball weather — temperatures in the 70s°F, virtually zero rain during most Spring Training seasons. By contrast, Florida's spring training schedule is routinely interrupted by rain delays, thunderstorms, and even cold snaps. The ability to play day games in perfect weather without rain-delay uncertainty is a huge competitive advantage for Arizona.
• Geographic concentration: All 10 Cactus League stadiums fit within a roughly 30-mile radius centered on Tempe/Mesa. A fan can attend games at Sloan Park (Mesa), Salt River Fields (Scottsdale), and Tempe Diablo Stadium (Tempe) on consecutive days with short drives between venues. Florida's Grapefruit League sprawls from Jupiter (north) to Fort Myers (south) — a 200+ mile drive — making multi-team experiences logistically difficult.
• The overall Arizona lifestyle: Phoenix metro offers luxury resorts (the Four Seasons Scottsdale, Sanctuary Camelback Mountain, Boulders Resort), world-class golf courses, Sonoran Desert hiking and outdoor recreation, spa experiences, and a dining scene that rivals any American city. Spring Training fans — skewing toward the 45–70 age bracket with above-average disposable income — value the total Arizona vacation experience, not just the baseball.
• Airport connectivity: Phoenix Sky Harbor is a major Southwest, American, and United hub with direct flights from virtually every major Midwest and West Coast city. Delta, Alaska, and Frontier provide additional coverage. A Cubs fan from Chicago, a Dodgers fan from Los Angeles, and a Giants fan from San Francisco can all reach Phoenix Sky Harbor with a 2–4 hour direct flight.

Spring Training as a Real Estate Investment Thesis

For real estate investors, the Cactus League creates something rare in the residential market: a predictable, recurring, premium short-term rental demand spike that happens every year like clockwork. Unlike event-driven STR demand (which is one-time or sporadic), Spring Training arrives every February/March/April with the same geographic footprint, the same fan demographics, and the same premium pricing conditions. The stadiums are permanent infrastructure. The teams are under long-term leases. The fan base grows every year as MLB marketing reach expands globally. For a Riverview District Mesa STR investor, the 6-week Cactus League season is as close to guaranteed premium revenue as exists in the Phoenix STR market.

Section 2: Sloan Park — The Crown Jewel of the Cactus League

No stadium in the Cactus League generates more STR demand, more fan travel intensity, or more premium pricing than Sloan Park — the Spring Training home of the Chicago Cubs.

Stadium Facts and Background

• Address: 2330 W. Rio Salado Pkwy., Mesa, AZ 85201
• Opened: 2014, at a construction cost of approximately $99 million (joint investment between the City of Mesa and the Chicago Cubs organization)
• Capacity: 15,000 total — 10,000 fixed grandstand seats plus a 5,000-person outfield berm/lawn area; the largest Spring Training stadium in the entire Cactus League
• Predecessor: Replaced HoHoKam Park (now renamed Hohokam Stadium), which had been the Cubs' Mesa home since 1979 — a 35-year relationship between the Cubs and Mesa
• Design concept: The Cubs organization worked with HOK Sport (now Populous) architecture to create a stadium that replicates the feel and sightlines of Wrigley Field in Chicago — the ivy-covered brick walls on the outfield berm, the classic scoreboard behind center field, the intimate relationship between the grandstand seating and the field. Fans who have sat in the lower grandstand at Sloan Park frequently describe the experience as "Wrigley in the desert."
• Adjacent amenities: Sloan Park is integrated into the Riverview District of Mesa along the Rio Salado Parkway — a corridor that has seen dramatic commercial development since 2014, including full-service hotels (Marriott, Hyatt Place, Hampton Inn), dozens of restaurants, Riverview Park (a 175-acre park along the Rio Salado river corridor), and a growing collection of boutique retail.

The Cubs Fan Base — Why Mesa’s Cactus League Position Is Unique

The Chicago Cubs bring something no other Cactus League team can match: the largest, most loyal, and most widely distributed traveling fan base in MLB Spring Training. Here is the demographic math:

• The Chicago metropolitan statistical area has a population of approximately 9.5 million people — the third largest metro in the United States. The Cubs are the primary baseball team for Chicago's North Side (and beloved by many from Chicago's suburbs, from central Illinois, and from Cubs fans across the nation who grew up with WGN Radio broadcasts and later WGN Cable TV).
• Cubs fans are uniquely tribal and travel intensely for the team. The 2016 World Series championship — ending the famous 108-year drought — galvanized a new generation of passionate Cubs fans who now travel for Spring Training as an annual tradition.
• The "Cubs Spring Training trip to Arizona" has become a cultural institution in Chicago and throughout the Midwest. Entire groups — workplace groups, family reunions, alumni gatherings, golf trips — plan their annual Arizona winter trip specifically around the Cubs' Sloan Park schedule. Groups of 8, 10, 12, or more friends share a rental house for 1 to 2 weeks.
• Cubs fans' demographics skew slightly older (45–70) and toward above-average household income — the segment most likely to pay premium pricing for a high-quality rental house with a pool near the stadium.

Sloan Park STR Demand in Practice

For an STR host near Sloan Park, Cubs Spring Training creates the following observable market conditions:

• Properties within 1 mile of Sloan Park begin receiving Spring Training booking inquiries in October and November for the following February/March season — 4 to 5 months in advance
• Peak weekend games (Cubs home games on Saturday and Sunday in March) drive the highest per-night rates; weekday rates are 20–30% lower but still well above normal Phoenix market rates
• Group bookings (6 to 10+ guests sharing a 3BR or 4BR house) are common; these guests pay premium rates for the pool, the extra bedrooms, and proximity to the stadium
• Cubs-themed decor, Wrigley Field photos and memorabilia, and Cubs-branded kitchen items are not merely cosmetic — STR hosts report that Cubs-themed properties book faster and at higher rates than unthemed properties with identical specs

Section 3: Hohokam Stadium — Mesa’s Original Spring Training Home

Before Sloan Park existed, Mesa's Spring Training identity was built around Hohokam Stadium — a venue with a history extending back to 1977 and a relationship with the Cubs that lasted 35 years (1979–2013). When the Cubs moved to the new Sloan Park in 2014, the Oakland A's took over Hohokam as their Spring Training home beginning in 2015.

• Address: 1235 N. Center St., Mesa, AZ 85201 (Mid-Mesa; Downtown Mesa corridor)
• History: Originally opened 1977; expanded and renovated multiple times; served as the Cubs' Spring Training home from 1979 through 2013; capacity approximately 10,500
• 2026 Tenant Status: The Oakland A's officially relocated to Las Vegas in 2025, becoming the Las Vegas Athletics. Their Spring Training arrangement at Hohokam Stadium is subject to change as of this writing. Buyers and investors researching Hohokam-area STR potential should verify the 2026 Spring Training tenant with the City of Mesa and the Cactus League Association, as a new team assignment would significantly affect local demand patterns.
• Location characteristics: Hohokam Stadium is located in central Mesa, near the Downtown Mesa and Mesa Arts Center area, but the surrounding retail and restaurant environment is less developed than the Riverview District around Sloan Park. STR demand around Hohokam has historically been lower per-night than around Sloan Park, reflecting both the smaller fan base and less developed neighborhood infrastructure.

Section 4: All 15 Cactus League Teams and All 10 Stadiums — Complete 2026 Guide

Here is the complete Cactus League landscape for 2026 — all 15 teams, their stadiums, stadium locations, and what each means for the Phoenix metro STR market:

Section 5: Mesa Neighborhoods — Where to Stay and Where to Invest

Riverview District — The Premier Spring Training Address in Mesa

The Riverview District is the neighborhood that Sloan Park built. Before 2014, the area along the Rio Salado Parkway west of Country Club Drive was an underutilized light industrial and commercial corridor on Mesa's near-west side. The announcement and construction of Sloan Park catalyzed a transformation: hotels arrived, restaurants opened, the Rio Salado Habitat Restoration Project beautified the adjacent riverway, and Riverview Park — a 175-acre multi-use park with lakes, fishing piers, a water spray park for kids, and nearly 3 miles of walking and cycling paths — became one of Mesa's most-visited recreational destinations.

Today the Riverview District is a genuine mixed-use urban neighborhood: hotels, restaurants, bars, retail, apartment complexes, and a growing base of STR-operated single-family homes and condominiums. The area's walk score relative to Sloan Park — many addresses fall within 0.2 to 0.7 miles of the stadium entrance — makes it unique in the Cactus League landscape, where most stadiums are surrounded by surface parking and limited walkable infrastructure.

Riverview District Real Estate Profile

• Single-family residential: The SFR inventory in the immediate stadium adjacency is a mix of: 1960s–70s ranch-style homes (smaller lots; 1,200–1,800 sq ft; often updated for STR use); 1990s–2000s tract homes (1,800–2,400 sq ft; some with small pools); and newer construction from 2015 onward (2,200–3,200 sq ft; modern finishes; often pool-equipped)
• Price range: SFR in the 0–0.5 mile stadium adjacency: $525,000–$850,000 (2025–2026); condominiums in the area: $280,000–$560,000
• HOA landscape: The Riverview area has a mix of HOA and non-HOA properties; critically, many of the older SFR homes (1960s–80s) are non-HOA, which means zero CC&R restrictions on STR use — a significant advantage for STR investors who need flexibility
• Investment premium: Properties in the Riverview District consistently trade at a premium relative to comparable Mesa homes in eastern neighborhoods, reflecting the Spring Training demand premium and the general neighborhood improvement trajectory

Riverview District Dining and Nightlife Scene

The dining corridor along Rio Salado Parkway and Country Club Drive near Sloan Park includes:

• Postino Annex: Arizona's beloved wine bar and bruschetta chain; consistently packed on game days and evenings; enormous outdoor patio; the social hub for the 40–60 age demographic that dominates Cubs Spring Training attendance
• Cheddar's Scratch Kitchen: Casual dining; popular for families and groups; large parking; located 0.3 miles from the stadium entrance; consistently busy during Spring Training
• Hooters: Adjacent to the stadium; popular pre-game and post-game for the sports crowd
• Buffalo Wild Wings: Multiple large screens; great for watching away games or other sports during Spring Training; the Riverview location is one of the busiest in the Phoenix metro during February and March
• Riverview Park concessions: The park adjacent to the stadium has its own food vendors and amenities during Spring Training events; families spend entire game-day afternoons in the park area
• Marriott and Hyatt Place restaurants and bars: Both hotels have full-service food and beverage outlets that become de facto game-day gathering spots for Cubs fans staying on property

Downtown Mesa and the Mesa Arts Center Corridor

Downtown Mesa occupies a fascinating position in the Spring Training geography: it is close enough to Sloan Park (0.5 to 1.5 miles for most downtown addresses) to benefit from the Cubs fan base, but distinct enough in character to attract a different type of visitor. The Downtown Mesa redevelopment effort that began in earnest around 2019 has made significant progress: independent restaurants, coffee shops, art galleries, maker spaces, and boutique retail have opened along Main Street and Center Street, giving Downtown Mesa a creative, walkable character that complements the sports-oriented Riverview District.

The Mesa Arts Center — a 5-block campus of performing arts theaters, gallery spaces, and public art installations — is the anchor of downtown culture. Major performers and productions scheduled during February and March attract an arts-and-culture audience that partially overlaps with the Spring Training demographic. The Valley Metro Light Rail runs directly through Downtown Mesa on its Red Line extension, connecting fans from Tempe, ASU, Downtown Phoenix, Sky Harbor Airport, and Chandler directly to Mesa without a car — an accessibility advantage that adds real value for STR guests who prefer not to drive and park.

Downtown Mesa Real Estate Profile

• Housing stock: Primarily 1950s–1980s SFR homes on 6,000–8,000 sq ft lots; many have been renovated and updated; adaptive reuse loft condominiums along the light rail corridor; newer mixed-use residential above retail along Main Street
• Price range: SFR $340,000–$600,000; condominiums $250,000–$480,000
• ADU opportunity: The combination of older SFR homes with detached garages or guest houses and Arizona's generally favorable ADU (Accessory Dwelling Unit) environment makes Downtown Mesa one of the more interesting ADU investment corridors in the East Valley — a converted garage or casita can generate $800–$1,500/month in long-term rental income in addition to the main house STR revenue

Mesa East — The Value Play for Spring Training-Adjacent Investment

The eastern Mesa corridors (Higley Road, Power Road, Ellsworth Road) offer substantially larger homes, newer construction, and more land area at lower per-square-foot prices than the Riverview District — but they are 15 to 25 minutes from Sloan Park by car. These neighborhoods serve a different STR market: families and groups who want space, modern amenities, and a pool, and who are willing to drive to the stadium rather than walk. Spring Training STR demand exists here, but at lower nightly rates and occupancy levels than in the stadium-adjacent Riverview District.

The East Mesa corridors (particularly Eastmark, which is Mesa's most notable master-planned community development of the 2010s) are better positioned for year-round STR demand from corporate travelers (Intel Chandler expansion, TSMC North Phoenix Deer Valley corridor generating executives and contractors throughout the metro) and families relocating to the East Valley than for Spring Training-specific investment. If Spring Training revenue is the primary investment thesis, East Mesa is not the right location. If Spring Training is one of several revenue seasons in a broader STR portfolio strategy, East Mesa's lower entry prices may support the math.

Gilbert — Spring Training Overspill Market

Gilbert's position in the Cactus League geography is secondary — the nearest stadium (Sloan Park in Mesa) is 12 to 18 miles away depending on the specific Gilbert address. However, Gilbert is one of the fastest-growing and most desirable communities in the Phoenix metro, with strong schools, excellent walkable districts (the SanTan Village corridor; Downtown Gilbert / Heritage District), and a demographic profile (young families; dual income; high education) that translates well to STR hosting success throughout the year. Spring Training adds a meaningful premium to Gilbert STRs in February and March, but it is not the primary driver — Gilbert's year-round STR fundamentals are strong enough to stand on their own.

Section 6: Spring Training STR Investment — The Real Numbers

The Spring Training STR investment case for Mesa is one of the most straightforward in the Phoenix market — but it requires precise location analysis and clear-eyed financial modeling. Here is what the numbers actually look like:

Spring Training STR Pricing Tiers

Spring Training Occupancy Rates by Tier

• Tier 1 (0–0.5 miles): 90–98% occupancy during the 40-day Cactus League season; Cubs home games drive peak demand; gaps only on off-game weekday periods
• Tier 2 (0.5–1.5 miles): 80–90% occupancy; slightly more availability mid-week but weekends and game days are near capacity
• Tier 3 (1.5–4 miles): 60–80% occupancy; some mid-week gaps; still meaningfully above normal Phoenix winter market rates
• Tier 4 (4–10 miles): 40–65% occupancy; Spring Training awareness in the booking driver rather than stadium walkability

Section 7: Annual STR Revenue Model — 3BR/2BA Home with Pool near Sloan Park (Tier 1)

This model reflects self-management with host involvement in booking management and guest communication. Full-service property management (typically 20–25% of revenue for an STR property manager) would reduce net income by approximately $8,000–$10,000 annually but eliminates the host's time commitment entirely — the right choice for out-of-state investors or owners who want truly passive income.

Important note: The cleaning cost line ($12,750 annually) reflects 85 turns at $150 each — a Riverview District property near Sloan Park during Spring Training season typically has short 2 to 4 night stays, creating a high turn frequency. Investing in a reliable, professional cleaning service is the single most important operational decision for a Spring Training STR — Cubs fans who come back year after year (many repeat guests book the same property every Spring Training season) are retained almost entirely based on cleanliness standards.

Section 8: The Critical HOA Warning for Mesa STR Investors

Communities in the Mesa/Chandler area known to have STR-restrictive provisions in their CC&Rs include many master-planned communities with HOA governance, particularly those in the Dobson Ranch area, many gated communities, and golf course communities. Non-HOA properties (common in the older residential stock near Downtown Mesa and the Riverview District) do not have CC&R restrictions — which is one of the key reasons Ryan focuses Spring Training STR buyers on properties with a non-HOA status or with CC&Rs that have been specifically confirmed as STR-permissive.

Table 1: Cactus League Stadium Proximity from Mesa Neighborhoods

Table 2: Cactus League Team Fan Demographics and STR Opportunity

Section 9: Complete Mesa Spring Training Visitor Guide 2026

Whether you are visiting Mesa for the first time during Spring Training or you have made it an annual tradition, this section covers everything you need to get the most out of the Cactus League experience in Mesa and the East Valley.

Getting to Sloan Park

From Phoenix Sky Harbor International Airport

Sloan Park is one of the most accessible Cactus League stadiums from Sky Harbor Airport — just 12 to 15 minutes by car (approximately 7.5 miles via Loop 202 East to the Dobson/University exit). Take Loop 202 East to the Dobson Road exit, turn north on Dobson, and follow the signs to Rio Salado Parkway. The route is well-marked with stadium directional signs during Spring Training season.

Alternatively, the Valley Metro Light Rail provides car-free access from the airport: take the Red Line East from the Sky Harbor Terminal 4 transit center, transfer at the Mesa/Main Street station, and ride to the Mesa Riverview station — approximately 5 to 7 minutes walking from Sloan Park's main entrance. Total transit time from the airport: 45 to 60 minutes depending on connections. The light rail is the preferred option for groups who plan to drink beer at the game without driving concerns.

From Scottsdale Hotels and Resorts

The Scottsdale resort corridor (Gainey Ranch, Scottsdale Fashion Square, Old Town Scottsdale, McCormick Ranch) is approximately 20 to 25 minutes from Sloan Park via US-60 West to the Dobson/University corridor. Many Scottsdale resort guests attend Sloan Park games as day trips — the drive is easy and the contrast between Scottsdale's resort environment and the lively, packed atmosphere of a Cubs Spring Training game is part of the Arizona experience.

Parking at Sloan Park

Parking is ample at and around Sloan Park but fills quickly for weekend games and popular matchups. Plan to arrive 60 to 90 minutes before game time for a premium parking position. General parking: $10 to $15 in the main stadium lots. Premium/preferred parking: $20 to $30 in the closest lots. On-street and neighborhood parking in the surrounding residential and commercial area is also available but requires walking 5 to 15 minutes to the stadium entrance. During peak Spring Training games, Uber and Lyft surge pricing can be significant after games — plan for 25 to 45 minute waits or pre-arrange a pickup.

Ticket Purchasing for 2026

Cubs Spring Training tickets are among the most in-demand in the Cactus League. Key purchasing facts:

• Single-game tickets available at the Cubs official website (cubs.com/springtraining) and Ticketmaster; secondary market on StubHub, SeatGeek, and Vivid Seats
• The Cactus League schedule is typically released in October of the prior year; Cubs home games often sell out within days of the on-sale date for premium matchups
• Berm (lawn) tickets are the last to sell out and often remain available closer to game dates; $10 to $20 per ticket; bring blankets and low beach chairs (no high-back chairs permitted in the berm area)
• Multi-game packages may be available through the Cubs organization — check cubs.com in November for any 2026 Spring Training packages
• Away games at other Cactus League stadiums are easier to obtain and offer a chance to experience different venues without the full Sloan Park crowd

Best Seats at Sloan Park

• Lower grandstand (Sections 100–128): Best sightlines; partial shade from the covered grandstand roof; closest to the action; premium pricing
• Scout seats and dugout club (field level behind dugouts): Closest to players during warm-ups and game action; premium section; Cubs dugout is on the third-base side
• Right field pavilion (Sections 200s): Covered; good shade; slightly removed from the infield but excellent for groups and families
• Left field berm: Most affordable and most relaxed environment; families with young children, groups with coolers (check current policy for outside food/beverage), and casual fans who want to socialize as much as watch the game; strong Cubs community atmosphere in the berm on game days
• Open concourse: Sloan Park's concourse behind the grandstand allows fans to walk the full perimeter while maintaining sightlines to the field; popular with those who want to visit the various food and beverage stations while staying connected to the game

Best Dining and Bars for Spring Training Visitors in Mesa

Walking Distance from Sloan Park (0–1 mile)

• Postino Annex (Mesa, ~0.8 miles): Arizona's beloved bruschetta and wine bar; enormous outdoor patio; perfect for pre-game or post-game; incredibly popular with the Cubs demographic; arrive early for walk-up seating or make a reservation in advance during Spring Training season
• Cheddar's Scratch Kitchen (0.3 miles): Family-friendly casual dining; consistently good value; large portions; popular for pre-game family dinners; walk-up or call ahead during peak Spring Training weekends
• Hooters (immediately adjacent): Sports bar staple; multiple screens for watching other games; extremely popular before and after Cubs home games; expect long waits on game days
• Buffalo Wild Wings (Riverview; 0.5 miles): Best option for watching other sports while in Mesa during Spring Training; 50+ screens; beer selection matches the sports-bar expectation; crowded on weekend afternoons
• Hotels (Marriott Residence Inn, Hyatt Place): Both properties have bars and restaurant outlets that become Cubs fan gathering spots; particularly popular for breakfast before day games and drinks after night games

Short Drive from Sloan Park (5–15 minutes)

• Four Peaks Brewing Company (Tempe; 15 min): Arizona's most beloved craft brewery; the flagship Tempe location in a converted historic building; try Kilt Lifter Scottish Ale and the Peach Ale; the quintessential Arizona craft beer experience; plan for waits on weekend evenings during Spring Training season
• Organ Stop Pizza (Mesa; 10 min): A Mesa institution since 1972; famous for its world-class Mighty Wurlitzer pipe organ that plays throughout your meal; family-friendly; unique AZ experience worth doing once; book a reservation during Spring Training
• First Watch (Mesa; 10 min): The top breakfast/brunch option near Sloan Park; fresh, health-focused menu; popular with the Cubs demographic for morning-of-game breakfast; expect waits of 20–40 minutes on Spring Training weekends
• Portillo's (Mesa; 8 min): The Chicago institution (Italian beef sandwiches, Chicago-style hot dogs, and chocolate cake) opened an Arizona location — an obvious pilgrimage destination for visiting Cubs fans; reliably packed during Spring Training season
• The Yard (Mesa location; 12 min): Arizona's popular outdoor beer garden and food truck concept; casual and communal; good for larger groups; strong beer selection

Beyond Baseball — What to Do in Mesa During Spring Training 2026

Riverview Park (Immediately Adjacent to Sloan Park)

The 175-acre Riverview Park is one of Mesa's finest outdoor spaces and sits directly adjacent to Sloan Park — making it easy to combine a morning or afternoon in the park with an evening game. The park features: a large artificial lake with fishing access (catch-and-release; bass, catfish, and bluegill are common); paved walking and cycling paths (approximately 2.5 miles of trails within the park); Riverview Park Aquatic Center (seasonal, not typically open during Spring Training months); and a water spray park for children (check seasonal hours). The park is genuinely pleasant in February and March — 70°F afternoon temperatures with clear skies make it one of the best outdoor spaces in the East Valley during this period.

Usery Mountain Regional Park (East Mesa; 25 min)

One of the best intermediate hiking destinations in the East Valley, Usery Mountain sits at the edge of the Tonto National Forest and offers: Wave Cave Trail (a fan favorite for the distinctive cave formation with panoramic views of the East Valley; moderate difficulty; 2.4 miles round trip); Pass Mountain Trail (a longer loop with Superstition Mountains views; 7.1 miles); and multiple beginner trails suitable for all fitness levels. Dense Saguaro cacti, Brittlebush in bloom during late February/early March, and frequent wildlife sightings (quail, jackrabbit, coyote, and occasionally Gila woodpecker) make Usery a memorable stop.

Lost Dutchman State Park (Apache Junction; 35 min from Sloan Park)

The most photographed desert landscape in Arizona sits at the base of the Superstition Mountains in Apache Junction. The park offers: Siphon Draw Trail (the signature challenge — 4.8 miles round trip with 1,400+ ft elevation gain to the Flat Iron plateau; panoramic views of the entire Phoenix metro); Treasure Loop Trail (2.4 miles; moderate; gold panning mythology route); and the always-accessible First Water Trailhead for easier walking trails. February and March are the optimal hiking months in the Superstitions — cool temperatures, post-rain wildflowers (good rain years bring extraordinary wildflower displays in March), and strong visibility for photography. This is one of the authentic Arizona outdoor experiences no Spring Training visitor should miss.

Mesa Arts Center

The Mesa Arts Center's five-building campus hosts theater productions, dance performances, art exhibitions, and educational events throughout the Spring Training season. The museum-quality gallery (admission typically free or low cost) presents rotating exhibitions. A major performing arts show — Broadway touring production, symphony performance, or national comedy act — is typically running during March. Check mesaartscenter.com for the 2026 Spring Training season schedule.

Old Town Scottsdale (25 min from Sloan Park)

The premium day trip option for Spring Training visitors based in Mesa: drive 25 minutes to Old Town Scottsdale for a combination of Salt River Fields (Diamondbacks/Rockies) and Scottsdale Stadium (Giants) game options, plus Arizona's most concentrated luxury dining, art gallery, and nightlife experience. Fifth Avenue and Main Street in Old Town have dozens of high-quality restaurants, bars, and galleries within walking distance of each other. The contrast between the casual fun of Sloan Park and the upscale, polished energy of Old Town Scottsdale makes for an excellent contrasting day of the Spring Training experience.

Tempe Town Lake and Mill Avenue (20 min)

Tempe Town Lake — a 220-acre reservoir created by inflatable dams on the Salt River — offers kayaking, standup paddleboarding, pedal boat rentals, and excellent waterfront walking and cycling paths. The adjacent Mill Avenue District has some of the best casual dining, coffee shops, and nightlife in the East Valley — popular with ASU students and young professionals year-round, and with Spring Training visitors during February and March. The proximity to Tempe Diablo Stadium (Angels) means you can catch an Angels game and spend the evening on Mill Avenue in a single day trip from Mesa.

Section 10: Spring Training and Mesa Real Estate Values — The Long-Term Impact

The construction of Sloan Park in 2014 is one of the clearest case studies in sports infrastructure impact on local real estate values in Arizona history. Before Sloan Park, the Rio Salado Parkway corridor west of Country Club Drive in Mesa was a commercial/light industrial no-man's land — underutilized, uninspiring, and well below its potential given its location adjacent to the Rio Salado Habitat Restoration project and its proximity to Downtown Mesa. The Cubs and the City of Mesa essentially co-invested in a neighborhood transformation, and the real estate market responded.

Documented Appreciation Impact Post-Sloan Park

In the three years following Sloan Park's 2014 opening, properties in the 0 to 1 mile radius of the stadium saw appreciation rates that consistently outpaced the broader Mesa market by 15 to 22 percentage points. The market understood what the stadium represented: permanent annual demand, commercial investment following, hotel construction, restaurant openings, and the ripple effect of 200,000+ annual visitors flowing through the neighborhood. By 2018, the Riverview District had been effectively repositioned from a neglected commercial corridor into Mesa's most dynamic mixed-use neighborhood.

The appreciation impact has continued since then, though in a more normalized form — the initial spike from the stadium's opening premium has been absorbed, and the Riverview District now trades at a sustained premium to equivalent Mesa locations that reflects the ongoing Spring Training demand, the neighborhood's superior amenity set, and the long-term trajectory of Downtown Mesa redevelopment.

Why Sloan Park’s Real Estate Impact Outperforms Other Cactus League Stadiums

• Fan base size: The Cubs bring the largest fan base in the Cactus League — the Chicago metro's 9.5 million people dwarfs the fan markets for most other teams. More fans = more STR nights = more sustainable premium pricing
• Neighborhood walkability: Sloan Park is one of the few Cactus League stadiums with a genuinely walkable neighborhood context — most AZ spring training venues (Goodyear, Surprise, Peoria) are surrounded by large surface parking fields and limited pedestrian infrastructure. Walkability is a proven real estate value driver.
• City of Mesa commitment: The City of Mesa has consistently invested in the Rio Salado corridor and Downtown Mesa since 2014 — light rail extension, Riverview Park improvements, Rio Salado Habitat Restoration, and Downtown Mesa arts and cultural programming. This sustained public investment supports private real estate values.
• Year-round demand drivers: The Riverview District's value is not exclusively Spring Training dependent. The area benefits year-round from Mesa Convention Center events, Mesa Arts Center programming, Riverview Park recreational traffic, and the general growth of the East Valley's corporate presence (Intel Chandler, TSMC North Phoenix, and the broader semiconductor manufacturing ecosystem driving executive and contractor travel demand throughout the metro).

Section 11: How to Buy a Spring Training Investment Property in Mesa with Ryan Moxley

Ryan Moxley has helped investors identify, evaluate, and close on Spring Training STR investment properties throughout the Mesa and East Valley market. Here is his process:

Step 1: Define Your Investment Goals

Before identifying specific properties, Ryan works with investors to define their primary objective: (1) Maximum Spring Training STR income with owner use during non-peak periods; (2) Fully passive investment with professional management; (3) Long-term appreciation play with STR income as a bonus; or (4) Personal use primary residence with Spring Training STR income during the Cubs season. Each goal points toward different property characteristics, neighborhoods, and price points.

Step 2: CC&R Review — Non-Negotiable First Step

"No property goes under contract with an STR-investing buyer I represent without a thorough CC&R review," Ryan says. The CC&R review is requested as soon as a specific property is under consideration — usually at the same time as the first showing. Ryan provides buyers with a specific STR-focused CC&R checklist covering: minimum lease terms, transient occupancy restrictions, owner-occupancy requirements, rental frequency limits, and any provisions specifically referencing "Airbnb," "VRBO," "vacation rental," or "short-term rental."

Step 3: Spring Training STR Pro Forma Analysis

Ryan uses a custom Spring Training STR pro forma model for every potential investment property — modeling Spring Training revenue by tier, year-round Phoenix STR demand by season, operating expenses, and net income projections at two scenarios: self-management and full-service management. The pro forma includes a sensitivity analysis showing how revenue changes under different occupancy assumptions, and a break-even analysis showing the minimum occupancy needed to cover mortgage, taxes, insurance, and operating costs.

Step 4: Property Inspection Focus Areas for STR Properties

• Pool system: HVAC-level critical for a Spring Training STR. Pool heater, pump, and filter must be in excellent condition. Cubs fans arriving in late February expect a heated pool — a pool heater failure during Spring Training season is a guest satisfaction catastrophe. If the pool heater is more than 8 years old, budget for replacement. Pool service contract ($80–$120/month) is essential for STR properties.
• HVAC systems: Phoenix summer temperatures of 115°F+ mean HVAC failure ends an STR reservation and creates emergency repair situations. HVAC units more than 10 years old should be factored into the investment underwriting as likely near-term replacements ($3,500–$7,000 per unit for AZ-rated high-efficiency units). Two-unit homes (typical for 3BR+ properties) require both units in good condition.
• Kitchen appliances: STR guests use the kitchen; dishwasher, refrigerator, range, and microwave must be in excellent condition and ideally be modern/updated. A stainless steel appliance package ($2,500–$5,000) is one of the best STR return-on-investment upgrades for a dated kitchen.
• Water treatment: A whole-house water softener is highly recommended for any STR property in Mesa. Untreated AZ hard water damages appliances, etches shower glass, and creates visible calcium deposits that reduce guest satisfaction. Budget $1,500–$2,500 to install a water softener if not already present.
• Internet and technology: Cubs fans streaming games, reviewing their fantasy baseball lineup, and working remotely expect high-speed, reliable internet. Gigabit fiber (Cox or Century Link service in most Mesa STR areas) is the standard. Smart TVs (65" minimum in the living room; 43"+ in bedrooms) with MLB.TV capability are expected by the Spring Training STR demographic. A solid WiFi router (Eero or similar mesh system) covering the full house and pool area is a $150–$300 investment that pays dividends in reviews.

Step 5: STR Setup and Optimization

After closing, Ryan's network of local STR specialists handles: professional STR photography ($300–$500 for high-quality listing photos, including pool and outdoor space); initial Airbnb/VRBO listing creation and optimization; pricing strategy consultation for the Cubs Spring Training season; and connections to reliable Mesa-area STR cleaning services (the single most operationally critical vendor for a Spring Training STR). Ryan can also recommend Mesa-based STR property management companies for buyers who prefer fully passive management.

Frequently Asked Questions — Mesa Spring Training 2026