New retail pads marketed at 163rd Avenue and Pinnacle Peak Road in Surprise

A new October 2026 commercial leasing package is offering additional retail pads and shop space on the east side of 163rd Avenue near Pinnacle Peak Road in north Surprise, another sign that the commercial district around Asante is expanding beyond the original shopping-center phases.

Featured image: Page 4 zoom aerial from the October 2026 RAT Holdings / Phoenix Commercial Advisors brochure, showing the proposed retail location beside 163rd Avenue. The marketing graphic is illustrative, not a final list of approved tenants.

The nine-page brochure, dated October 22 and distributed by Phoenix Commercial Advisors for RAT Holdings, identifies the property as the southeast side of 163rd Avenue and Pinnacle Peak Road. Its site plan lays out several freestanding retail pads, internal drive aisles and parking, patio areas and a proposed 12,000-square-foot multi-tenant shop building. The brochure offers space for lease. It does not announce a roster of signed tenants or an opening date.

Read the full RAT Holdings / Phoenix Commercial Advisors marketing brochure (PDF). Page 3 has the clearest site plan; page 4 places the project in relation to neighboring developments and the Loop 303/Grand Avenue corridor.

What the proposal shows, and what it does not

The proposed layout is designed for small commercial users rather than a single large store. The pads include multiple smaller buildings and patio areas, while the shops building could accommodate several businesses. Retail, services and food concepts are plausible uses, but a layout is not a tenant announcement. There are no identifiable chain names assigned to the RAT Holdings pads in the October brochure.

A separate commercial real estate listing updated in October 2026 markets both pad space and shop space at the southeast corner. It offers a combined 7,200 square feet of available retail space, a figure describing the area currently being advertised for lease rather than the total size of every structure shown in the concept plan. That distinction matters when evaluating how much of the development is committed.

The plan is also not proof that construction has begun. Before describing a specific pad as under construction or announcing an opening, West Valley Post would look for applicable site-plan approvals, permits, tenant commitments or observable work linked to that parcel.

Commercial zoning was approved in the area in 2024

The east side of this intersection is not starting from zero. On December 17, 2024, the Surprise City Council approved two separate commercial land-use actions: a roughly 3.4-acre C-2 rezone south of the southeast corner (Ordinance 2024-39, case FS24-0829) and a roughly 7.4-acre C-2/PUD rezone at the southeast corner (Ordinance 2024-40, case FS24-1326). City agenda documents identify these as the Morgan and Wong property rezonings, respectively.

Those approvals establish that commercial development was authorized at a zoning level for the properties described. They do not mean all buildings in a newer broker illustration have final approvals or that two differently branded development concepts cover precisely the same parcels. Readers can review the December 17, 2024 council agenda and accompanying reports or the adopted ordinances.

What about Zaxby’s and Gateway to Asante?

Two other east-side developments can easily become mixed together in aerial marketing maps.

Zaxby’s: The Surprise Planning and Zoning Commission approved a conditional-use permit with site plan for a Zaxby’s drive-through at the southeast corner of 163rd Avenue and Pinnacle Peak Road in July 2026 (case FS25-0733). That is a real city-review milestone for a named restaurant. It does not establish that Zaxby’s is occupying one of the unlabeled pads in RAT Holdings’ October brochure, nor does it provide a confirmed opening date.

Gateway to Asante: Evergreen Devco has separately marketed a roughly 7-acre grocery-anchored retail concept at the southeast corner, under the name Gateway to Asante. Evergreen’s property listing is a useful historical and current reference, but its configuration and branding should not be silently combined with RAT Holdings’ newer pad-and-shops brochure. Definitive parcel, ownership and approved site-plan records would be needed to say whether one proposal supersedes or neighbors another.

Why brokers see demand along 163rd Avenue

The brochure cites 48,836 residents and nearly 20,000 existing housing units in its defined trade area, based on August 2026 housing data. It estimates additional residents from lots already platted or available for development. Those are commercial market estimates covering a wider area, not a count of people living immediately beside the intersection.

The larger aerial also shows proposed apartment and housing projects nearby, while the separate Asante Trails development west of 163rd Avenue is adding retail and has its own roughly 282-cottage residential component. The apartment figures printed on different leasing maps are planning references, not evidence that every depicted project is approved or being built.

The retail demand case is straightforward: more households are arriving north of Grand Avenue, and the 163rd Avenue corridor is gaining access and transportation improvements. The planned Loop 303/155th Avenue interchange, with construction anticipated in 2028 under ADOT’s current program, and the future Pinnacle Peak Road connection are important to the area’s longer-term access. The timing of those road projects does not establish a construction schedule for a private retail site.

What happens next

The next meaningful milestones would include a parcel-specific site-plan record, a building permit or groundbreaking, and actual signed tenants for these pads. Until then, the October brochure provides a useful look at what the property is being marketed to become, rather than a final list of stores residents can expect to visit.

West Valley Post will continue tracking this proposal alongside Zaxby’s, Gateway to Asante, the separate apartment concepts and nearby retail work. For the growing commercial district to the west, see the Asante Trails development guide. For roadwork, public safety and other commercial applications, see the 163rd Avenue Development Tracker.

Sources: RAT Holdings/Phoenix Commercial Advisors marketing brochure dated October 22, 2026; City of Surprise council records and Ordinances 2024-39 and 2024-40; City of Surprise Planning and Zoning Commission action on FS25-0733; Evergreen Devco’s Gateway to Asante listing; Phoenix-area commercial leasing listings. Leasing drawings and projections can change.