Economic Impact and Fiscal Benefit Analysis of RiverGate Mall Redevelopment in Tennessee

The Challenge

Following a comprehensive market analysis, Merus, LLC, engaged Camoin Associates to conduct an economic and fiscal impact analysis for its proposed redevelopment of the RiverGate Mall in Davidson County, TN, just outside of Nashville. The 56.5-acre site, home to a declining regional shopping mall, presented an opportunity to transform an underutilized asset into a vibrant, mixed-use destination.

The development team needed to quantify the potential economic and fiscal benefits of the $338 million project and demonstrate its value to the community and local government as part of their application for tax increment financing (TIF).

The Solution

Camoin Associates analyzed the economic and fiscal impacts of the proposed development, which included 600 multifamily units, 94 townhomes, 172 senior housing units, 240 hotel rooms, and over 200,000 square feet of commercial, retail, office, and entertainment space. Using the Lightcast input-output model, we assessed the direct, indirect, and induced impacts of both the construction phase and ongoing operations.

The Impact

The project will significantly expand the county’s tax base, support local businesses, and provide diverse housing options for families, seniors, and professionals. Camoin Associates’ analysis helped validate the project’s long-term value and build stakeholder support for a transformative redevelopment that aligns with Davidson County’s economic growth goals.

In December 2025, the Goodlettsville Planning Commission approved the master plan that will guide the mall’s transformation.

Services Provided:

• Assumption development
• Economic impact analysis
• Fiscal benefit analysis
• Tax increment financing (TIF) modeling

Learn about our real estate development impact analysis services

📍 Related Article Series:

• The Growth, Decline, and Rebirth of the American Shopping Mall

Photo Source: Merus, LLC