What Is “The Marco,” the Venetian-Style Development Proposed in Prosper?
The Marco is a proposed 143-acre mixed-use development at the northeast corner of the Dallas North Tollway and US 380 in Prosper, designed around a 15-acre lagoon with canals navigable by boat. Prosper’s Planning and Zoning Commission approved it 4-2, and it now heads to Town Council for a final vote on September 22, 2026. It is not yet approved, this is a real, well-documented proposal, but the final decision hasn’t been made.
By Stacy Cate, Realtor | Compass RE Texas, LLC, August 24, 2026
Here’s the real story on the project everyone in Prosper is suddenly asking me about.
The Marco is a proposed development from BlackStone Communities that would bring, in the words of the project’s own pitch, “a bit of Italy to Prosper.” That’s not marketing spin I’m adding, that’s genuinely the concept: a Venetian-inspired village organized around a navigable lagoon, at the corner of two of the busiest roads in North Collin County.
If you’ve seen the renderings floating around or heard the name at a neighborhood gathering, here’s what’s actually confirmed, what’s still pending, and what it could mean if you own property nearby or you’re thinking about buying in that part of Prosper.
What The Marco Actually Proposes
The Marco is planned for 143 acres at the northeast corner of the Dallas North Tollway and US 380, one of the most visible and high-traffic intersections in Prosper.
The centerpiece is a lagoon and canal system spanning more than 15 acres, large enough to navigate by boat, ringed by a public square, retail space, a performing arts venue called The Phoenix, and a hotel with attached condos overlooking part of the lagoon. Beyond the water feature itself, plans call for a mix of single-family and multifamily housing, with the total number of residential units capped at 4,400.
The lagoon isn’t purely decorative, it’s also designed to function as stormwater detention for the site, which is a practical engineering detail as much as an aesthetic one. Around the water, the development’s thoroughfares are planned for both vehicle and pedestrian traffic, in keeping with the walkable-village concept.
Where the Approval Process Actually Stands
This is the part worth being precise about, because it’s easy for a project like this to sound further along than it is.
Prosper’s Planning and Zoning Commission reviewed BlackStone Communities’ application and approved it by a 4-2 vote. That sends the proposal to Prosper’s Town Council for a final vote scheduled for September 22, 2026.
That means The Marco has cleared its first major hurdle, but it has not received final approval. Town Council could approve it as proposed, request modifications, or, as has happened with other large Prosper developments recently (Bella Prosper was tabled three separate times before its eventual approval), delay the decision further. Nothing about this project is guaranteed until the Town Council vote actually happens.
Why This Matters If You Own Property Near the Tollway and US 380
If you own a home or land near the Dallas North Tollway and US 380 corridor, a project of this scale, 143 acres, up to 4,400 residential units, a hotel, retail, and a performing arts venue, has real potential to reshape traffic patterns, nearby land values, and the overall character of that stretch of Prosper over the next several years.
That cuts both ways. A major mixed-use anchor tends to support nearby property values over time, the same pattern we’ve seen play out around other North DFW mixed-use districts. It can also mean years of construction traffic, road changes, and a meaningfully different feel to an area that’s currently more open and rural in character.
If you’re weighing whether to sell in that area now, wait to see how the Town Council vote lands, or buy nearby anticipating the upside, this is exactly the kind of decision where the specifics of your property, its exact distance from the site, and your own timeline matter more than the headline.
What to Watch For Next
The single most important date on this is September 22, 2026, when Prosper’s Town Council takes up the final vote. Until then, treat The Marco as a real, well-documented proposal that has cleared Planning and Zoning, not as a finished, approved project.
I’ll be watching this one closely, and I’d rather give clients an honest “here’s what’s confirmed and here’s what’s still pending” than let the renderings get ahead of where the project actually stands.
Frequently Asked Questions
What is The Marco development in Prosper?
The Marco is a proposed 143-acre mixed-use development at the northeast corner of the Dallas North Tollway and US 380 in Prosper, designed by BlackStone Communities around a 15-acre navigable lagoon and canal system, with a public square, retail, a performing arts venue, a hotel, and up to 4,400 residential units.
Has The Marco been approved yet?
Not finally. Prosper’s Planning and Zoning Commission approved the proposal 4-2, sending it to Prosper’s Town Council for a final vote scheduled for September 22, 2026. It is not approved until Town Council votes.
Where exactly is The Marco proposed to be built?
At the northeast corner of the Dallas North Tollway and US 380 in Prosper, Texas.
How many homes would The Marco include?
Plans cap the total number of residential units at 4,400, combining single-family and multifamily housing around the development’s central lagoon.
Should I buy or sell property near The Marco site before the Town Council vote?
That depends heavily on your specific property, timeline, and risk tolerance. The project isn’t finalized, and even after a Town Council vote, construction on a project this size would unfold over years. It’s worth a direct conversation about what’s confirmed, what’s still speculative, and how it applies to your specific situation.
The Marco is one of those projects that could genuinely change how a large part of Prosper looks and feels over the next decade, or it could look different than what’s currently proposed once Town Council weighs in. Either way, if you own property near the Tollway and US 380, or you’re thinking about buying in that part of Prosper, I’d rather walk you through exactly where things stand than let the renderings do the talking.
About Stacy Cate
Stacy Cate is a Realtor with Compass RE Texas, LLC, serving North DFW’s luxury and lifestyle homes across Prosper, Celina, McKinney, Frisco, and the lake markets of Bois d’Arc Lake and Lake Texoma. With 30+ years of local roots, deep community ties, and CNE, CLHMS, SRES, and NHSAC designations, Stacy guides clients, especially those navigating legacy transitions and life-stage moves, with clarity, privacy, and heart.
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