Image Source: The Sports Facilities Companies
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New England patriot and farmer Elkanah Watson earned the title “Father of U.S. agricultural fairs” by organizing the Berkshire Agricultural Society and creating an event then known as a Cattle Show in Pittsfield, Massachusetts, in September 1811. Not merely a market nor just an exhibition of animals, the event featured a competition with prize money for the best exhibits of oxen, cattle, swine, and sheep.
Fairs, which evidence suggests can be traced back as early as 500 BC, became a bastion of Americana throughout the budding nation’s growth. Serving as a central location for agriculture, farming, trade, and more, by the end of the 19th century, almost every U.S. state had one or more agricultural fair or exhibition.
But as times and technology evolved, so have the importance of fairs and the vast properties they are held on. While many county and state fairs still exist today, a number of communities are relying on fairgrounds to serve a new purpose.
The Brockton Fair began in 1874 as an agricultural festival where farmers displayed their finest livestock inside large buildings, while draft and show horses showcased their strength and skills to fairgoers outside.
After being purchased by local businessman George Carney in 1957, the fair was marred by horse races featuring “worn-out thoroughbreds and third-rate jockeys” and incidents of violence in 2002, 2009, and 2017 before shuttering for good in 2019.
After unsuccessfully attempting to bring a casino to the 66-acre fairgrounds property in 2015, and after a deal to sell it to the City of Brockton fell through in 2023, the Carneys hope the third time’s the charm.
Today, the old Brockton Fairgrounds could see new life as a multi-use hub of housing, commercial, and light industrial uses that not only reinforces the land’s importance, but, more importantly, uplifts the struggling Massachusetts city located 40 minutes south of Boston.
“There’s a very good possibility here this could be a real Renaissance development for the city,” said City Councilor Phil Griffin, who co-sponsored the zoning proposal that would undergird the redevelopment project. “It’s desperately needed because we’re an old mill city and we’re still trying to get our footing back once the shoe industry left here. It never really quite recovered and we’re still trying to find our way to make it a modern city.
“This project, if executed properly—and it will be executed properly— has the possibility to really spur development in Brockton.”
A mixed-use development with apartments, townhouses, commercial and industrial buildings, and a park, the project led by Boston-based developer Andrew Flynn is estimated to cost between $600 million and $1 billion.
With a median household income of approximately $68,000 as of 2021—well below the state average of nearly $90,000—the redevelopment project is being viewed as an opportunity to buoy Brockton. Griffin, who previously spent seven years as chairman of the Brockton Redevelopment Authority, estimates it could produce $12-14 million in sustainable commercial tax revenue for the city annually, with the number increasing three times that if it’s extrapolated conservatively down Belmont Street.
Currently in the “crawling stage,” stakeholders still need to negotiate the overlay district, which would alter the specifics on what and how much of each amenity is built on the land. Flynn, a principal at Copper Mill development, gave a presentation in early September showing what could be built under the zoning change they’re looking for, which would include 1,200 housing units, though it’s all subject to change as the project continues along the path of further approvals.
Image Source: The Great New York State Fair
Regardless of the specifics, Griffin remains bullish that the fairground redevelopment could increase revenue, and thus funding in the city coffers to aid future projects, including a new high school that the City of Brockton would be responsible for footing approximately $100-200 million of the $1 billion cost.
“I think it’s going to work out fine in the long term,” said Griffin, who hopes groundbreaking for the project starts in 2025. “I’m really looking forward to seeing what it’s going to do for the city.”
Brockton isn’t the only community looking to leverage the prime real estate of old fairgrounds into redevelopment projects. More than 66 acres of old fairgrounds in Savannah, Georgia, will be converted into one of the most sweeping affordable housing developments in city history with up to 400 income-based affordable units.
Housing costs outpaced income for the past 30 years, according to local non-profit Housing Savannah. A survey done by a local task force found that 40 percent of Savannah households could not afford housing. To help address this issue, the city adopted the 10-year Housing Savannah Action Plan which launched in 2022.
In approximately six months, the city secured a project development agreement and made all the necessary rezoning for the site, which will contain a mix of affordable housing, recreation, and mixed-use development. Groundbreaking for the project’s first of five phases—30 single-family homes and 20 townhomes– took place in late October.
While some communities are finding modern-day uses for old fairgrounds, others are reinvesting in these prized parcels of Americana.
The Greater Jacksonville Agricultural Fair is moving to a city-owned, 82-acre site next to the Jacksonville Equestrian Center as part of a $17 million project that includes a new 77,500-square-foot expo hall, office, and amphitheater stage. The fair’s current location, a 14-acre site northwest of EverBank Stadium, will close its sale to Iguana Investments Florida LLC, initially agreed upon in April 2022, when the new facility is completed next year. Iguana Investments Florida LLC is owned by Jacksonville Jaguars owner Shahid Khan.
As the largest fair/festival in northeast Florida, the Greater Jacksonville Agricultural Fair has an estimated economic impact on Duval County in excess of $10 million. The impact to the City of Jacksonville through lease revenues and parking revenue during the 12 days of the fair is annually in excess of $195,000.
Image Source: The Great New York State Fair
While the Jacksonville Fair is getting an updated home, the Great New York State Fair is set to finish up a series of modernization improvements to its grounds and facilities.
In August 2022, New York Governor Kathy Hochul announced the start of the fourth phase of improvements at the New York State Fairgrounds in Syracuse via a $34.7 million project to improve agricultural facilities. The project, expected to be completed in 2025, is highlighted by a 1.5-acre greenhouse, sheep and wool center, horse barn, and improvements to restaurant row.
Welcoming 868,745 visitors over the 13-day event in 2024—down from 932,699 the prior year—the Great New York State Fair continues to serve as a cornerstone of CNY Rising, a regional plan to “generate robust economic growth and community development in Central New York.”
The Great New York State Fair, which began in 1841, is viewed as a viable asset in support of local businesses
by bringing hundreds of thousands of visitors to the region each year; the late-summer fair welcomed a record 1.3 million people in 2019. Agriculture itself is a $3.1 billion industry in the region, while Central New York is also becoming a global hub for the Unmanned Aerial Systems (UAS) industry.
“These upgrades will allow The Fair to continue to showcase all that New York has to offer while providing fairgoers with an outstanding experience,” said Sean Farnsworth, associate director of Public Information at The Great New York State Fair. “Investments in modernized infrastructure will also create additional opportunities to host large-scale events, competitions, and more throughout the year which continues to provide a significant boost to the Central New York economy through tourism.”
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