April 15, 2026

This Site Spotlight is sponsored by Bender Commercial Real Estate Services.

Some rare opportunities are available to acquire land in an area of south Sioux Falls that’s about to take off in a big way.

Approximately 160 acres are on the market on the southeast corner of 85th Street and Cliff Avenue.

“If you want a large development tract with high visibility, adjacent arterial roads and a new high school across the street, this is probably your only opportunity in the next decade,” said Reggie Kuipers, president of Bender Commercial Real Estate Services, who has the property co-listed with Michael Bender.

“This entire area has been constrained by the lack of infrastructure, which has led to some pent-up demand. These areas would have been sold and developed more than a decade ago if they had access to sewer.”

That’s about to change as the city plans to open a south-side trunk line to offer sewer to the area in the next three to five years.

“We are anticipating a massive amount of activity in the Golden Triangle — south of Veterans Parkway, north of Highway 106 and east of Louise Avenue — in the city of Sioux Falls in the next 10 to 15 years,” Kuipers said.

This land will be developed as a mixed-use property, he continued. There’s already a combined traffic count of 21,500 vehicles per day at the northwest corner, anchored by the Harrisburg Freshman Academy, which is envisioned as a future second high school.

“The frontage along 85th and Cliff will be commercial, office and flex users. We anticipate a couple of large-tract, dense multifamily projects of 10 or more acres on this site as well.”

He envisions the area becoming home to restaurants, strip malls, convenience stores, fitness centers, medical offices and other commercial users.

“It will likely be a very traditional large-scale mixed-use development similar to the developments adjacent to Veterans Parkway and an opportunity for end users to benchmark a location on the south edge of Sioux Falls and on one of the main arterial roads coming in from Harrisburg,” Kuipers said.

“There also is some natural drainage throughout the site, which will lend itself well to walkout residential lots.”

For information, visit here, or contact Reggie Kuipers at 605-496-2966 or reggie@benderco.com, or Michael Bender at 605-782-1662 or michael@benderco.com.       

If you’re looking to develop a smaller parcel in the same area, a nearly 13-acre site offers options for a wide variety of end users.

Located along South Cliff Avenue near the Harrisburg Freshman Academy, “it’s a rare opportunity to find this size of raw dirt available for sale in such a sought-after location,” said Isaac Jorgensen, a commercial broker at Bender Commercial, who has the property co-listed with Michael Bender.

“At 13 acres, it makes a lot of sense for an end user like a church or entertainment venue planning for their future and looking to capitalize on the pent-up demand that will be unlocked with the new trunk line.”

Cliff Avenue already sees 8,000 daily vehicles along the property, and there’s easy access to the future South Veterans Parkway.

Being in the heart of south Sioux Falls with Cliff Avenue frontage makes it an especially desirable location, Jorgensen said.

“There’s the potential to have the first lighted intersection north of the 271st Street and Cliff Avenue intersection here. Plus as Sioux Falls and Harrisburg grow toward one another, this site will see traffic counts increase as Cliff becomes a main connecting artery,” he said.

“I can see an end user purchasing the entire site, using the east two-thirds of the site for themselves and selling the Cliff Avenue frontage lots to recoup some, if not all, their land costs. We’ve had a number of conversations with land and housing developers targeting this site for their future projects, too, as they look to secure sites for their pipeline.”

The land is in the city’s Tier 1 growth area and will be serviced by the new trunk line the city has planned.

“It’s not contiguous to the city limits for immediate annexation, but the city is close,” Jorgensen said. “And at 13 acres, this opens the doors to developers of a different size and scale while also fitting into a size that we see end users searching for.”

For information, visit here, or contact Isaac Jorgensen at 605-799-5058 or isaac@benderco.com, or Michael Bender at 605-782-1662 or michael@benderco.com.