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New Site Plan for Turf Paradise, but Future Racing Still Hinges on Gaming Legalization

A conceptual site plan newly submitted to the city of Phoenix for the proposed industrial development at Turf Paradise calls for the closure of the track once the under-agreement sale goes forward and development begins. But the incoming owner is still floating the idea of resuming racing at the 67-year-old Thoroughbred venue in the future if historical horse race gaming gets legalized in Arizona.

Audrey Jensen of the Phoenix Business Journal first reported Aug. 8 on the new details about the project, which has been named Winner's Circle Business Park. It proposes eight industrial buildings and two data centers on the 213-acre property that is being acquired by developer CT Realty. The sale, which was announced back in April, is on target to close by the end of this year.

James Watson, the managing partner of CT Realty, told the Phoenix Business Journal, “If we can get [gaming legislation] accomplished I think we can put the racetrack back on a really firm footing and build really beautiful product around it. We're at the moment trying to get some support from the governor…to create a big income stream to the state through these taxes.”

The new details about the Turf Paradise sale and development came one day after Arizona Horsemen's Benevolent and Protective Association (AZHBPA) president Lloyd Yother wrote in an open letter that he would “fight like hell” to ensure racing in the state is not dead.

“There are still many avenues to consider that will save Arizona horse racing. There are even options that include the possibility of running a late race meet in 2023 or possibly early in 2024,” Yother wrote. “If these don't pan out, our board will continue to exhaust every means available to bring horse racing back to Arizona in the very near future.”

Back on Aug. 1, the current ownership that is selling at Turf Paradise announced it wouldn't be opening the track in November as planned for its 2023-24 race meet. In response, horsemen held out hope that the incoming ownership would be willing to operate the remainder of the scheduled season from January through May 4. That aspect of the plan has not been confirmed by CT Realty.

When Turf Paradise concluded its 2022-23 meet in May, Arizona was left without an operational commercial race meet.

Arizona Downs, 82 miles north of Turf Paradise in Prescott Valley, didn't apply for a June-through-September race meet this year because of financial difficulties. That track has been mentioned as being up for sale or lease for over a year. It formerly operated as Yavapai Downs between 2000 and 2010, when ownership at that time filed for bankruptcy.

Elsewhere in the state, Rillito Park in Tucson traditionally runs weekends from early February through early April. Earlier this year, Cochise County Fair in Douglas ran a two-day mixed meet Apr. 15 and 16, as did Santa Cruz County Fair at Sonoita May 6 and 7.

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Turf Paradise Won’t Open in November as Sale of Property Nears Closing

The current ownership that is selling at Turf Paradise in Phoenix won't be opening the track in November as planned for its 2023-24 race meet. But horsemen are holding out hope that the incoming ownership will be able and willing to operate the remainder of the scheduled season from January through May 4 if the real estate deal closes as expected by mid-December.

Turf Paradise management issued a statement via Facebook Tuesday afternoon confirming the decision.

Also on Tuesday, an email message reportedly sent to Arizona Horsemen's Benevolent and Protective Association (AZHBPA) members by that group's executive director, Leroy Gessmann, detailed potential next steps as the 67-year-old venue transitions to its new buyer, CT Realty of Dallas and Newport Beach, California.

“After several months of speculation and rumors, I finally have some definite updates that I can report to the membership,” Gessmann wrote. “Yesterday July 31, 2023, [AZHBPA] President Lloyd J. Yother received a call from [Turf Paradise owner] Mr. Jerry Simms, telling us that his final decision was to not run a race meet in November and December of 2023. After 23 years of running race meets, he felt it was time that he stepped aside and turn things over to the possible potential buyer, Mr. James Watson,” who is the managing partner of CT Realty.

“He wanted to announce this now, so horsemen had time to find alternative plans,” Gessmann wrote. “Mr. Simms has started laying off key employees, is issuing a national press release this week and stopped watering the turf track. So, I do not see things changing.”

Gessmann continued: “What is next for Arizona racing? After conversations with Mr. Watson, his status is that his final financial approval will be issued on Sept. 15. If this is approved and all the zoning goes through, then they plan to close the sale on Dec. 17. If all that falls into place, Mr. Watson is considering running a race meet starting in January through May 4. A lot of ifs in that last statement, but there is a chance for a race meet in January 2024.

“There also appears to be a lot of interest in Arizona Downs currently,” Gessmann wrote, referring to the track 82 miles north in Prescott Valley.

Arizona Downs didn't apply for a June-through-September race meet this year because of financial difficulties. That facility formerly ran as Yavapai Downs between 2000 and 2010. The ownership at that time then filed for bankruptcy.

Arizona Downs co-owner Tom Auther “is telling me he has had some racing companies contact him on the possibility of investing in Arizona Downs to allow the running of some type of race meet. This would require a lot of things to come together quickly and cooperation from the Department of Racing. But there are ongoing discussions,” Gessmann wrote.

“There have been some major racetrack operators expressing interest in building a new track in Maricopa County,” Gessmann wrote. “These alternatives may be longshots, but there is interest in rebuilding Arizona racing. I know Mr. Simms's decision to close the track is very disappointing and scary news to all of us. However, I want you to know that I, President Yother and the HBPA Board will continue to work on restoring racing in Arizona!”

The sale of Turf Paradise was first made public Apr. 12. At that time, TDN reported that racing was expected to continue there only as a placeholder for several more seasons while new uses for the venue went through the planning, approval, and construction stages.

About a month later, other news outlets in Arizona subsequently reported that CT Realty would consider keeping racing going on a longer-term basis if it could successfully lobby the state legislature to approve historical horse racing machines or some other form of gaming at the track.

The relationship between the Arizona racing community and Simms has been acrimonious. An extraordinarily long pandemic closure, multiple racetrack safety issues, and prolonged fights over off-track betting privileges, simulcast signals, and how the horsemen's purse money can be used have roiled in the courts and at racing commission meetings.

Simms has been quoted in the press since 2020 as saying that he operates Turf Paradise at a “huge negative” financially.

Gessmann told TDN back in April that, “Our understanding is it's going to be developed in stages, and they're going to race for one to two, [maybe] three more years depending on the development process.”

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Turf Paradise Nears Sale for Development; Horsemen Eye Arizona Downs Revival

Turf Paradise in Phoenix is reportedly in the due-diligence phase of negotiations to be sold for development.

Racing is expected to continue only as a placeholder for several more seasons while new uses for the 67-year-old venue go through the planning, approval and construction stages.

The incoming owner of Arizona's primary commercial Thoroughbred track is expected to transition the property in pieces to “industrial and multi-family uses,” according to the online media outlet Axios Phoenix, which first broke the story Apr. 12.

Leroy Gessmann, the executive director of the Arizona Horsemen's Benevolent and Protective Association (AZHBPA), told TDN in a Wednesday phone interview that a longer-term hope involves Arizona Downs, 82 miles north in Prescott Valley, being potentially sold to 1/ST Racing & Gaming, which might then pick up enough dates to sustain a circuit.

The possible sale of Arizona Downs to 1/ST Racing has been percolating since last year. 1/ST Racing owns Gulfstream Park, Santa Anita Park, Golden Gate Fields, Pimlico Race Course and Laurel Park. The firm's chief executive officer, Aidan Butler, did not return a voicemail message seeking confirmation of 1/ST Racing's involvement prior to deadline for this story.

“I understand that [1/ST Racing] has a contract with Arizona Downs, and they're kind of in the same stages,” Gessmann said. “They're going through their due diligence right now. I know [1/ST Racing] wants to continue racing at Arizona Downs. How it all ends up, we're all in kind of a holding pattern here to see how things develop.”

The relationship between the Arizona racing community and Jerry Simms, Turf Paradise's owner for 23 years, has been acrimonious. An extraordinarily long pandemic closure, multiple racetrack safety issues, and prolonged fights over off-track betting privileges, simulcast signals, and how the horsemen's purse money can be used have roiled in the courts and at racing commission meetings.

Simms has been quoted in the press since 2020 as saying that he operates Turf Paradise at a “huge negative” financially. He quipped to Axios Phoenix this week that “I'd rather spend time with my grandkids” than continue running the track.

Axios Phoenix reported that James Watson, the managing partner of CT Realty out of Dallas and Newport Beach, California, said he's “under contract” with Simms to purchase the property. Neither Simms nor Watson would provide Axios Phoenix with details of their negotiations, citing a confidentiality agreement.

Gessmann told TDN it's evident by what's happening around the track that the deal is getting nearer to closing.

“Mr. Watson is going through his due diligence,” Gessmann said. “The last couple weeks there have been companies here inspecting things, doing ground tests, and I know they're also working on rezoning possibilities.

“Our understanding is it's going to be developed in stages, and they're going to race for one to two, [maybe] three more years depending on the development process,” Gessmann continued. “With both parcels of land, I think they're right at 200 acres. There's a lot of empty ground here. They're going to start with the empty ground and then work towards the racing operation, I guess.

“We hope Mr. Watson will continue racing for a couple of years until we can make other arrangements,” Gessmann said.

“The horsemen are somewhat excited, yet also disappointed,” Gessmann said. “We're excited that Mr. Simms is moving on and relinquishing his hold in Turf Paradise. However, Mr. Watson is unsure on the future of racing, which is a possibility we all knew when it went up for sale, that it could get sold to a land developer.”

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