Sources & Methodology
This page is the live companion to our printed materials. Scan any QR code on a VSV document and it lands here — on the claim, the math, and the public source.
Last updated July 8, 2026
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Economic-impact figures are a conservative internal planning estimate reconciling to VSV pro forma v03 — not an independent third-party study. Multipliers are applied only to net-new (out-of-market) spending.Modeled with RIMS II-range output multipliers applied only to net-new, out-of-market spending. Every figure below is presented as a Conservative / Base / Upside scenario band — we lead with Base and show the band.
$12.1M per year (scenario band $7.0M–$22.1M)
How we got it
Visitor impact ($4.31M net-new spend × 1.7 output multiplier = $7.32M) + operations impact ($3.2M in-region ops spend × 1.5 = $4.8M) = $12.1M. Conservative $7.0M / Upside $22.1M.
Where it lives
VSV Economic Impact Workbook — Scenario Analysis tab, live-linked to the Executive Summary.
$4.3M per year
How we got it
Lodging $1.44M + overnight off-campus $1.62M + day-trip $768K + on-site out-of-town $480K = $4.308M (Conservative $2.17M / Upside $8.29M).
Where it lives
VSV Economic Impact Workbook — Visitor Spending tab (summed line items) and Scenario Analysis tab.
Live sources
12,000 per year (scenario range 6,480–19,360)
How we got it
12 tournament weekends × 50 visiting teams × 10 rooms × 2 nights = 12,000. Conservative: 8 × 45 × 9 × 2 = 6,480. Upside: 16 × 55 × 11 × 2 = 19,360.
Where it lives
VSV Economic Impact Workbook — Hotel Room Nights tab.
Live sources
~250,000 visitor-trips per year
How we got it
Base-case input: 250,000 total annual visitor-days across all events, players plus spectators (Conservative 175,000 / Upside 350,000) — roughly 36% of Mike Rose Soccer Complex's ~700,000.
Where it lives
VSV Economic Impact Workbook — Project Assumptions and City Presentation Outputs tabs.
Live sources
100–150+ ongoing jobs (50–75 direct facility FTE)
How we got it
Direct facility FTE 50–75 (Base) + indirect/induced 70–80 + event-day seasonal 100+ → 100–150+ total ongoing jobs supported. Directional planning ranges, not point estimates.
Where it lives
VSV Economic Impact Workbook — Jobs and Payroll tab and Executive Summary.
~301 construction job-years (range 248–355), one-time, over a ~24–30 month build
How we got it
$44.33M construction ÷ $1M × 6.8 job-years per $1M (Base) = 301. Conservative factor 5.6 → 248; Upside 8.0 → 355. Job-years, not permanent jobs.
Where it lives
VSV Economic Impact Workbook — Construction Impact tab; employment factors on the Project Assumptions tab.
1.5 / 1.7 / 1.9 (Conservative / Base / Upside) — RIMS II arts/entertainment/recreation range, applied only to net-new spending
How we got it
Visitor output multipliers of 1.5 / 1.7 / 1.9 by scenario. The operations multiplier (1.5 / 1.5 / 1.6) and construction multiplier (1.5 / 1.6 / 1.8) are set separately — the 1.5/1.7/1.9 set is the visitor multiplier only.
Where it lives
VSV Economic Impact Workbook — Project Assumptions tab and Source Notes.
The build sequence is Phase 1 = 4 turf fields (August 2026), Phase 2 = 150,000 SF indoor fieldhouse (2028), Phase 3 = +4 fields to a full 8-field campus (2030). Per-phase figures are an internal allocation of the verified full-build model above — the stepped totals tie exactly to the Economic Impact section, in every scenario column. Allocation status: derived-allocation (a dedicated workbook Phase Allocation tab is pending). The standing disclaimer applies.
~$4.3M annual impact · 5,000 hotel room-nights · ~90,000 visitor-trips · 20–30 ongoing jobs (10–15 direct FTE) · ~$440K new local tax (Base; bands $2.5M–$7.9M / 2,700–8,050 / 63,000–126,000 / $280K–$680K)
How we got it
Room-nights: 10 outdoor tournament weekends × 25 visiting teams × 10 rooms × 2 nights = 5,000 — four fields carry roughly half the visiting-team capacity of the full-build weekend model. Impact: visitor share (5,000/12,000 of the $7.32M visitor component = $3.05M) + Phase 1 operations share ($1.2M of the $4.8M ops component) ≈ $4.3M. Corroborated by the Tennessee Soccer Club comparable (#comp_tsc): stay-to-play club tournaments in a comparable suburban market driving an estimated 12,000–16,000 room-nights/yr.
Where it lives
Allocation of the VSV Economic Impact Workbook full-build tabs, prepared July 8, 2026; workbook Phase Allocation tab pending.
+$5.4M annual impact · +4,000 room-nights · +110,000 visitor-trips · +60–90 jobs (+32–48 direct FTE) · +$590K new local tax (Base; bands $3.1M–$9.9M / 2,160–6,450 / 77,000–154,000 / $380K–$920K)
How we got it
Room-nights: +8 indoor event weekends (basketball, volleyball, futsal — the November–March season the outdoor campus cannot serve) × 25 visiting teams × 10 rooms × 2 nights = 4,000. Impact: visitor share (4,000/12,000 × $7.32M = $2.44M) + the indoor's operations share ($3.0M of $4.8M — the fieldhouse is the staffing, utilities, and commercial-lease engine) ≈ $5.4M. Year-round daily court programming drives the largest visitor-trip step.
Where it lives
Allocation of the VSV Economic Impact Workbook full-build tabs, prepared July 8, 2026; workbook Phase Allocation tab pending.
+$2.4M annual impact · +3,000 room-nights · +50,000 visitor-trips · +20–30 jobs (+8–12 direct FTE) · +$230K new local tax (Base; bands $1.4M–$4.3M / 1,620–4,860 / 35,000–70,000 / $150K–$360K)
How we got it
Room-nights: the final four fields close the remaining gap to the full-build model — 12 tournament weekends × 50 visiting teams × 10 rooms × 2 nights = 12,000 total, +3,000 over the Phases 1+2 run rate of 9,000. Impact: remaining visitor share (3,000/12,000 × $7.32M = $1.83M) + grounds/events operations share ($0.6M of $4.8M) ≈ $2.4M.
Where it lives
Allocation of the VSV Economic Impact Workbook full-build tabs, prepared July 8, 2026; workbook Phase Allocation tab pending.
Annual impact $4.3M → $9.7M → $12.1M · room-nights 5,000 → 9,000 → 12,000 · visitor-trips 90,000 → 200,000 → 250,000 · jobs 20–30 → 80–120 → 100–150+ · new local tax $440K → $1.03M → $1.26M (Base)
How we got it
Each step is the sum of the phase increments above. The full-build column equals the verified register anchors exactly: $12.1M ($7.0M–$22.1M), 12,000 room-nights (6,480–19,360), 250,000 visitor-trips (175,000–350,000), 50–75 direct FTE / 100–150+ jobs, $1.26M new local tax ($0.81M–$1.96M).
Where it lives
VSV Economic Impact Workbook — Scenario Analysis, Hotel Room Nights, Project Assumptions, Jobs and Payroll, and Local Tax Impact tabs (full-build anchors); phase allocation prepared July 8, 2026.
VSV demand ≈ 11 → 20 → 27 points of annual occupancy for the approved 121-room LivSmart Studios by Hilton at The Lake District (Phase 1 → Phases 1+2 → full build)
How we got it
Hotel capacity: 121 rooms × 365 nights = 44,165 room-nights/yr. VSV base-case room-nights ÷ capacity: 5,000 → 11.3%, 9,000 → 20.4%, 12,000 → 27.2% — before any other Lakeland hotel absorbs overflow. The extended-stay studio format matches multi-night tournament-family demand, and VSV's 90,000→250,000 annual visitor-trips land walkable-adjacent to The Lake District's 17 open shops and restaurants.
Where it lives
Hotel facts: four-story, 121-room LivSmart Studios by Hilton, ~2.35 acres at the northwest corner of The Lake District; site plan approved by the Lakeland Municipal Planning and Design Review Commission (March 12). Fill math: derived from the VSV room-nights model above.
The hotel is site-plan approved with no announced construction timeline; occupancy-point figures are VSV modeled demand, not a hotel forecast.
New tax revenue is computed from published Tennessee and Shelby County rates against the modeled project. City-only figures are broken out separately from the all-jurisdictions total.
~$1.26M per year (scenario band $0.81M–$1.96M)
How we got it
Property $623,520 ($36M × 40% × $4.33/$100) + sales $427,830 ($4.388M taxable × 9.75%) + occupancy $72,000 ($1.44M room revenue × 5%) + lodging sales $140,400 ($1.44M × 9.75%) = $1,263,750.
Where it lives
VSV Economic Impact Workbook — Local Tax Impact tab and Executive Summary.
~$150K–$300K per year to the City's own budget (directional)
How we got it
Computed core: City property tax ($36M × 40% × $0.94/$100 = $135,360) + 0.5% city sales option ($21,940) ≈ $157K base (modeled band $114K–$211K). The printed $150K–$300K is the study's directional range, which additionally allows for state-shared distributions not modeled in the workbook.
Where it lives
VSV Economic Impact Workbook — Local Tax Impact tab; study §14.2.
“Directional” matters here: the computed model band is $114K–$211K; the wider printed band allows for state-shared revenue distributions.
Live sources
$27M–$45M of new assessable improvements ($36M Base)
How we got it
Scenario inputs: $27M (Conservative) / $36M (Base) / $45M (full build) of improvements value added to the tax rolls.
Where it lives
VSV Economic Impact Workbook — Project Assumptions tab, feeding the Local Tax Impact tab.
$0.94 per $100 assessed (FY2025–26; lowest city rate in Shelby County; combined with County $3.39 = $4.33/$100)
How we got it
City $0.94 + Shelby County $3.39 = $4.33 per $100 of assessed value.
Where it lives
VSV Economic Impact Workbook — Project Assumptions tab, from FY25–26 published rates.
Live sources
40% of appraised value (commercial); residential 25%
How we got it
Statutory Tennessee ratio. Independently confirmed against county records: 2025 assessed $9,704,760 ÷ 40% = $24,261,900 appraised — an exact match.
Where it lives
VSV Economic Impact Workbook — Project Assumptions tab; reconciled against Shelby County Trustee and Register records.
9.75% (TN state 7.00% + local 2.75%)
How we got it
9.75% = 7.00% state rate + 2.75% local option rate.
Where it lives
VSV Economic Impact Workbook — Project Assumptions tab and Source Notes.
Live sources
5% (Shelby County hotel/motel occupancy tax)
How we got it
Fixed 5% rate applied to modeled room revenue.
Where it lives
VSV Economic Impact Workbook — Project Assumptions tab and Source Notes.
Live sources
Program and cost figures trace to the A2H conceptual site plan and the VSV pro forma. Where a figure is an internal planning document rather than a public webpage, we name the document.
$64.6M–$68.7M full development cost
How we got it
Construction $44.33M + land, closing, stream mitigation, grading, pond, financing costs, reserves, and the optional parking structure (with contingency) = $68.7M at the conservative $6M land basis; $64.6M at a $2M land basis. Recomputed independently from the full cost stack.
Where it lives
VSV Pro Forma v03 — Project_Cost and Dashboard sheets, across Land Scenarios A and C.
$44.33M private construction investment ($16.39M outdoor + $27.94M indoor)
How we got it
Outdoor line items $16.39M + indoor line items $27.94M = $44.33M (vendor budget $42.53M plus ~$1.8M paved-parking upgrade). Excludes land, stream work, grading, financing, reserves, and the parking deck.
Where it lives
VSV Pro Forma v03 — Project_Cost sheet; identical line items in the VSV Economic Impact Workbook's Construction Impact tab.
8 lighted synthetic-turf fields, including 1 championship/showcase field
How we got it
One championship field — TV-ready LED lighting, dual-touchline seating, press/scoring, digital scoreboard — plus seven additional soccer fields.
Where it lives
A2H Conceptual Site Plan #26242 (June 2026); VSV Pro Forma v03 — Project_Cost sheet.
16 competitive surfaces across 8 full-size lighted synthetic-turf fields
How we got it
Each full-size field divides into two cross-field youth surfaces on tournament weekends: 8 × 2 = 16.
Where it lives
7.9.26 Lakeland packet — 1_Vision_And_Site; A2H Conceptual Site Plan #26242 (June 2026) field program.
~150,000 SF indoor fieldhouse (8 basketball / 16 volleyball courts + indoor turf)
How we got it
Direct specification, consistent across the A2H site plan, the pro forma, and the economic impact workbook.
Where it lives
A2H Conceptual Site Plan #26242 (June 2026); VSV Pro Forma v03; VSV Economic Impact Workbook — Construction Impact tab.
~30,000 SF leasable commercial space (Year 3+, within the indoor building envelope)
How we got it
30,000 SF at $16/SF/yr NNN; occupancy 50% in Year 3 ramping to 85% at maturity.
Where it lives
VSV Pro Forma v03 — Global_Assumptions sheet.
~1,019 parking spaces per A2H site fit (base case ~600 paved surface spaces; optional 432-space two-story structure, $10.8M, a public-infrastructure/TIF candidate)
How we got it
Lot 1 (287) + Lot 3 (300) surface + Lot 2 structure (432) = 1,019 per the A2H plan. Structure = 432 × $25,000/space = $10.8M, carried in the full development cost only.
Where it lives
A2H Conceptual Site Plan #26242 (June 2026); VSV Pro Forma v03 — Global_Assumptions sheet.
49 acres (~24 acres stream/floodplain-constrained; ~25 acres buildable upland) — pending formal wetland delineation
How we got it
49 total acres − ~24 acres of stream corridor and regulatory buffers (Register GIS hydrology-overlay estimate) ≈ 25 buildable upland acres. The A2H plan works within the full 49 acres.
Where it lives
A2H Conceptual Site Plan #26242 (June 2026); Shelby County Register GIS hydrology overlay.
The ~24-acre constrained figure is an estimate pending formal wetland delineation.
Anchored by Tennessee Soccer Academy: ~300 players today, scaling to 1,000 by Year 10
How we got it
Model inputs: TSA players Year 1 = 300, ramping on a smooth growth curve to 1,000 by Year 10.
Where it lives
VSV Pro Forma v03 — Global_Assumptions sheet; VSV Economic Impact Workbook — Operating Impact tab.
$1.0M–$2.15M estimated (base case $1.5M modeled)
How we got it
Permitting/design $150–300K + mitigation credits $450K–$1.0M + channel construction $400–700K (industry estimates, not recorded costs). The pro forma carries low/mid/high of $1.0M / $1.5M / $2.15M with the mid case modeled.
Where it lives
VSV Pro Forma v03 — Land_Scenarios and Project_Cost sheets; Lake District Source Pack (June 2026).
Everything in this section is public record — recorded deeds, county assessments, and federal court filings that anyone can pull and verify.
$26,480,000 — Substitute Trustee's Deed, Inst. 24044704 (sale 05/14/2024, recorded 05/31/2024)
How we got it
Recorded consideration on which Tennessee transfer tax was paid; grantor Locke H. Waldrop (substitute trustee) to RIC (Lake District) LLC, a Romspen affiliate.
Where it lives
Shelby County Register of Deeds — recorded sale history for parcel L0159 00601.
The deed conveys the full 114.0153-acre parcel including the Phase One shopping center — a blended price that cannot be quoted as a raw-land $/acre.
$3,600,000 — Warranty Deed, 11/28/2017 (Inst. 17123169)
How we got it
Recorded sale history for parcel L0159 00601, before Lake District development began.
Where it lives
Shelby County Register of Deeds — recorded sale history for parcel L0159 00601.
$6.6M bulk as-is — CBRE (Ronald Neyhart, EVP), credited by the Court; In re The Lake District LLC, Case 23-21496-L (Bankr. W.D. Tenn.), Doc 263, entered Feb 23, 2024
How we got it
Valuation testimony credited in the Court's Memorandum Opinion Denying Confirmation; the Remaining Development Area includes the VSV target acreage. Companion court figures: outparcels $12M; shopping center as-is $17M; residential comp $73,775/acre; debtor's broker range $8.0–13.5M.
Where it lives
Memorandum Opinion of Judge Jennie D. Latta, Doc 263 — valuation testimony table compiled in the Lake District Source Pack.
$24,261,900 — 2025 Shelby County appraisal of the whole 114.0153-acre parcel INCLUDING the Phase One shopping center improvements
How we got it
2025 assessed $9,704,760 ÷ 40% = $24,261,900. The Trustee record reconciles exactly with the Register GIS record.
Where it lives
Shelby County Trustee and Register of Deeds records for parcel L0159 00601.
Includes the shopping center improvements — not a raw-land value.
2022 assessed $3,313,720 (implied appraised $8,284,300, ~$72,700/acre blended across all 114 acres)
How we got it
$3,313,720 ÷ 40% = $8,284,300 appraised; ÷ 114.0153 acres ≈ $72,700/acre blended — before the shopping center hit the roll in 2023.
Where it lives
Shelby County Trustee assessment history for parcel L0159 00601.
Tax Parcel L0159 00601 — 3304 Canada Rd, Lakeland, TN — 114.0153 acres total (49-ac VSV tract is a portion; City subdivision plat required)
How we got it
Register GIS parcel record; owner of record RIC (Lake District) LLC, 162 Cumberland St Ste 300, Toronto (Romspen HQ). Retrieved June 10, 2026.
Where it lives
Shelby County Register of Deeds GIS parcel record for L0159 00601.
The TIF district exists today. The prior authorization is contested; VSV's approach is a new economic impact plan and application — and the pro forma assumes $0 of TIF on day one.
Up to $39,000,000 TIF authorized — City of Lakeland Resolution 2017/05-XX, adopted May 11, 2017 (Lakeland IDB bonds/notes, T.C.A. Title 7 Ch. 53)
How we got it
The IDB Economic Impact Plan was approved Oct 24, 2016; the authorization was tied to the LDC Development Agreement, which the City contends expired for failure to reach substantial completion. VSV's strategy is a new economic impact plan / TIF application — not assumption of the old one.
Where it lives
Lake District Source Pack §6; VSV Pro Forma v03 — Sources sheet (“TIF up to $39M (prior, contested)”).
The district exists; the old $39M authorization is contested/expired; VSV will apply for a new plan.
~$10M maximum TIF case modeled (roads $1.2M, shared parking $1.2M, drainage/stormwater $0.5M, utility extensions $0.72M, remainder from the $10.8M parking structure / land-value bridge)
How we got it
Itemized public infrastructure: roads $1.2M + shared parking $1.2M + drainage $0.5M + utilities $0.72M = $3.62M. The $10M maximum case fills the remaining $6.38M from the two-story parking structure / land-gap line. Cases modeled at $0 / $3M / $6M / $10M — the pro forma's selected case is $0, treating TIF as upside rather than a day-one assumption.
Where it lives
VSV Pro Forma v03 — City_TIF_Cases sheet.
~$10M is the maximum modeled case; $6.4M of it depends on the parking structure qualifying as public infrastructure. Hard infrastructure alone is ~$3.6M.
Comparable-facility figures are reported by the facilities themselves or their visitor bureaus unless noted. We cite them as reported — with the caveats attached, including the two cautionary cases.
$114.4B total / $47.1B direct / 664,860 jobs (2024, spectator sports tourism) — plus $8.5B state-local tax and 63.5M overnight travelers
How we got it
Fixed citation from the Sports ETA / Tourism Economics 2024 State of the Industry report — no derivation.
Where it lives
Sports ETA / Tourism Economics, 2024 State of the Industry.
The VSV study rounds these to $114B and ~665,000 jobs.
Live sources
$39.8M reported economic impact (2023) and ~45,000 requested hotel room-nights (2023) — self-reported via Memphis Tourism
How we got it
As reported by the facility and Memphis Tourism.
Where it lives
MSEC press release via Memphis Tourism, cited in the VSV study's comparables table.
A single non-youth-sports event (National Bikers Roundup) drove $21.6M of the $39.8M.
$101M economic impact and 785,000 visitors (FY25); 92,074 room-nights (FY24) — self-reported (complex + CVB)
How we got it
As reported by the complex and the Hoover CVB; the closest suburban analog to the VSV campus.
Where it lives
VSV study comparables table.
~$7–8M impact from four tournaments and ~28,000 hotel room-nights — 2012 figures, the most recent published
How we got it
Dollar figures trace to 2012-era reporting and are labeled as such. Current facility materials list ~700,000 visitors across ~20 events per year.
Where it lives
VSV study comparables table and appendix.
Battleground Tournament of Champions: 14,000+ visitors, 4,300 players, 322 teams from 8 states, 519 games across 44 fields — self-reported by TSC (the state's largest youth club, 4,500+ players). Its Tennessee Invitational recap reported ~18,000 visitors, 421 teams from 13 states incl. 200+ out-of-state (672 games / 54 fields).
How we got it
Derived room-nights estimate (no published TSC figure): ~200 out-of-state teams × ~10 rooms × 2 nights ≈ 4,000 per event; 3–4 hosted stay-to-play events per year ≈ 12,000–16,000 room-nights/yr. Magnitude corroborated by the closest published Williamson County figure: a Hunden Strategic Partners study found the closure of Franklin's A-Game Sportsplex alone cost the area 32 sporting events and more than 17,000 hotel room-nights.
Where it lives
TSC published event recaps; stay-to-play hotel policy via Tournament Housing Services; Hunden study figure via Williamson Scene (Nov 2018).
TSC's events run on county venues — incl. Bethesda Sports Park's four artificial-turf fields (two 11v11 + two 9v9, Williamson County Parks) — spanning 44–54 fields at peak; the relevant comp for VSV is the stay-to-play tournament demand a club campus anchors, not a 4-field-only claim. The Tennessee Invitational recap article was removed in TSC's 2025–26 site migration; its figures are quoted as last published. A ~15,000 room-nights/yr figure cited verbally by Shaw Sports Turf and Warner Construction (meeting July 8, 2026) is consistent with these benchmarks but is kept off printed values pending a published Visit Franklin / Williamson County CVB source.
~$85M taxpayer-built, city-owned. Debt service (~$6.3M/yr) outran TIF revenue for years — TIF covered only ~28% as of 2019, forcing general-fund subsidy. TIF revenue first covered debt in 2023; the city handed operations to a private consortium in 2024.
How we got it
Why it matters here: Grand Park is the case for why VSV is structured as private capital first — the pro forma's selected TIF case is $0.
Where it lives
VSV study cautionary-cases section.
~$283M municipal (conduit) bonds; filed Chapter 11 just 16 months after opening — despite 4.3M visitors in its first year
How we got it
Why it matters here: strong visitation did not save an over-leveraged public financing structure. VSV's base plan carries no municipal bond debt.
Where it lives
VSV study cautionary-cases section.
$30–40B annually (Aspen Institute Project Play)
How we got it
Fixed citation; participation and market trends per the Aspen Institute's Project Play research.
Where it lives
VSV study market-context section.
Prepared for the City of Lakeland — July 9, 2026. Questions about any figure on this page? Reach us through the contact page and we will walk you through the workbook cell it came from.
