Increasingly, the shopping center field is becoming a tale of two malls. Underperforming assets are being phased out, while strong, high-quality properties are experiencing the best of times. These blue-chip centers’ footfalls, sales and occupancy are thriving.
Keeping this high-performing real estate productive hinges on proactive investment and shopper-centric innovation. For mall owner and operator Macerich, reinvesting in its Class A portfolio of retail properties in strong, growing U.S. markets means adding top-tier and emerging brands that elevate the customer experience. Boosting traffic and performance is the whole point.
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“Macerich is actively enhancing our collection of vibrant, thriving retail destinations to increase the appeal for shoppers and maximize performance for new and existing retail partners,” said Michael Guerin, executive vice president, leasing at Macerich. “That’s why our leasing strategy is focused on curating a dynamic, elevated tenant mix for every center, paired with smart investments in design and amenities, leading to increased foot traffic, dwell time and overall productivity at our Class A retail properties across the country.”
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Anchoring the Experience
A key element in Macerich’s strategy is energizing its properties by replacing vacant anchors with new, in-demand, experience-forward tenants. Macerich targeted 30 anchor and big box replacements for the portfolio, and all 30 are now committed and moving ahead.
Among these is Dick’s House of Sport, a groundbreaking retail concept that attracts engagement and buzz, which is already making a difference at Freehold Raceway Mall in Freehold, N.J., where it opened in the former Lord & Taylor location in the fourth quarter of 2025. “At Freehold, we’ve seen a marked increase in traffic, not only in its wing but also throughout the property, with significant leasing momentum across the whole center,” said Guerin. Six additional Dick’s House of Sport locations are undergoing planning and/or construction at high-performing Macerich properties including Crabtree in Raleigh, N.C.; Tysons Corner Center in Tysons, Va.; Washington Square in Portland, Ore.; Valley River Center in Eugene, Ore; Annapolis Mall in Annapolis, Md. and Los Cerritos Center in Cerritos, Calif.
Up next for Freehold is New Jersey’s first Von Maur department store, opening in 2027. Known for quality brands and outstanding customer experiences, including live piano performances, Von Maur has held the top spot on Newsweek’s list of America’s best department stores every year since 2022.
Top-drawing entertainment anchors continue to bring more fun to Macerich properties, including Round1 Bowling and Arcade, coming soon to both The Mall of Victor Valley in Victorville, Calif., and Pacific View in Ventura, Calif. Round1 already is a strong performer at Danbury Fair in Danbury, Conn., and Arrowhead Towne Center in Glendale, Ariz.
At Crabtree, located in North Carolina’s fast-growing Research Triangle region, Belk has signed a long-term lease extension for its flagship anchor location at the property and is embarking on a full store remodel that includes a wine and coffee bar, personal shopper studio and other experiential amenities.
Building Engaging Spaces
One aspect of the shopping center experience that cannot be overlooked is placemaking. Creating spaces that shoppers gravitate toward and want to spend time in has a halo effect on the tenant stores.
Across the Macerich portfolio, a broad range of investments are coming to life that further elevate the customer experience. At a number of properties, Macerich is introducing a brighter, more modern aesthetic with refreshed paint, new flooring, upgraded lighting, comfortable new furnishings, lush plantings and much more.
Food courts — always popular spaces for shoppers to relax, connect and refresh — are now undergoing modern updates at Washington Square, Crabtree and Scottsdale Fashion Square in Scottsdale, Ariz. The redesign of the Palm Court at Scottsdale Fashion Square blends contemporary sophistication with the center’s signature luxury feel. This includes a brighter, more open environment thanks to raised ceilings, improved sightlines and enhanced storefront visibility. The goal is a seamless, modern entry experience that maintains the easy elegance shoppers have come to expect.
At Green Acres in Valley Stream, N.Y., the major redevelopment now in process focuses on fresh experiences and better sightlines with a new grand entrance along with an attractive streetscape showcasing outward-facing shops as well as full-service and quick-service restaurants — from Shake Shack and Panda Express to The Cheescake Factory and Fogo de Chão.
Restaurants that deliver unique experiences at Scottsdale Fashion Square, including Teleféric Barcelona and Din Tai Fung, both recently opened to huge crowds. Seeing Din Tai Fung chefs create the brand’s famous 18-fold soup dumplings — and then posting about it — is part of the appeal for many visitors.
With social media in mind, Macerich also is redesigning some center common areas, painting staircases and the nooks under escalators in bright, eye-catching designs to encourage spontaneous photoshoots.
Attracting Gen Z Shoppers
Beyond adding social media-friendly design touches, Macerich is sharply focused on appealing to Gen Z shoppers throughout its portfolio, recognizing that this influential demographic loves going to malls where they can enjoy fun, in-person experiences that are a welcome break from being online. Macerich’s Gen Z Committee provides important intel on the best new concepts for permanent locations, as well as pop-ups and special activations.
Top properties are acting on Gen Z preferences. For instance, FlatIron Crossing in Broomfield, Colo., is now undergoing a high-impact redevelopment to add new retail, fresh restaurants and more entertainment, both inside and outside the enclosed property. Gen Z over-indexes when it comes to spending on dining, and HiFi at FlatIron Crossing will inspire with exciting new restaurants including Blue Sushi Sake Grill and Memoir. Last month, FlatIron Crossing opened a new Abercrombie & Fitch store.
Tysons Corner Center continues to add Gen Z favorite brands and experiences, including the Under Armour Sports House opened in March, plus Edikted, Garage, Aritzia, Reformation and Level99, which features real-world social gaming with over 50 physical and mental challenges to explore. And at Kierland Commons in Scottsdale, Ariz., La La Land Kind Café’s Arizona debut drew lines for weeks and quickly established itself as a social and cultural hotspot.
Kim Choukalas, Macerich senior vice president of leasing, added, “With 30-plus anchor backfills, a broad range of elevated new stores, restaurants and experiences throughout the portfolio — plus a particular focus on adding Gen Z favorites — Macerich is reinvesting in our Class A retail centers for long-term success.”
To learn more visit macerich.com/developments.