The Mall’s Evolution: Beyond the Department Store Anchor
The closure of Saks Fifth Avenue’s flagship stores in Friendship Heights and Tysons isn’t just a headline—it’s a symbol of a much larger shift in retail. Personally, I think what makes this particularly fascinating is how it forces us to rethink the very concept of the mall. For decades, department stores like Saks were the heartbeat of these spaces, drawing crowds and defining the mall’s identity. But now? It’s like watching a dinosaur adapt to a new ecosystem.
What many people don’t realize is that the decline of department stores isn’t just about e-commerce or changing consumer habits—it’s about a fundamental shift in how we experience public spaces. Malls are no longer just places to shop; they’re becoming hubs of experience, entertainment, and community. Take Tysons Corner Center, for example. The former Pottery Barn space is now a candy-themed adventure land. Yes, you read that right. A candy-themed adventure land. If you take a step back and think about it, this isn’t just a quirky replacement—it’s a strategic pivot to attract families, create memories, and keep people coming back.
From my perspective, this raises a deeper question: What does it mean to be an ‘anchor’ in 2026? Traditionally, anchors were about foot traffic—they were the magnets that pulled people in. But now, anchors are becoming about engagement. DICK’S House of Sport, for instance, isn’t just a store; it’s an experience. You can shop for sneakers, but you can also practice your golf swing or climb a rock wall. This isn’t just retail—it’s entertainment, fitness, and social interaction all rolled into one. What this really suggests is that the future of malls lies in their ability to offer something you can’t get online: a tangible, immersive experience.
One thing that immediately stands out is how malls are repurposing their spaces. Lakeforest Mall’s $1.2 billion redevelopment isn’t just about filling empty storefronts—it’s about reimagining the entire purpose of the space. Mixed-use districts, fitness centers, and entertainment zones are becoming the new norm. In my opinion, this is where malls have the opportunity to thrive. They’re no longer competing with Amazon; they’re competing with boredom.
But here’s the kicker: not all malls are created equal. Stronger properties are leaning into this experiential model, while weaker, aging malls are being left behind. Amit Arora’s observation that malls are either evolving or being repurposed hits the nail on the head. It’s a survival of the fittest, and the malls that are succeeding are the ones that understand their audience’s needs.
A detail that I find especially interesting is how traditional anchors like Bloomingdale’s and Macy’s are still holding their ground at Tysons Corner Center. Jesse Benites from Macerich points out that these stores are reinvesting in their spaces, proving that department stores aren’t entirely obsolete. But even here, there’s a shift. These stores are remodeling, expanding, and modernizing to stay relevant. It’s not enough to just exist—they have to matter.
If you ask me, the real story here isn’t the closure of Saks—it’s the reinvention of the mall. Malls are becoming chameleons, adapting to whatever their communities need. A fitness center in a former Saks space? Why not? A candy-themed adventure land where couches used to sit? Absolutely. This isn’t just about filling empty spaces; it’s about creating destinations that people want to visit.
What this all implies is that the mall of the future will be unrecognizable compared to its 20th-century counterpart. It won’t just be about shopping—it’ll be about living. Eating, playing, socializing, and yes, maybe even shopping a little. But the shopping will be secondary. The mall will be a stage, and we’ll be the actors.
So, are malls dying? Not at all. They’re just evolving. And personally, I can’t wait to see what they become next.
Takeaway: The mall isn’t dead—it’s just shedding its old skin. The closures of department stores like Saks are less of an obituary and more of a catalyst for innovation. The malls that survive will be the ones that understand this: it’s not about what you sell, but about the experience you create. And in a world where experiences are currency, the mall’s future looks brighter than ever.
