The traditional American mall — enclosed, climate-controlled and anchored by department stores like Sears, JCPenney and Macy’s — once defined New Jersey suburban life.
It was more than a collection of shops and a food court. It was a destination where families spent Saturdays together, teenagers met friends and holiday crowds filled the parking lots.
With more malls per square mile than any other state, mall life was once so ingrained in New Jersey life that it helped define the state’s culture.
But that blueprint is changing.
Retail experts say the nation’s shopping centers must reinvent themselves to survive shifting consumer habits.
And New Jersey is becoming the epicenter for the dawning of a new era of malls.
At least six major malls — from Westfield Garden State Plaza in the north to Monmouth Mall in Central Jersey and Voorhees Town Center in the south— are in the midst of massive makeovers. (See the malls undergoing major overhauls listed below.)
Some are adding luxury apartments or ripping off their roofs to let the sunlight back in. Others are kicking out old stores and bringing in new kinds of entertainment offerings, from pickleball to axe throwing. All are looking to redefine themselves and recapture that excitement that once characterized a trip to the mall.
Rendering of the redevelopment project at Monmouth Mall in Eatontown, one of at least six mall projects currently underway in New Jersey. The revamped Monmouth Square will feature 1,000 luxury apartments, retail space and more. Kushner Companies
The stakes are high in an era when many once thriving malls are becoming white elephants — eerily empty, expensive to maintain and nearly impossible to sell.
There were about 1,500 malls nationwide at the industry’s peak in the 1990s. That number has dropped to around 1,000, with more closures expected in the coming years, according to NAIOP, the Commercial Real Estate Development Association.
Online shopping, changing retail trends and budget retailers have driven away many traditional anchor stores, forcing mall owners to find new ways to attract consumers.
Stephanie Cegielski, vice president of research and public relations for ICSC — a global trade association for the retail real estate industry — said many centers are shifting toward mixed-use models that reflect what local shoppers want.
Gone are the days when department stores were the main draw. Cegielski said today’s malls are experimenting with restaurants, gyms, hotels and even apartments.
“We’re seeing some malls transform by changing their tenant curation strategy or transform into mixed-use centers to meet the changing preferences of their local consumers,” Cegielski said.
In New Jersey, entire malls have been demolished, while others continue to struggle with high vacancies. To survive, developers across the state are adding housing, dining and entertainment options to bring new life.
Many successful redevelopment projects are focused on turning malls into more than shopping destinations. They need to be vibrant, accessible community hubs, said Tom Bracken, president and CEO of the New Jersey Chamber of Commerce.
“Many of these malls were originally built in an era where the assumption was everyone had a car,” Bracken said. “Today, younger people want accessibility and walkable communities.”
Here’s a look at six New Jersey malls with major redevelopment projects on deck or already in progress:
Macys at Westfield Garden State Plaza in Paramus on Monday, October 13, 2025.
Jeff Rhode | For NJ Advance Media
Paramus, with its concentrations of multiple malls and shopping centers, has long been New Jersey’s signature shopping mecca.
It’s also where several malls are trying to remake themselves for a new generation of shoppers.
Westfield Garden State Plaza, one of the most massive malls in New Jersey, is preparing for the largest redevelopment in its history.
The project will transform the Paramus shopping mall into a mixed-use destination with housing and community spaces.
Developers plan to add 550 luxury apartments connected to the mall, along with a one-acre town green and a new “main street” lined with restaurants and services.
The apartments will be built in two new buildings on what is now a parking lot on the west side of the property, which will also include about 50,000 square feet of retail space, according to site plans.
Later phases could bring senior housing, medical offices and even a hotel.
A groundbreaking is expected in 2026 with the first residents moving in by 2027.
Rendering of Westfield Garden State Plaza’s new redevelopment plan, where developers will build 550 apartments on the property’s west side. Unibail-Rodamco-Westfield
Westfield Garden State Plaza’s owner, Unibail-Rodamco-Westfield, said the centerpiece of the project will be the town green. It’s designed to connect the mall with the new residential development.
When completed, the site will serve as a “destination for the entire Paramus community while seamlessly connecting the existing mall with the new residential development,” said Stephen Fluhr, senior vice president of development for URW, the mall’s parent company.
Fluhr said the company also plans to include sustainability features, such as a restored Sprout Brook waterway and an outdoor marketplace, to create a welcoming space for residents.
The mixed-use plan aims to attract a diverse population, from “young professionals to empty nesters,” creating a multi-generational community, according to developers.
Westfield Garden State Plaza, a 2.1 million-square-foot mall, opened in 1957 as an open-air center. By 1961, it was the largest shopping center in the world.
It has reinvented itself several times, enclosing in the 1960s, adding a second level in the 1980s, building new wings in the 1990s and debuting a 16-screen AMC Theater in 2007.
Today, anchors include Macy’s, Nordstrom, Neiman Marcus and AMC Theatres, along with hundreds of luxury and mid-market retailers.
Bergen Town Center in Paramus on Monday, October 13, 2025.
Jeff Rhode | For NJ Advance Media
A short distance from Westfield Garden State Plaza, Bergen Town Center is also ushering in its next phase.
More than 400 apartments will be built at Bergen Town Center, adding housing to one of Paramus’ busiest retail corridors.
Bergen Town Center first opened in 1957 as Bergen Mall and has gone through several transformations — from a traditional enclosed shopping center to its 2006 rebrand as an outlet-style hub. Today, the 1.2 million-square-foot complex is anchored by Target, Whole Foods and Century 21, along with Nordstrom Rack, Nike Factory Store and Ulta Beauty.
The apartment project will rise on the east side of the Route 4 property, where a Kirkland’s home décor and furniture store recently closed, according to developers.
Plans call for two five-story buildings with 426 apartments and about 5,000 square feet of ground-floor retail space. Construction will be split into two phases, with each building featuring four floors of residential units over two or three levels of parking.
The parcel sold in May for $25 million to Russo Development and KRE Group.
When announcing the sale, mall officials said shopping centers across the country are increasingly adding residential space to adapt to changing trends.
“We continue to see a wave of larger redevelopment projects in mixed-use locations, where malls are incorporating multifamily, retail and other elements to remain competitive,” said Ryan Robertson, senior director of JLL Capital Market’s Investment and Sales Advisory team, the company that helped broker the sale.
Rendering of the new apartments planned at Bergen Town Center, part of a redevelopment project aimed at adding residential space and revitalizing the area. Russo Development
Jaya Daniel, senior director of marketing for Bergen Town Center, said she couldn’t comment on the residential portion of the project. But the mall itself has seen a steady flow of shoppers drawn to its recent upgrades, she said.
“We’ve seen a steady flow of traffic coming to the center, with more shoppers enjoying the upgraded outdoor and indoor furniture and the clean look of the repainted façade and updated wayfinding signage,” Daniel said in a statement. “We’ve had shoppers tell us that they find the mall to feel inviting and energetic, making them want to enjoy the space more rather than run into a store and leave right away.”
She added that the redevelopment and rebranding efforts have helped attract new tenants, including restaurants First Watch and Tacoria, as well as Capon’s Burgers, which is set to open later this year.
Old Navy at Brunswick Square Mall in East Brunswick, NJ on Wednesday, July 2, 2025
Patti Sapone | NJ Advance Media
Some local governments in New Jersey are stepping in to help save their malls by declaring them areas in need of redevelopment, a designation that can help draw in developers and speed changes.
In March, the East Brunswick Township Council unanimously approved a resolution to begin redeveloping Brunswick Square Mall on Route 18 in Middlesex County.
The resolution designates the 55-year-old mall and surrounding parcels as an area in need of redevelopment, allowing the township to help modernize the site.
East Brunswick Mayor Brad Cohen said the goal is to update Brunswick Square to reflect the changing retail landscape, calling the effort a “massive undertaking” for the Route 18 corridor.
“It’s going to be retail that works in 2025, not 1975,” Cohen said.
While site plans have not been submitted yet, officials say they hope to add housing, services and entertainment — and some new attractions are already on the way.
An indoor pickleball club, The Picklr East Brunswick, is scheduled to open in mid-2026 at the mall. The 40,000-square-foot facility, located near the AMC Movie Theater, will feature 13 courts for the increasingly popular sport.
And, the Axeceptional Experience, an entertainment venue offering axe throwing and billiards, opened at the mall in January.
A map showing the Brunswick Square Mall redevelopment area on Route 18 in East Brunswick, designated by the township for modernization. East Brunswick Township
Brunswick Square, a 750,000-square-foot shopping destination, opened in 1970 as Bamberger’s Shopping Mall and later expanded to include JCPenney and Macy’s, which remain anchors along with AMC Theatres and Barnes & Noble.
The site has struggled in recent years, with Bar Louie closing and Red Robin becoming the latest to shutter there this year. The property went into foreclosure in 2021 and was placed in receivership before being purchased by its current owners in 2023.
Township officials also said the mall could play a role in meeting the town’s affordable housing requirements over the next decade.
New Jersey is requiring towns to add more than 146,000 affordable units statewide by 2035 under a court-ordered plan. East Brunswick is responsible for 296 of those units.
In a plan approved by the township this year, officials proposed using part of the mall property for a 100% affordable housing project for 25 families.
Monmouth Mall in Eatontown, New Jersey Monday, March, 18, 2024
Patti Sapone | NJ Advance Media
Monmouth Mall is currently undergoing one of the largest transformations of any shopping center in New Jersey.
Kushner Companies, the New York-based real estate firm owned by the family of President Donald Trump’s son-in-law, is redeveloping the 65-year-old Eatontown mall.
Once considered New Jersey’s largest shopping center and one of the 10 largest enclosed malls in the U.S., Monmouth Mall is being reimagined as an open-air destination called Monmouth Square.
Demolition began last year, with plans to tear off part of the roof, remove major stores and reduce the mall’s 1.5 million square feet of retail space by 40%.
The $500 million project will include a mix of shops, restaurants, 1,000 luxury apartments and 115,000 square feet of medical office space. Whole Foods, a fitness center and four other eateries have already been announced. AMC Theatres, Macy’s, Boscov’s and Barnes & Noble will remain open as construction continues.
Changes are coming to the Monmouth Mall in Eatontown this year, including a set of walking paths for shoppers, seen here in a rendering from Kushner Companies. Kushner Companies
Monmouth Mall first opened in 1960 as an open-air shopping center before being enclosed in 1975. The new plan returns it to that original layout, with developers saying it reflects today’s demand for mixed-use, walkable districts.
Work began in 2024, with new stores expected to open in 2026.
But the ongoing construction has created some issues for longtime tenants.
Construction underway at Monmouth Mall in Eatontown, New Jersey Monday, March, 18, 2024
Patti Sapone | NJ Advance Media
Earlier this year, the 500-member nonprofit Senior Citizens Activities Network, or SCAN, was forced to leave its space at the mall despite being told it could remain through the end of the year.
The organization had operated out of the basement since 1988, offering programs to hundreds of seniors from Monmouth and Ocean counties.
Executive Director Michael Ciavolino said construction quickly made the space unusable, leaving the group with no choice but to vacate early.
“There is a constant stream of heavy equipment and machines rumbling around the space every day,” Ciavolino said. “It’s literally a war zone.”
After being displaced, SCAN announced plans in June to relocate its programs to the Church of the Precious Blood Parish Center in Monmouth Beach.
Construction workers work to build Pearl Apartments in front of the Moorestown Mall in Moorestown on Tuesday, October 14, 2025. Gavin Schweiger | For NJ Advance Media
Many mall developers are banking on saving shopping centers by turning them into thriving community centers that offer far more than a place to buy back-to-school clothes and a food court hot dog.
Moorestown Mall is preparing to be revamped as new projects bring housing and entertainment to the longtime Burlington County shopping destination.
The goal, owners said, is to turn the mall into a community hub with living space for retirees looking to downsize.
Moorestown Mall, a 1.5 million-square-foot property, opened in 1963 and has long been anchored by Boscov’s. It has reinvented itself before, including a major renovation in the 2010s that brought Regal Cinemas, HomeSense and several new restaurants. Anchors today include Boscov’s, Regal and Michaels.
PREIT, the mall’s Philadelphia-based owner, sold 84 acres of the site to Pennsylvania-based developer Bel Canto for $12 million in 2022. Construction on a 375-unit apartment complex, including affordable housing, began this year on the lot next to Boscov’s.
The development will offer one-, two- and three-bedroom units with amenities for residents. The location along Route 38 gives tenants easy access to dining, shopping, healthcare and entertainment, while major employers such as Lockheed Martin and Cooper University Health Care are nearby, developers said in a statement.
A rendering of Pearl Apartment Homes, a 375-unit complex under construction next to Boscov’s at Moorestown Mall Bel Canto
A groundbreaking for the complex, which will be called Pearl Apartment Homes, was held in September.
Bel Canto CEO Jennifer A. Nevitt said the project also addresses a local need for downsizing options.
“I’ve shopped and visited Moorestown for 15 years,” Nevitt said in a statement. “I’ve heard the frustration of people who feel they have to leave Moorestown when they’re ready to downsize.”
According to Bel Canto officials, 32% of Moorestown residents are approaching retirement age, making the development a way for longtime neighbors to stay in the community while also attracting younger professionals.
Moorestown Mayor Quinton Law added that the project will expand housing options for Moorestown’s changing population.
“Developments like this strengthen our local economy, support nearby businesses and help ensure Moorestown remains a vibrant, welcoming place for working families,” Law said.
A major entertainment venue is also coming to help modernize the mall. The former Lord & Taylor is being redeveloped into Parky’s, a 200,000-square-foot complex with rooftop dining, axe throwing, go-karts, an arcade and multiple bars. Plans for the venue were approved last year.
The front of the Voorhees Town Center mall in Voorhees on Tuesday, October 14, 2025. The mall closed in April, 2024 due to a fire. Gavin Schweiger | For NJ Advance Media
Voorhees’ long-struggling mall in Camden County is trying to get off life support.
In October, the township approved a redevelopment plan to transform the former Echelon Mall into a mixed-use community with housing, shops and public spaces.
Hoboken Brownstone Company, a New Jersey developer known for large-scale urban renewal projects, will build 317 new homes, including 207 market-rate townhouses, 50 affordable for-sale units and 60 affordable rentals.
Plans also call for 38,000 square feet of commercial and entertainment space, new parks, bike paths and a 30,000-square-foot community building to be donated to the township.
“The project aims to reimagine the once-bustling mall into a walkable, family-friendly town center while preserving key community assets, including Voorhees’ municipal complex,” Mayor Michael R. Mignogna said in announcing the plan.
A closed sign at the exit in Boscov’s at the Voorhees Town Center mall in Voorhees on Tuesday, October 14, 2025. The mall closed in April, 2024 due to a fire. Gavin Schweiger | For NJ Advance Media
The deal also includes a payment-in-lieu-of-taxes program, or PILOT, which officials say could generate millions in new revenue from the mall’s owners to ease the tax burden on residents.
The mall was built in 1970 and rebranded as Voorhees Town Center in 2007. It has been mostly empty since a 2024 fire forced its closure and it lost major anchors, including Macy’s and JCPenney.
Over the years, previous redevelopment proposals, including plans for senior apartments, microbreweries, sports complexes and outdoor entertainment venues, never moved forward.
Boscov’s remains the only anchor, and signs on the mall’s doors this fall still read “closed until further notice.”
However, township officials have hope that the latest plan finally puts the long-stalled project in motion.
“For decades, the Echelon Mall was the heartbeat of Voorhees,” Mignogna said. “While it has stood silent for too long, this redevelopment gives us the opportunity to bring that heartbeat back.”
