Urban downtown malls have struggled in no small part because they tried to offer a suburban product in a downtown setting. Free easy parking in anathema to a downtown, and it required big subsidies for garages. A garage alone is enough to scare many wary suburbanites, and they still add friction to the process even if they’re easy to access and free of charge. Successful downtown malls overseas are usually paired with major public transit stations, additional nightlife, restaurants, and other walkable destinations. When many downtown malls were built in the US, it was in the nadir of downtown as a whole, which had been relegated to 9-5 workaday stiffs who might pop into the food court for lunch once a week at best and didn’t want to linger around before the maddening drive home, let alone come back in the evening. It’s a similar reason why pedestrianized areas in the US have struggled, many of which were built in conjunction with those downtown malls. There just wasn’t enough pedestrian foot traffic, and our streets are often too wide to properly activate with so few people, so they feel empty and dangerous.
Anyway, lots of suburban malls have been dying too, it’s just the affluent malls that are doing OK, and even that’s not a guarantee.
Cincinnati is a metro of 2 million, and it had eight traditional enclosed malls and two downtown style urban malls, not counting outlet malls and some of the other oddball lifestyle centers and pseudo strip centers out there. Only the one affluent mall, Kenwood, is doing well. Florence defaulted on loan debt after the pandemic, and may be at an inflection point. Its main advantage is that it’s clear on the other side of the metro from Kenwood. Everything else is either dead or dying.
Kenwood (affluent, doing great)
Florence (doing ok)
Eastgate (dying)
Northgate (dying)
Forest Fair (dead)
Tri County (dead)
Beechmont (dead)
Western Woods (dead)
Tower Place (downtown, dead)
Newport on the Levee (downtown-ish, dead/redeveloping)
In comparison, Northbrook Court, which is on ground-zero of Chicago’s affluent North Shore suburbs, has almost completely imploded. That was the high-end mall with the likes of Marshall Field’s (RIP), Lord & Taylor, and Nieman Marcus. Only Nieman Marcus is left, and the whole property is going to be redeveloped. I guess Old Orchard won that battle, but even it is getting a major redevelopment.