Bergen Town Center
Bergen Town Center is a large retail and shopping center in Bergen County, New Jersey, historically known as Bergen Mall.
Last updated August 26, 2026
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Overview
Bergen Town Center is a retail complex located at the junction of Route 4 and Forest Avenue in Bergen County, New Jersey. The property spans more than 105 acres across the municipalities of Paramus and Maywood and combines an enclosed shopping mall with freestanding stores and an external retail strip. It has more than 917,000 square feet of gross leasable area and operates within one of the most competitive suburban retail corridors in the United States. The center opened on November 14, 1957, as Bergen Mall. Developed by Allied Stores and designed by John Graham, it was among the earliest large-scale regional shopping centers in the country and was described at opening as the largest development of its type. The original concept was an expansive outdoor shopping environment with department-store anchors, substantial parking, and civic and entertainment amenities. Its opening ceremony was hosted by television personality Dave Garroway. During its first decades, Bergen Mall functioned as more than a collection of stores. The property included a chapel, post office, auditorium, ice rink, bowling alley, children's attractions, a museum, and the 635-seat Playhouse on the Mall. The theater operated from 1960 to 1982 and presented Broadway revivals, pre-Broadway engagements, and other live productions. A Carmelite chapel also operated on the property for many years, holding its final Mass in 2017. Changing retail preferences led to a major physical and strategic transformation. In 1972, the owners announced plans to enclose the previously open-air mall. The renovated indoor center reopened in September 1973 with Stern's and Ohrbach's as principal anchors. In the 1980s and 1990s, department-store changes and increasing competition from newer enclosed malls weakened the original format. The property subsequently adopted a value-oriented and outlet-focused tenant mix that included Marshalls, Gap Outlet, Saks Off 5th, and other discount and factory stores. Ownership changed several times. Simon Property Group acquired the mall in 1987 and sold it to Vornado Realty Trust in 2003. Vornado pursued a substantial redevelopment intended to modernize the property, add high-profile retailers, improve its physical appearance, and combine conventional mall space with large-format stores. The property was renamed Bergen Town Center during the planning process approved in 2006. The redevelopment program added or introduced tenants such as Target, Whole Foods Market, Nordstrom Rack, Nike Factory Store, Bobby's Burger Palace, Lowe's, and other national retailers. A major expansion and renovation was celebrated in 2009, while further expansion plans were announced in 2015. The tenant roster has continued to evolve. Century 21 occupied part of the former Stern's and Macy's building beginning in 2006, but closed in December 2020 after the retailer entered liquidation. Kohl's later relocated into the former Century 21 space in late 2022. Other changes included the arrival of Best Buy in 2018, the opening of Burlington in 2019, and the replacement of some food tenants with Ruth's Chris Steak House. The center remains subject to Bergen County's blue laws, which generally require retail stores to close on Sundays, although exemptions apply to certain restaurants and non-clothing businesses. Bergen Town Center's identity is therefore rooted in adaptation: it began as a pioneering open-air regional mall, became an enclosed suburban shopping center, shifted toward outlets and value retail, and later developed into a hybrid complex of mall stores, restaurants, department stores, big-box retailers, and freestanding commercial uses.
History
Bergen Town Center originated as Bergen Mall, an ambitious Allied Stores development planned in 1955 and opened on November 14, 1957. The original project was conceived as one of a limited number of very large regional outdoor shopping centers, with department-store anchors, extensive parking, and a broad range of civic and entertainment facilities. John Graham designed the center. At opening, it was regarded as the largest shopping center of its kind, and it became the second-oldest mall in New Jersey still identified with this lineage. The early property was notable for its scale and for its attempt to reproduce elements of a traditional town center within a commercial development. In addition to stores, it contained community and leisure facilities. The Playhouse on the Mall, a 635-seat theater, operated from 1960 through 1982 under the management of producer Robert Ludlum during its early years. The venue hosted Broadway revivals, tryouts, and variety productions. A Carmelite chapel dedicated to St. Therese operated in a basement area known as The Village from 1970 and later moved upstairs during a redesign. It held its final Mass in March 2017. By the early 1970s, the open-air format faced growing competition from newer enclosed malls. In July 1972, the owners announced a conversion of Bergen Mall into an enclosed facility. The renovated center reopened on September 15, 1973, with Stern's and Ohrbach's at opposite ends. Ohrbach's became Steinbach in 1987 after its parent company retired the Ohrbach's name. The Steinbach operation later became a Value City store before closing and being demolished; Target subsequently occupied the site and opened in 2009. The center's retail strategy shifted during the 1990s toward outlet and value merchandise. Marshalls, Gap Outlet, Saks Off 5th, and similar operators helped distinguish the property from nearby conventional malls. The mall also included an external strip across Forest Avenue, connected by a bridge. That area hosted tenants including Chuck E. Cheese's, ShopRite, Spa 2, REI, and later restaurants and other commercial uses. Department-store ownership changes also reshaped the property. Stern's was converted to Macy's in 2001 after Federated Department Stores retired the Stern's brand. Macy's later liquidated the location in 2005, and the former anchor building was reused by Century 21 and other occupants. Simon Property Group, which had acquired the mall in 1987, sold it to Vornado Realty Trust in 2003. Vornado then pursued a substantial redevelopment and repositioning program. In 2006, local planning approval supported an expansion that would increase the overall project toward approximately 1.5 million square feet, add a large freestanding Lowe's store, improve parking, and renovate existing retail space. The property was renamed Bergen Town Center. The redevelopment introduced a mix of national chains, outlet retailers, restaurants, and large-format stores. Whole Foods Market, Target, Nordstrom Rack, Nike Factory Store, Lowe's, and other tenants became important components of the new format. A grand-opening celebration in August 2009 marked the completion of a major phase of the work. Further changes followed as retailers adjusted to shifting consumer demand. A proposed 200,000-square-foot expansion was reported in 2015. Best Buy relocated to the property in 2018, Burlington opened in 2019, and several restaurants were replaced by Ruth's Chris Steak House. Century 21 closed in late 2020 following the retailer's company-wide liquidation, while Kohl's later moved into the former Century 21 space in late 2022. Bergen Town Center is also shaped by local regulation. Bergen County blue laws generally require retail stores to close on Sundays, with exceptions for some restaurants and non-clothing businesses. The center has periodically faced safety and legal issues, including a 1984 free-speech lawsuit concerning the distribution of literature and construction-related injuries during a 2008 renovation. These events, together with its changing anchors and physical formats, illustrate the property's long evolution from an experimental outdoor mall into a hybrid regional shopping and dining destination.
- 2022
Kohl's relocates to the center
[1]Kohl's moved into the former Century 21 premises from Paramus Place Shopping Center.
- 2020
Century 21 closes
[1]The Century 21 store closed on December 5 during the retailer's nationwide liquidation.
- 2019
Burlington opens
[1]Burlington opened in newly reconfigured upper-level space above Marshalls.
- 2018
Best Buy opens after relocation
[1]Best Buy opened a relocated store at Bergen Town Center on April 14.
- 2017
Carmelite Chapel closes
[1]The Carmelite Chapel of St. Therese held its final Mass on March 1 and closed permanently.
- 2009
Major renovation and tenant expansion completed
[1]The redevelopment added a broad roster of national retailers, restaurants, and big-box stores.
- 2006
Property renamed Bergen Town Center
[1]Planning approval supported a major expansion and renovation, including a planned Lowe's store and improved parking.
- 2003
Vornado Realty Trust acquires the property
[1]Vornado Realty Trust purchased the mall from Simon Property Group.
- 2001
Stern's becomes Macy's
[1]The principal department-store anchor was rebranded as Macy's after Federated retired the Stern's name.
- 1990
Value-oriented repositioning begins
[1]The center increasingly emphasized off-price and outlet retail, including Marshalls, Gap Outlet, and Saks Off 5th.
Products and positioning
A large suburban retail destination combining enclosed mall shopping, outlet and off-price stores, restaurants, and freestanding big-box retail in the Paramus–Maywood commercial corridor.
Shopping mall · 1973
Enclosed mall retail
The enclosed portion of Bergen Town Center houses apparel, footwear, beauty, specialty retail, outlet stores, restaurants, and department-store formats. Its tenant mix has changed repeatedly as national chains entered, relocated, closed, or were replaced.
Value retail · 1990
Outlet and off-price retail
Beginning in the 1990s, the center developed a value-oriented identity through tenants such as Marshalls, Gap Outlet, Saks Off 5th, Nike Factory Store, Nordstrom Rack, and other discount or factory concepts.
Big-box retail · 2009
Freestanding big-box retail
The broader property includes freestanding and large-format retail uses outside the enclosed mall, including Target, Lowe's, Best Buy, Whole Foods Market, and Kohl's.
Restaurants · 2009
Dining and food-service venues
Restaurants and quick-service operators form a significant part of the center's offering. Historic and recent occupants have included Bobby's Burger Palace, Ruth's Chris Steak House, Red Robin, Wetzel's Pretzels, Subway, Dunkin', and Baskin-Robbins.
Marketing campaigns
- 1987The Beautiful You: Celebrating The Good Life Shopping Mall Tour
United States
Bergen Mall served as an early stop on MCA Records' shopping-mall promotional tour featuring singer Tiffany, linking a retail destination with pop-music promotion.
Outcome. The event provided an entertainment and promotional use of the mall, although broader campaign performance is not specified in the available reference.
Brand decisions
2022
Reuse former Century 21 space for Kohl'sStrategyBackground
Century 21's liquidation left a large department-store-format space vacant.
Action taken
Kohl's relocated from Paramus Place Shopping Center into the former Century 21 location.
Aftermath
The move preserved a department-store presence within the center and reused a prominent anchor space.
2015
Plan a further expansionStrategyBackground
The center continued to pursue scale and tenant diversification after the earlier redevelopment.
Action taken
A 200,000-square-foot expansion with an additional level and new tenants was announced.
Aftermath
The available reference does not establish the full completion status or final scope of this plan.
Announced expansion size. 200,000 square feet (2015 announcement)
2006
Redevelop and rename the propertyStrategyBackground
Vornado sought to modernize the aging complex and make it more competitive within the Paramus retail corridor.
Action taken
Planning approval supported expanded retail space, new large-format stores, renovated mall areas, additional parking, and the Bergen Town Center name.
Aftermath
The project introduced a broader national tenant base and culminated in a major 2009 redevelopment opening.
Announced redevelopment cost. $171 million (2006 plan)
1990
Adopt an outlet and value-retail positioningStrategyBackground
Competition from newer regional malls and changing consumer preferences weakened the property's traditional department-store model.
Action taken
The center added and emphasized off-price and outlet concepts, including Marshalls, Gap Outlet, and Saks Off 5th.
Aftermath
The property developed a more value-oriented identity that later supported its redevelopment as a hybrid mall and big-box retail center.
1972
Convert the open-air mall into an enclosed centerStrategyBackground
Newer enclosed shopping centers were gaining favor while large open-air regional centers faced increasing competitive pressure.
Action taken
The owners announced and executed a conversion that placed the stores under one roof and retained Stern's and Ohrbach's as anchors.
Aftermath
The enclosed mall reopened in September 1973, but later required additional repositioning as the local retail market continued to change.
Recent events
- 2022
Kohl's relocates into former Century 21 space[1]
Product launch
Kohl's moved from Paramus Place Shopping Center into the former Century 21 premises at Bergen Town Center.
- 2020
Century 21 closes its Bergen Town Center store[1]
Bankruptcy
Century 21 announced the closure of all stores during its liquidation, and the Bergen Town Center location shut on December 5.
- 2019
Burlington opens in former chapel and office space[1]
Product launch
Burlington opened above Marshalls after the center reconfigured former chapel and administrative space and modified the mall's interior circulation.
- 2018
Best Buy relocates to Bergen Town Center[1]
Product launch
Best Buy moved from a nearby location at Westfield Garden State Plaza to a new store at Bergen Town Center, which opened in April.
- 2009
Major redevelopment expansion reaches completion[1]
Product launch
A broad renovation and expansion added or introduced numerous national retailers, restaurants, and big-box stores, including Target, Whole Foods Market, Nordstrom Rack, and Nike Factory Store.
- 2009
Filene's Basement location closes after bankruptcy transaction[1]
Bankruptcy
The Bergen Town Center Filene's Basement store closed after the retailer's bankruptcy and subsequent sale process.
- 2006
Redevelopment and renaming approved[1]
Other
Paramus planners approved redevelopment proposals that would expand and modernize the center, which adopted the Bergen Town Center name.
- 2006
Century 21 opens at the redeveloped center[1]
Product launch
Century 21 opened in part of the former Stern's and Macy's building, reinforcing the property's outlet and value-retail positioning.
- 2003
Vornado Realty Trust acquires Bergen Mall[1]
M&A
Vornado Realty Trust purchased the property from Simon Property Group and later pursued a large-scale repositioning and redevelopment.
- 1987
Bergen Mall is acquired by Simon Property Group[1]
M&A
Simon Property Group acquired the Bergen Mall, beginning a period of ownership under one of the major U.S. shopping-center operators.
Sources2 sources
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