Buena Park Downtown
An enclosed shopping mall in Buena Park, California, formerly known as Buena Park Mall.
Last updated August 25, 2026
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Overview
Buena Park Downtown is an enclosed shopping mall on La Palma Avenue in Buena Park, California, near Knott's Berry Farm. Originally opened in 1961 as Buena Park Mall, it was among the early regional shopping centers established in Orange County. The property began with three major department-store anchors: JCPenney, Sears, and May Company California, the latter opening in 1963. Over time, changes in department-store ownership, retail competition, and consumer behavior altered the mall's tenant mix and physical character. The center experienced a period of underinvestment during the 1980s and 1990s, even as the surrounding retail market evolved. In 1995, a group controlled by the Pritzker family acquired the mall from Australia's City Freeholds for $41 million and proposed a substantial modernization program. The redevelopment was delayed by disputes and complications involving the former FedCo space, including efforts to transfer the lease to a new discount retailer. In late 2001, the City of Buena Park paid $3.2 million to assume the FedCo lease and transfer it to Walmart. A renovation completed in 2003 replaced the former JCPenney location with a Krikorian Theatres multiplex and repositioned the center around a more value-oriented and entertainment-led tenant mix. The property has hosted a broad range of national retailers and restaurants. Former tenants have included Tower Records, Circuit City, Steve & Barry's, Pat & Oscar's, and Portillo's, which opened its first Southern California location at the mall in 2005. The former United Artists cinema opened in 1984 and closed in 1999; its space was later converted to retail use and subsequently occupied by 24 Hour Fitness from 2007. The retail center's history reflects the volatility of traditional enclosed malls, including the collapse of specialty chains, department-store consolidation, and the bankruptcy of Circuit City. As documented in the supplied reference material, the mall's principal tenants include Walmart, DSW Shoes, Ross Dress for Less, TJ Maxx, and Burlington. Burlington's planned return followed the closure of Bed Bath & Beyond in 2023, after Burlington had previously operated at the property before leaving in the mid-2000s. Sears, the last of the original anchor stores to remain at the mall, closed on February 2, 2020, following a nationwide closure announcement in 2019. The property's current direction includes mixed-use redevelopment. Plans announced in 2023 call for demolition of the former Sears building and construction of The Village at Buena Park, a residential project planned with 1,302 homes, including 1,176 apartment units and 126 townhomes. The supplied reference states that demolition began in early 2026 and remained underway as of March 2026. The Krikorian Metroplex was also reported to have closed in January 2026. These changes indicate an effort to add housing and repurpose underused portions of the mall grounds while retaining the center's retail function. In 2007, the mall was reported to contain approximately 1.1 million square feet of retail space and ranked among Orange County's larger shopping centers.
History
Buena Park Downtown opened in 1961 as Buena Park Mall, one of the earlier enclosed shopping centers in Orange County, California. Its initial department-store anchors were JCPenney and Sears, followed by May Company California in 1963. The mall was designed to serve the growing suburban population of northern Orange County and benefited from its location on La Palma Avenue near Knott's Berry Farm. The center's fortunes became more difficult in the 1980s and 1990s. The mall was described as neglected while the local retail market changed and newer shopping destinations competed for customers and national tenants. May Company closed in January 1993 as part of the consolidation that created Robinsons-May. The former May Company building was later occupied by the discount chain FedCo. A United Artists movie theater opened at the property in August 1984 and closed in 1999; the former cinema space was subsequently converted to retail use and later became a 24 Hour Fitness location in 2007. In 1995, a group controlled by the Pritzker family acquired the mall from City Freeholds, Inc., an Australian company, for $41 million. The new ownership proposed a $120 million renovation, but implementation was delayed for several years. A major obstacle involved the FedCo premises and a proposed transfer to Gigante, a Mexican supermarket chain. Target, which had acquired FedCo in 1999, opposed transferring the lease to another discount retailer. In late 2001, the City of Buena Park paid $3.2 million to take over the FedCo lease and transfer it to Walmart. A modernization completed in 2003 replaced the former JCPenney space with a Krikorian Theatres multiplex. The mall subsequently adopted a tenant profile centered more heavily on value retail, off-price merchandise, general merchandise, restaurants, and entertainment. Burlington Coat Factory later operated at the center but closed in 2005, after which Steve & Barry's occupied the space. Steve & Barry's itself closed in the late 2000s. Tower Records remained a notable former tenant until the chain's 2007 collapse. Portillo's opened its first Southern California outlet at the mall in 2005, alongside Pat & Oscar's near the La Palma side of the parking area. The property also experienced the effects of broader retail-sector disruption. Circuit City, formerly one of the mall's principal stores, closed in 2009 during the electronics retailer's bankruptcy. Sears, one of the original anchors, was included in a nationwide closure plan announced in November 2019 and closed its Buena Park store on February 2, 2020. Bed Bath & Beyond later announced the closure of its Buena Park location in January 2023 as part of a broader store-closing program. Burlington was assigned to replace it, bringing the off-price chain back to the property. The mall's more recent strategy has involved adding housing to underused retail land. Plans announced in 2023 proposed The Village at Buena Park on the former Sears site. The plan called for 1,302 residential units, composed of 1,176 apartments and 126 townhomes. The supplied reference material states that demolition of the former Sears building began in early 2026 and was still in progress in March of that year. It also reports the closure of the Krikorian Metroplex in January 2026. The redevelopment represents a shift from the property's historic department-store format toward a mixed-use model that combines continuing retail operations with residential development.
- 2026
Former Sears building demolition begins
[1]Demolition reportedly begins as part of the planned residential redevelopment.
- 2023
The Village at Buena Park is announced
[1]Plans are announced for a 1,302-unit residential development on the former Sears site.
- 2020
Sears closes its Buena Park store
[1]The Sears location closes on February 2, ending the presence of the mall's last original anchor.
- 2009
Circuit City closes
[1]Circuit City leaves the property during the chain's bankruptcy and liquidation.
- 2007
24 Hour Fitness occupies former cinema space
[1]The space previously used by United Artists is converted into a 24 Hour Fitness facility.
- 2005
Portillo's opens its first Southern California location
[1]Portillo's opens a location at the mall, described as its first in Southern California.
- 2003
Mall modernization is completed
[1]A renovation is completed, including conversion of the former JCPenney space into a Krikorian Theatres multiplex.
- 2001
Buena Park resolves the FedCo lease issue
[1]The city takes over the FedCo lease and transfers it to Walmart, clearing a major obstacle to the property's repositioning.
- 1995
Pritzker-controlled group acquires the mall
[1]A group controlled by the Pritzker family purchases the mall and proposes a major renovation.
- 1993
May Company location closes
[1]The May Company store closes during the department-store consolidation that produced Robinsons-May; the building later becomes a FedCo location.
Products and positioning
A value-oriented regional shopping center serving Buena Park and nearby Orange County communities, combining discount and off-price retail with dining, services, entertainment, and planned residential development.
Discount department store · 2001
Walmart
Walmart occupies the former FedCo premises and provides the mall's broadest general-merchandise offer, spanning groceries, household goods, apparel, electronics, health and beauty products, and everyday essentials.
Footwear retail
DSW Shoes
DSW Shoes is a footwear anchor offering branded and designer shoes, accessories, and related merchandise across men's, women's, and children's categories.
Off-price apparel
Ross Dress for Less
Ross Dress for Less contributes an off-price apparel and home-goods proposition, with discounted clothing, footwear, accessories, bedding, décor, and other closeout-oriented merchandise.
Off-price department store
TJ Maxx
TJ Maxx offers discounted fashion, accessories, beauty products, home furnishings, and seasonal merchandise, reinforcing the property's value-focused retail positioning.
Off-price department store · 2023
Burlington
Burlington is planned as a replacement for Bed Bath & Beyond and represents the chain's return to the property. Its assortment generally centers on discounted apparel, accessories, home goods, and seasonal merchandise.
Cinema and entertainment · 2003
Krikorian Metroplex
The Krikorian multiplex was introduced as part of the 2003 modernization and served as the mall's principal cinema and entertainment component until its reported closure in January 2026.
Brand decisions
2023
Residential redevelopment of the former Sears siteStrategyBackground
The Sears building had been vacant since the store closed in 2020, creating an opportunity to repurpose part of the mall grounds.
Action taken
Plans were announced for The Village at Buena Park, comprising 1,302 residential units, including 1,176 apartments and 126 townhomes.
Aftermath
The project is intended to add housing and move the property toward a mixed-use retail and residential model. Demolition was reported to have begun in early 2026.
2003
Completion of mall modernizationStrategyBackground
The property had faced underinvestment and delayed redevelopment during the preceding years.
Action taken
The mall completed a renovation that replaced the former JCPenney with a Krikorian Theatres multiplex and refreshed the tenant configuration.
Aftermath
The center shifted toward a mix of discount retail, services, restaurants, and entertainment.
2001
Transfer of the former FedCo lease to WalmartStrategyBackground
The redevelopment was delayed by uncertainty over the former FedCo space and disagreement over transferring its lease to another discount retailer.
Action taken
The City of Buena Park paid $3.2 million to assume the lease and transfer it to Walmart.
Aftermath
The lease transfer removed a major impediment to the mall's modernization and Walmart became a major anchor.
Lease assumption payment. $3.2 million (2001)
Recent events
- 2026
Krikorian Metroplex reportedly closed[1]
Other
The mall's Krikorian Metroplex cinema was reported to have closed in January 2026.
- 2026
Demolition began at former Sears building[1]
Other
Demolition of the former Sears structure reportedly began in early 2026 to make way for the planned residential component of the mall-area redevelopment.
- 2023
Burlington planned to return to the mall[1]
Other · Product generation
Following Bed Bath & Beyond's announced closure, Burlington was assigned to replace the retailer, representing a return to the property after its earlier departure.
- 2023
Residential redevelopment announced for former Sears site[1]
Other
Plans were announced for The Village at Buena Park, a residential development planned for the former Sears location and comprising 1,302 units, including apartments and townhomes.
- 2019
Sears announced for closure at Buena Park Downtown[1]
Bankruptcy · Other
Sears was included in a nationwide closure plan announced on November 7, 2019. The Buena Park store subsequently closed on February 2, 2020, ending the presence of the mall's last original anchor.
Sources2 sources
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