Mall at Fox Run
Mall at Fox Run was an enclosed shopping mall in Newington, New Hampshire, that operated from 1983 until its permanent closure in January 2026.
Last updated August 25, 2026
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Overview
Mall at Fox Run was a single-level enclosed shopping mall in Newington, New Hampshire, north of Portsmouth and close to the Maine border. It opened on February 13, 1983, as Fox Run Mall and was developed as a larger, more modern successor to the nearby Newington Mall. The property occupied an approximately 82-acre site and ultimately contained about 603,618 square feet of retail space, making it one of New Hampshire's larger shopping centers. The mall's location near U.S. Route 4, New Hampshire Route 16, the Spaulding Turnpike, and Interstate 95 helped it serve a broad Seacoast trade area. Its position less than five minutes from Interstate 95 and roughly three miles from the Maine border also enabled it to attract shoppers from southern Maine. New Hampshire's absence of a general sales tax was an important part of the mall's regional appeal, particularly for shoppers making cross-border retail trips. At different points in its history, the mall was anchored by Filene's, JCPenney, Sears, and Jordan Marsh, with the Jordan Marsh location later becoming a Macy's Men's & Home Store and the Filene's location becoming a Macy's Women's store. The Filene's name disappeared after the merger of Federated Department Stores and May Department Stores. The mall also contained a central food court and a broad mix of specialty retailers, restaurants, services, and local businesses. Food-court tenants over time included Orange Julius, Roman Delight Pizza, Sarku Japan, Pink Hippo Cafe, and One Love Cuisine. Ownership and management changed several times. JLL originally managed the property, Simon Property Group managed it from 2011 through 2017 and adopted the Mall at Fox Run name shortly after acquiring or assuming control of the property, and Spinoso Real Estate Group leased and managed it from January 2018 through August 2023. Torrington Properties, a Massachusetts-based property management company, subsequently acquired the mall for $17.5 million. Torrington also owned the neighboring Newington Park Shopping Center, acquired in 2021. The mall entered a prolonged period of anchor-store contraction. Sears was spun off to Seritage Growth Properties in 2015 and announced for closure in 2018. JCPenney announced in February 2025 that it would close its location on May 25 of that year. In 2025, Torrington announced plans to close and demolish the mall and replace it with a mixed commercial development called Seacoast Landing. Macy's announced in January 2026 that both remaining Macy's locations would close as part of a broader store-closure program. The mall permanently closed on January 31, 2026, after which it no longer had operating anchor stores. Demolition began in late May 2026, with the replacement project expected to include Costco among its tenants.
History
Mall at Fox Run opened on February 13, 1983, in Newington, New Hampshire, as Fox Run Mall. The enclosed center was built on an approximately 82-acre property near U.S. Route 4 and the Spaulding Turnpike, with convenient access to Interstate 95. Its location placed it within the Seacoast New Hampshire retail corridor and close to the Maine state line. The mall therefore served both local residents and shoppers from southern Maine, who were attracted in part by New Hampshire's tax-free retail environment. The mall was conceived as a successor to the smaller Newington Mall. Its design reflected the dominant suburban mall format of the early 1980s: a single-story enclosed building, wide interior corridors, skylights, and anchor stores positioned at opposite ends to generate circulation through the specialty-retail areas. Its original major anchors included Filene's, JCPenney, and Sears. Jordan Marsh was also part of the mall's department-store history and later became a Macy's location. The Filene's brand was discontinued after the merger of Federated Department Stores and May Department Stores, with that space ultimately operating as Macy's Women's. The former Jordan Marsh space became Macy's Men's & Home Store. Over the years, the mall combined national department stores with specialty retailers, restaurants, and local businesses. Its central food court included brands and operators such as Orange Julius, Roman Delight Pizza, Sarku Japan, Pink Hippo Cafe, and One Love Cuisine. By the end of the mall's operation, Roman Delight Pizza and Sarku Japan were identified as the last two remaining food-court restaurants. In 2021, the children's play area was moved to the center court, reinforcing that part of the building as a gathering and orientation space. Management changed during the mall's later history. JLL managed the property in its earlier period. Simon Property Group managed it from 2011 through 2017 and changed the name from Fox Run Mall to Mall at Fox Run shortly after its involvement with the property. Spinoso Real Estate Group leased and managed the mall from January 1, 2018, until August 3, 2023. Torrington Properties, a Massachusetts-based property management company, then acquired the mall for $17.5 million. Torrington also owned the adjacent Newington Park Shopping Center, which it had acquired in 2021. The department-store anchor model weakened steadily. In 2015, Sears Holdings transferred 235 properties, including the Sears location at the mall, to Seritage Growth Properties. Sears later announced in October 2018 that the store would close as part of a nationwide reduction. JCPenney announced in February 2025 that its location would close on May 25. The remaining Macy's stores were then the mall's final operating anchors. In 2025, Torrington announced that the mall would be demolished and replaced by Seacoast Landing, a new commercial development. Reports described the project as a roughly $500 million redevelopment and indicated that Costco would be one of its tenants. Local businesses began preparing for the shutdown as leases approached expiration in January 2026. Some considered relocating to nearby outlet centers in Kittery, Maine, while others considered online-only operations. Their accounts also reflected broader structural pressures on enclosed malls, including the growth of e-commerce and changing shopping habits. Macy's announced on January 8, 2026, that both remaining stores would close under a broader plan involving 14 store closures by the end of the first quarter. Mall at Fox Run permanently closed on January 31, 2026. Demolition began in late May 2026, beginning the site's transition to Seacoast Landing.
- 2026
Mall permanently closes
[1]Mall at Fox Run ceased operations on January 31, 2026.
- 2026
Demolition begins
[1]Demolition began in late May 2026 to make way for Seacoast Landing.
- 2025
JCPenney closes
[1]JCPenney closed its mall location on May 25, leaving Macy's as the remaining anchor operator.
- 2025
Seacoast Landing redevelopment announced
[1]Torrington announced plans to demolish the mall and replace it with a new commercial development.
- 2023
Torrington Properties acquires the mall
[1]Torrington Properties acquired the property for $17.5 million after Spinoso's management period ended.
- 2021
Center-court play area relocated
[1]The children's play area was moved into the center court as part of changes to the mall's common areas.
- 2018
Spinoso Real Estate Group takes over management
[1]Spinoso Real Estate Group leased and managed the mall beginning January 1, 2018.
- 2017
Mall receives its final name
[1]The property adopted the Mall at Fox Run name during Simon Property Group's management period.
- 2015
Sears property transferred to Seritage
[1]The Sears Holdings location became one of the properties spun off to Seritage Growth Properties.
- 2011
Simon Property Group begins management
[1]Simon Property Group managed the mall from 2011 through 2017.
Products and positioning
A regional enclosed shopping center serving New Hampshire's Seacoast and southern Maine, with a location that benefited from highway access and New Hampshire's tax-free retail environment. In its later years, it was repositioned through redevelopment planning rather than continued operation as a traditional enclosed mall.
Anchor retail · 1983
Department-store retail
The mall's principal retail offering was its department-store anchor network. Over its lifetime, these stores included Filene's, Jordan Marsh, Sears, JCPenney, and Macy's. They provided apparel, home goods, general merchandise, and other broad-category retail products that supported the mall's regional-destination role.
Specialty retail · 1983
Specialty shops
Mall at Fox Run housed a changing collection of specialty retailers, local shops, service providers, and small businesses. The mix included fashion, gifts, food, personal services, and other consumer categories, with the final operating roster totaling approximately 84 shops before closure.
Food and beverage · 1983
Central food court
The centrally located food court offered quick-service dining and refreshments. Historical occupants included Orange Julius, Roman Delight Pizza, Sarku Japan, Pink Hippo Cafe, and One Love Cuisine. Roman Delight Pizza and Sarku Japan were reported as the final remaining food-court restaurants.
Brand decisions
2025
Decision to replace the enclosed mall with Seacoast LandingStrategyBackground
The property faced declining anchor occupancy and changing shopping patterns, including increased online retail competition.
Action taken
Torrington Properties announced plans to close and demolish the mall and develop a new commercial project called Seacoast Landing.
Aftermath
The mall closed in January 2026 and demolition began in late May 2026. Costco was identified as one planned tenant of the replacement development.
Estimated redevelopment cost. $500 million (Announced in 2025)
2017
Adoption of the Mall at Fox Run nameStrategyBackground
The property had operated as Fox Run Mall since its 1983 opening.
Action taken
During Simon Property Group's management period, the mall adopted the Mall at Fox Run name.
Aftermath
The new name remained in use through the property's final operating period.
Recent events
- 2026
Macy's announces closure of both remaining mall anchors[1]
Leadership change
Macy's announced on January 8, 2026, that its two Mall at Fox Run locations would close under a company-wide plan to close 14 stores by the end of the first quarter.
- 2026
Mall at Fox Run permanently closes[1]
Other
The enclosed mall permanently ceased operations on January 31, 2026, after the loss of its remaining anchor tenants.
- 2026
Demolition begins for Mall at Fox Run redevelopment[1]
Other
Demolition of the former mall began in late May 2026 as part of the planned transition to the Seacoast Landing commercial development.
- 2025
JCPenney to close its Mall at Fox Run location[1]
Other
JCPenney announced that its mall store would close on May 25, 2025, leaving the two Macy's locations as the remaining anchors.
- 2025
Torrington Properties announces Seacoast Landing redevelopment[1]
Other
Torrington Properties announced plans to demolish the mall and redevelop the site as Seacoast Landing, a new commercial project expected to include Costco.
- 2018
Sears store at Mall at Fox Run announced for closure[1]
Other
Sears announced that its Mall at Fox Run location would close as part of a nationwide program affecting 142 stores.
Sources2 sources
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