Paradise Valley Mall
A former enclosed shopping mall in Phoenix, Arizona, later redeveloped as a mixed-use project.
Last updated August 25, 2026
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Overview
Paradise Valley Mall was an enclosed shopping mall in northeastern Phoenix, Arizona, serving the master-planned Paradise Valley Village area near the boundary with Scottsdale. Developed by Westcor, the leading Arizona shopping-center developer of its era, the mall opened in 1978 and held its formal opening ceremony on February 28, 1979. It became one of the principal retail destinations in the northeastern Phoenix metropolitan area and was organized around Paradise Village Parkway, a circular roadway enclosing the mall and several surrounding shopping centers. The original mall opened with three department-store anchors: JCPenney, Goldwater's, and Diamond's. Goldwater's later became Robinsons-May and then Macy's, while Diamond's subsequently became Dillard's and later Sears. The center also included a General Cinema theater, which later operated as a Harkins location and eventually became Picture Show. Its original architectural program used slump-block construction, white stucco, skylights, landscaped courtyards, parquet and terrazzo flooring, and energy-conscious mechanical systems designed for the Arizona climate. The mall was part of a broader planned community that included retail plazas, restaurants, offices, apartments, public facilities, and transit access. During the late 1980s, Paradise Valley Mall expanded with two northern wings, adding new Dillard's and Broadway department-store spaces, additional specialty shops, a restaurant area, and a three-story parking garage. Broadway later became Macy's. The center received further modernization in the early 2000s, including changes to flooring, food-court improvements, and removal of some interior planters. A carousel was installed near the food court in 1998. The northwest wing was demolished in 2008 to make room for a freestanding Costco building. Ownership changed in 2002 when Paradise Valley Mall became part of The Macerich Company's portfolio through Macerich's ownership of Westcor. Over time, the mall faced increasing competition from newer lifestyle centers, power centers, and higher-end retail corridors, including Kierland Commons and the Scottsdale Road and Frank Lloyd Wright Boulevard area. Changing neighborhood demographics and the broader shift in American retail also contributed to a more middle-market tenant mix, declining chain-store occupancy, and greater reliance on small businesses. The mall's anchor base deteriorated rapidly in the late 2010s and early 2020s. Sears closed in February 2019, Dillard's announced a 2021 closure, Picture Show permanently closed in December 2020, and Macy's closed during the spring of 2021. Paradise Valley Mall ceased operating as an enclosed mall on March 31, 2021. At closure, JCPenney, Costco, Bath & Body Works, and Chompie's were among the remaining operating businesses; Bath & Body Works and Chompie's subsequently closed, while JCPenney and Costco continued independently for a period. Macerich pursued rezoning for mixed-use redevelopment and sold a majority interest in the property to Phoenix-based RED Development in April 2021. Demolition of the indoor mall began in July 2021 and largely concluded in February 2022. A section connected to JCPenney remained temporarily, while the former mall site was repositioned as PV, a smaller, open-air, mixed-use development incorporating residential buildings, retail, public space, and other uses. The first phase, including Whole Foods Market, apartments, and a park with a pavilion, opened in late 2024. The former mall is therefore best understood as a defunct shopping-center brand whose real-estate site continues under a new development identity.
History
Paradise Valley Mall was created as the principal enclosed retail component of Paradise Valley Village in northeastern Phoenix. Westcor developed the project, which was designed by local architect Rafique Islam of Architectonics Inc., with A.V. Schwann & Associates serving as structural engineer and The Law Company of Wichita, Kansas, acting as general contractor. Construction emphasized materials and features suited to the desert climate, including slump block, white stucco, skylights, landscaped courtyards, an insulated roof deck, and a central chiller plant with remote air handlers. The mall opened in 1978, although its formal opening ceremony took place on February 28, 1979. Diamond's was the first original anchor to open, followed by JCPenney at the formal opening and Goldwater's in August 1980. General Cinema opened in June 1979. The mall was connected to a larger retail district organized around Paradise Village Parkway, whose circular configuration echoed the design of Westcor's earlier Metrocenter development. Nearby Village Plaza, Village Square, Village Fair, Paradise Plaza, and other centers expanded the area's commercial role. A major expansion in the late 1980s added northern wings containing Dillard's and Broadway, later Macy's, as well as more specialty retail, restaurant space, and a parking garage. Interior renovations followed in the early 2000s, when the food court and flooring were updated and some planters removed. A carousel was added in 1998. The northwest wing was removed in 2008 for construction of a freestanding Costco, leaving the property with a mixture of enclosed mall space and separate anchor buildings. Paradise Valley Mall joined The Macerich Company's portfolio in 2002 after Macerich's acquisition and integration of Westcor. The center remained a major regional destination, but its competitive position weakened as newer lifestyle developments and power centers attracted higher-income consumers. Retailers increasingly adjusted their assortments toward middle-income shoppers, while the rise of e-commerce, changing consumer habits, and tenant consolidation caused vacancies and a shift toward smaller independent businesses. Anchor closures accelerated after 2018. Sears announced its departure in 2018 and closed in February 2019. Dillard's announced a 2020 closure for the following year. Picture Show closed permanently in December 2020, and Macy's announced its closure in January 2021. By the mall's March 31, 2021 closure, JCPenney and Costco were the principal surviving anchors, with a few other businesses still operating nearby. Macerich sought city approval to rezone the property for mixed-use development. In April 2021, it sold a majority stake to RED Development. Demolition began in July 2021 and ended in February 2022 for most of the former mall structure. A portion connected to JCPenney remained temporarily, while the property was redesigned as PV, an open-air mixed-use project. The first phase opened in late 2024 with Whole Foods Market, multifamily housing, and a landscaped park with a pavilion. Paradise Valley Mall thus transitioned from an enclosed regional mall into a redevelopment site rather than continuing as an operating shopping-center brand.
- 2024
First PV phase opens
[1]The first phase of the replacement mixed-use project opened with Whole Foods Market, apartments, and a park with a pavilion.
- 2022
PV redevelopment announced
[1]Plans for the successor development, renamed PV, were announced after most demolition work was completed.
- 2021
Mall closes
[1]The enclosed mall closed permanently on March 31, 2021.
- 2021
Redevelopment ownership changes
[1]Macerich sold a majority interest in the property to RED Development in April.
- 2021
Demolition begins
[1]Demolition of the former mall began on July 7.
- 2008
Northwest wing replaced by Costco
[1]The northwest wing was demolished to make way for a freestanding Costco building.
- 2002
Enters Macerich portfolio
[1]Paradise Valley Mall became part of The Macerich Company's portfolio through its ownership of Westcor.
- 1998
Carousel installed
[1]A carousel was installed near the food court as an amenity for families and younger visitors.
- 1988
Northern expansion completed
[1]Two northern wings, new department-store space, specialty shops, and a parking garage expanded the complex.
- 1980
Goldwater's opens
[1]Goldwater's became the final original anchor to open, beginning a succession that later included Robinsons-May and Macy's.
Products and positioning
A large regional enclosed shopping mall serving middle-market households in northeastern Phoenix and the surrounding Paradise Valley Village area. In its later years, it competed with newer lifestyle centers and power-center developments before being closed and replaced by a mixed-use project.
Anchor retail · 1978
Department-store retail
The mall's principal offering was broad department-store shopping. Original and later anchors included JCPenney, Goldwater's, Diamond's, Robinsons-May, Broadway, Macy's, Dillard's, and Sears. These stores provided apparel, home goods, cosmetics, accessories, and other general merchandise for regional shoppers.
Shopping-center stores · 1978
Specialty retail
The enclosed mall contained smaller specialty shops across categories such as fashion, beauty, accessories, gifts, services, and home merchandise. Its tenant composition became more locally oriented and middle-market as national chains departed and retail conditions changed.
Food service · 1978
Dining and food court
Dining was provided through an indoor food court, restaurant spaces, and nearby freestanding establishments. Chompie's was among the final businesses operating at the property, while the surrounding retail district included a variety of casual dining restaurants.
Entertainment · 1979
Cinema entertainment
General Cinema opened at the mall in 1979. The theater later became associated with Harkins Theatres and eventually operated as Picture Show before closing permanently in December 2020.
Brand decisions
2021
Sell majority interest to RED DevelopmentM&ABackground
Macerich was repositioning the property after the mall's closure and sought a development partner for the mixed-use plan.
Action taken
Macerich sold a majority interest in Paradise Valley Mall to Phoenix-based RED Development.
Aftermath
RED Development became the principal redevelopment partner and the property moved toward construction under the PV name.
Reported transaction value. $100 million (April 2021)
2021
Close and demolish the enclosed mallStrategyBackground
The property had lost most of its department-store anchors and no longer operated as a viable enclosed regional mall.
Action taken
The mall closed on March 31, and demolition began in July, continuing through February 2022 for most of the structure.
Aftermath
The site was converted into the PV mixed-use development, while a limited section connected to JCPenney remained temporarily.
2020
Seek mixed-use rezoningStrategyBackground
Declining occupancy, anchor departures, and competition from newer retail formats led Macerich to pursue a new use for the aging mall property.
Action taken
Macerich requested rezoning for a mixed-use development combining retail, housing, open space, and other uses.
Aftermath
The rezoning was approved and enabled the transition from an enclosed mall to the PV redevelopment.
2008
Replace northwest wing with CostcoStrategyBackground
The property adjusted its physical plan as anchor-retail formats and large freestanding warehouse stores became more important to the surrounding market.
Action taken
The northwest mall wing was demolished and replaced with a freestanding Costco building.
Aftermath
Costco remained one of the last major operating anchors after the enclosed mall closed.
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