Tulsa Promenade Mall
A former enclosed shopping mall in Midtown Tulsa, Oklahoma, that operated from 1986 until its interior closure in September 2023.
Last updated October 14, 2026
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Overview
Tulsa Promenade Mall was a 926,426-square-foot enclosed shopping center on approximately 22 acres in Midtown Tulsa, Oklahoma. Its retail-site history began in 1965, when the property operated as Southland, an outdoor shopping center anchored by Brown-Dunkin and JCPenney. Brown-Dunkin was later absorbed into the Dillard’s store that remained associated with the site for decades. The property was substantially rebuilt in 1986 as an indoor mall. Campbell Company developed the original shopping center, while Robert B. Aikens was responsible for converting the property into the enclosed structure. The rebuilt mall retained Dillard’s and JCPenney and added Mervyn’s as a third major anchor. Through the 1990s and 2000s, Tulsa Promenade underwent several improvements, including parking structures, an expanded Dillard’s, the addition of Foley’s, updated interior finishes, new restrooms, landscaping, fountains, a children’s soft-play area, a glass elevator, and a redesigned exterior. A Hollywood Palace 12 movie theater opened in 1998 and became one of the center’s entertainment attractions. The center’s tenant base weakened as department stores and other large-format retailers left. Mervyn’s closed in 2005, and much of its former space was subsequently occupied or subdivided for health and fitness uses, including Sky Fitness, later associated with Genesis Health Clubs. Macy’s, which had occupied another anchor building, announced its closure in 2017 and shut the store on March 26 of that year. The mall’s cinema closed abruptly in January 2019 and did not reopen under the proposed replacement operator. JCPenney announced a closure in 2020, with the final closing delayed from April to July because of the COVID-19 pandemic. Operational and physical problems became increasingly visible. Public concerns about deteriorating parking-garage pillars emerged in 2015. In 2019, missed mortgage payments and long-term maintenance issues led to receivership, although the property returned to Kohan ownership later that year. By 2021, the entire second floor had been vacated by most tenants, with businesses relocating, closing, or moving to the first floor. Dillard’s continued operating from its own anchor space, although access from the mall interior was restricted. The mall was also affected by an EF-2 tornado that crossed Midtown Tulsa in August 2017. The property sustained light roof and structural damage, and stores reopened within two days; no injuries were reported inside the mall because the tornado struck after midnight. A former Macy’s building later gained a new proposed use when the Tulsa Oilers announced plans in 2022 to create the WeStreet Ice Center. That facility opened to the public in March 2024 as a multi-rink ice complex and practice facility, operating separately from the closed interior mall. On September 11, 2023, management notified tenants that the mall’s interior would permanently close on September 17. Local reporting attributed the shutdown to fire-code concerns involving the fire-suppression and alarm systems, outdated fire extinguishers, and other deficiencies. The fire department allowed continued operation subject to a fire watch and corrective progress, but management chose to end operations. Independent perimeter buildings, including Dillard’s and several former anchor structures, were not affected in the same way because they had separate fire-protection systems. After the closure, the property remained associated with significant vacancy, deterioration, security concerns, and unpaid taxes. Dillard’s announced in January 2024 that its location would be converted to a clearance center, with the second level closed. In 2025, local reports described unlocked or damaged entrances, refuse, evidence of unauthorized occupancy, standing water complaints, and fires on or near the property. The mall faced a county tax-auction threat over unpaid 2021–2024 taxes; a payment covering the 2021 tax year prevented the scheduled 2025 auction, but later tax liabilities remained. Storm damage in June 2025 exposed structural materials at the former theater façade, and additional broken glass was boarded in the fall. No confirmed redevelopment plan had been announced by the end of 2025.
History
The property now known as Tulsa Promenade began as Southland, an open-air shopping center built in 1965 in Midtown Tulsa. Its original anchors were Brown-Dunkin and JCPenney. Brown-Dunkin’s retail legacy continued through the Dillard’s operation that later became one of the site’s principal anchors. Campbell Company developed the original plaza. In 1986, Robert B. Aikens converted the property into an enclosed shopping mall. The rebuilt center retained Dillard’s and JCPenney and added Mervyn’s. The enclosed format positioned Tulsa Promenade as a significant regional retail destination, with department stores supported by specialty shops, restaurants, and entertainment. A major improvement program followed in 1996, adding north and south parking structures, expanding Dillard’s, and bringing in Foley’s. The Hollywood Palace 12 theater opened in 1998. A further renovation in 1999 introduced new carpeting, fixtures, and restrooms, while the tenant mix expanded with concepts such as El Chico and other retail and dining businesses. In 2005, the property received additional improvements, including a soft-play area, indoor fountains, planters, a glass elevator, exterior signage, and landscaping. The center celebrated five decades of retail activity on the site in 2014. At that point, management reported occupancy of approximately 91 percent and planned additional interior painting, lighting work, and carpet replacement. At the same time, the mall faced growing physical-maintenance concerns. In 2015, cracked parking-garage pillars and temporary structural straps became a public issue. A contractor was hired and then dismissed by mall management, leaving the condition as a recurring concern in the property’s later history. Anchor turnover accelerated after Mervyn’s closed in 2005. Sky Fitness leased much of the first floor of the former Mervyn’s building in 2011, later becoming associated with Genesis Health Clubs, but large portions of the former department-store space remained unused. Macy’s announced in January 2017 that its Promenade store would close; it ceased operations on March 26. In August of that year, an EF-2 tornado crossed Midtown Tulsa and caused light damage to the mall. Because the storm struck shortly after 1 a.m., no injuries were reported inside, and affected stores reopened within two days. The Hollywood Palace 12 theater closed without warning in January 2019. Management indicated that a replacement operator could reopen the venue, but the anticipated reopening never occurred. That year, missed mortgage payments and accumulated maintenance issues placed Tulsa Promenade into receivership. The property returned to Kohan ownership in September 2019. JCPenney announced another major anchor departure in January 2020, initially setting an April closing date. Pandemic-related disruption delayed the final closure until July 21. By 2021, the mall’s second floor had effectively been vacated. Tenants had moved to the first floor, relocated outside the mall, or permanently closed. Dillard’s continued to operate in its separate anchor building, though its connection to the interior mall was restricted. In 2022, the Tulsa Oilers announced plans to acquire and repurpose the former Macy’s structure. The resulting WeStreet Ice Center was planned as a two-rink facility with a pro shop, restaurant and bar, arcade, party rooms, and offices. It opened in March 2024 and became a separate active venue for the Tulsa Oilers, Oklahoma State University’s collegiate hockey program, and Tulsa junior hockey activities. The enclosed mall itself closed permanently on September 17, 2023. The decision followed fire-code citations and concerns involving the fire-suppression system, fire alarms, expired fire extinguishers, and other deficiencies. The Tulsa Fire Department permitted temporary continued operation only with a fire-watch company and evidence of corrective work. Management instead informed authorities that mall operations would end. The independent perimeter buildings were not covered by the closure in the same manner because they had separate fire-suppression systems. After closure, the property entered a period of uncertain reuse and visible deterioration. Dillard’s announced a conversion to a clearance center in early 2024, while the WeStreet Ice Center opened independently in the former Macy’s building. In 2025, reports described unsecured entrances, trash, possible unauthorized occupancy, fires, standing-water complaints, and further building damage. Unpaid property taxes led to a threatened county auction. A last-minute payment covering 2021 taxes prevented the scheduled sale, but later tax obligations remained. A June 2025 storm damaged part of the former theater façade, exposing beams, wires, and insulation. Broken glass at additional entry points was boarded later in the year. No confirmed comprehensive redevelopment plan was publicly identified by late 2025.
- 2025
Property faces deterioration and tax-auction pressure
[1]Reports describe poor conditions and security problems, while a tax payment prevents a scheduled county auction but does not resolve later liabilities.
- 2024
Dillard’s becomes a clearance center
[1]The surviving Dillard’s operation transitions toward clearance-center positioning with its upper level closed.
- 2024
WeStreet Ice Center opens
[1]The separate 140,000-square-foot ice facility opens to the public on March 9.
- 2023
Interior mall closes permanently
[1]The enclosed mall stops operating on September 17 after fire-code and life-safety deficiencies become a decisive closure issue.
- 2022
WeStreet Ice Center announced
[1]The Tulsa Oilers announce plans to convert the former Macy’s building into an ice-sports facility.
- 2021
Second-floor vacancy becomes comprehensive
[1]Most remaining second-floor tenants leave, relocate, or close, leaving Dillard’s as the principal continuing department-store operation.
- 2020
JCPenney departs
[1]JCPenney closes its Promenade location after a pandemic-related delay.
- 2019
Cinema closes and property enters receivership
[1]The mall theater closes, and the property enters receivership because of missed mortgage payments and maintenance problems.
- 2017
Macy’s closes; tornado damages property
[1]Macy’s leaves the mall, and an EF-2 tornado later causes light roof and structural damage.
- 2014
Fiftieth anniversary period
[1]The site marks 50 years of shopping-center activity and reports approximately 91 percent occupancy.
Products and positioning
A regional enclosed shopping mall serving Midtown Tulsa, combining department-store anchors, specialty retail, dining, cinema, and later service-oriented and recreational tenants.
Shopping center · 1986
Enclosed shopping mall
Tulsa Promenade’s principal offering was a regional enclosed retail environment containing department stores, specialty shops, restaurants, services, and entertainment. At its mature scale, the center occupied roughly 926,426 square feet and included multiple anchor buildings and a broad interior common area. The interior retail operation ended in September 2023 after prolonged vacancy, maintenance problems, and fire-code deficiencies.
Department store · 1965
Dillard’s
Dillard’s was the mall’s longest-running major anchor, inheriting the retail role associated with the original Brown-Dunkin store. After the enclosed mall closed, the independent perimeter building continued operating. In 2024, the location was repositioned as a Dillard’s Clearance Center, with the second level closed.
Cinema · 1998
Hollywood Palace 12
The 12-screen Hollywood Palace theater opened in 1998 as an entertainment anchor within Tulsa Promenade. It closed abruptly in January 2019. A proposed replacement operator did not ultimately reopen the theater, and the former cinema structure later suffered additional weather-related façade damage.
Ice sports and recreation facility · 2024
WeStreet Ice Center
WeStreet Ice Center occupies the former Macy’s building on the mall perimeter rather than the closed interior retail area. The approximately 140,000-square-foot venue contains two ice rinks and related amenities, including a pro shop, food and beverage facilities, arcade, party rooms, and offices. It serves the Tulsa Oilers and other hockey programs and opened to the public in March 2024.
Brand decisions
2025
Last-minute tax payment avoids scheduled auctionOtherBackground
The owner faced a county tax-auction threat over unpaid property taxes from multiple years.
Action taken
A payment covering the 2021 tax year was made shortly before the scheduled auction, preventing the property from being sold at that event.
Aftermath
Later tax obligations remained outstanding, leaving the property exposed to renewed enforcement pressure.
2021 property-tax payment. 265609.05 (2025)
2024
Dillard’s clearance-center repositioningStrategyBackground
After the interior mall closed, Dillard’s continued operating from its separate anchor building.
Action taken
Dillard’s announced a transition to clearance-center status, with the second floor closed and clearance branding added in March.
Aftermath
The Dillard’s building remained an active retail component of the wider property despite the mall interior’s closure.
2023
Permanent closure of the mall interiorOtherBackground
Fire-code citations identified deficiencies involving fire suppression, fire alarms, extinguishers, and related safety requirements.
Action taken
Management notified tenants that the interior mall would cease operations on September 17, ending the enclosed shopping-center operation.
Aftermath
Perimeter anchor buildings with separate systems were not affected in the same way, but the interior property remained vacant and increasingly deteriorated.
2022
Conversion of former Macy’s building into an ice centerStrategyBackground
The former Macy’s anchor had been vacant since 2017, creating an opportunity for a non-retail reuse.
Action taken
The Tulsa Oilers announced plans for the WeStreet Ice Center, including two rinks and public recreational amenities.
Aftermath
The facility opened in March 2024 as an independent active venue while the enclosed mall remained closed.
2019
Receivership following payment and maintenance problemsOtherBackground
The property faced missed mortgage payments and long-running physical-maintenance concerns, including public concerns about parking-garage deterioration.
Action taken
Tulsa Promenade entered receivership in July 2019 and returned to Kohan ownership in September of the same year.
Aftermath
The mall continued operating for a period, but anchor departures, vacancy, and maintenance problems persisted.
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