It’s your city. It’s your (Ritten)house. It’s your Rally House.
The sports apparel store with the earworm of a jingle plans to open its first Center City location in a former Rite Aid near Rittenhouse Square.
The Kansas-based chain has asked the city’s art commission for approval to put up signage outside the nearly 13,000-foot storefront at 17th and Chestnut Streets, according to its application, which is set to be reviewed at a Wednesday meeting. Rally House spokespeople did not return requests for comment Tuesday.
The company’s application was first reported Monday by the Philadelphia Business Journal.
Since the Rittenhouse Rite Aid closed, Spirit Halloween has occupied the storefront in the months leading up to Halloween.
Since Rite Aid closed two years ago, the ground-floor retail space in the Provident Trust Co. building has been occupied seasonally by Spirit Halloween, but is otherwise vacant.
The building is owned by a partnership registered to Philadelphia-based developer Neal Rodin, according to property records. Rodin did not return requests for comment Tuesday.
Rally House already has about two dozen locations in the Philadelphia region, but the vast majority of them are in the suburbs. It has three city locations — on Temple’s campus, in West Philadelphia near Drexel and Penn, and in Roxborough.
If Rally House opens at 17th and Chestnut, it would bring continued momentum to the retail corridor around Rittenhouse Square, which has recently welcomed a slew of new businesses, including the luxury women’s fashion company Aritzia and North America’s first Nike Jordan World of Flight store.
It would also mark the latest example of how zombie Rite Aids can be resurrected.
Over the past three years, more than 170 Rite Aids have shuttered across the Philadelphia region, with dozens of stores closing even before the chain announced it was going out of business.
Like the Rittenhouse space, former Rite Aids are often 8,000 to 16,000 square feet, which is not ideal for many potential tenants, experts say. But some of these pharmacy shells have found new life as small grocers, discount stores, and medical offices.
Soon, sports apparel store may be added to that list.
Kacii Hamer has no financial stress this holiday season.
In past years, “holidays were always ‘give, give, give,’ and that’s what I always felt like I had to do,” said Hamer, a 33-year-old pre-K teacher and wedding photographer. Back then, “I couldn’t imagine thrifting gifts or DIYing gifts. You have that fear of ‘Oh my god, are these people going to judge me?’ or ‘Is this good enough?’”
This year, however, Hamer is celebrating “Thriftmas,” a social-media trend where participants buy many of their holiday gifts secondhand.
Between a family Pollyanna, a gift for her boyfriend, and a present for her goddaughter, she plans to spend no more than $150 total. For her goddaughter, she is sanding and repainting a $14 rocking horse that she got at the 2nd Ave. Thrift store in South Philadelphia.
The thrift-focused holiday season will mark a fitting end to what Hamer calls her first “hardcore” low-buy year, one during which she cut out most nonessential spending.
Hamer, who splits her time between the Philadelphia region and Scranton, was one of several low- and no-buyers whom The Inquirer talked with in April.
The frugal challenge took off this year amid broader economic pressures, including continued inflation. Philly-area participants said they were trying to save money, pay off debt, reduce waste, and, in some cases, stop patronizing large retailers that don’t align with their values.
Now as the holidays approach, some low- and no-buyers are making exceptions for gifts, or using some of their recent savings to fund their festivities.
Others, however, are standing firm in their low-spending habits. They’re setting budgets, trimming their gift-recipient lists, or shopping secondhand.
Shoppers descend on the King of Prussia Mall on Black Friday in this 2022 file photo.
This time of year, some local low-buyers said, it requires extra strength to resist consumerist pressures and go against the norm. Each U.S. adult is expected to spend about $628 on average on holiday gifts this year, according to the National Retail Federation, which anticipates overall holiday spending will surpass $1 trillion for the first time ever.
At the same time, others say economic uncertainty has made for easier conversations about gifting.
“I’m not under pressure to spend, and I think this year it’s actually easier to [cut back on gifts]than in years past,” said Mylena Sutton, 48, of Voorhees. “A lot of my friends are sensitive to what’s happening in the economy … you don’t have to explain.”
Parents buying less for Christmas
Some Philly-area parents have found that Santa can be thrifty, too.
Heather Fertig, 38, of Fishtown, said about 80% of her toddler’s Christmas gifts will be secondhand. They’ll include a marble run, which she bought this week from a local thrift store, and a wooden train table, for which she remains on the hunt.
Thanks to secondhand stores, Facebook marketplace, and neighborhood parent groups, Fertig, a stay-at-home mom, said she and her husband will likely spend about $150 in all.
Her motivation is as much environmental as it is financial.
After having her son, she realized, “Wow, there is so much waste,” Fertig said. “I kind of felt, previous to that, that there was a stigma around getting things secondhand.”
But “it was never there,” she added. “It was this made-up thing that everything had to be brand-new to you.”
Santa James Claus greets children at the Fashion District in this 2022 file photo. Some local parents have found Santa can cut back on spending, too.
For young children, whose interests change so quickly, it makes even more sense to buy items secondhand, Fertig said. On Christmas morning, her 2-year-old doesn’t know the difference.
“He’s just as happy as if I bought it straight from Walmart,” she said.
In Montgomery County, Jenna Harris-Mosley said she takes a combo approach to gift-giving for her 5-year-old daughter, whose birthday is on New Year’s Eve.
The 41-year-old bought some smaller, new gifts, including Shrek snow globes and Squishmallow stuffed toys, throughout the year to spread out spending.
She plans to get other items secondhand, including one or two American Girl dolls for $20-$30 each. And she will set aside some money for experiences, such as an upcoming day trip to New York City for tea at the American Girl store — with the new-to-her doll, of course.
Harris-Mosley said she took an especially intentional approach to spending this year after getting laid off from her job in tech sales in October. It has helped that she had already bought many of her daughter’s Christmas and birthday gifts when she found deals earlier in the year, she said.
“I have things hidden in every corner of my house,” she said. And as for grown-ups “I don’t stress myself about holiday gifts,” figuring most adults in her life have the things they need — and can buy things they don’t.
In Port Richmond, Rachel Dwyer is making homemade felt ornaments for the adults on her list, and getting two books for each child. The 34-year-old nanny has learned that too many toys and trinkets can be overwhelming for kids and parents.
“It’s just a lot of clutter,” she said, “and a lot of junk.”
People walk through the Shops at Liberty Place in this 2021 file photo.
How to spend less on holiday gifts
Seasoned low-buyers say it’s hard to cut back on spending. But once you get over the initial hurdle, they say, it’s freeing.
“Push through the fear,” Hamer said. “It feels nice going into the holidays with such a positive attitude.”
In South Jersey, Sutton has never been a big holiday gift-giver, saying she prefers to buy loved ones presents intentionally throughout the year.
If others feel overwhelmed by their holiday gifts-to-buy list, she recommends they ask themselves: “Do you do these things because they have value for you? Or do you do these things because they are expected?”
People browse the Christmas Village at LOVE Park in this 2021 file photo.
“Be brazen about it,” said Sutton, a consultant and leadership coach. That might mean telling people: “If you only get me a gift because you expect an exchange, don’t buy me one.”
“People who have stayed away from thrifting should get back into it,” said Jen Benner, 34, of Conshohocken. “The thrift stores are jam-packed with very good stuff.”
If you aren’t sure about buying secondhand, “start small. Start with a child’s gift or a truck or a train or something little,” Fertig said. “Work your way up to bigger items.”
Benner, a real estate agent, keeps a running list on her phone of gift ideas that her loved ones mention throughout the year. This can save time and anxiety around the holidays, and reduce the urge to overspend.
Remember, too, that the most meaningful gifts can be among the least expensive, Dwyer said. She recommends personalized, handmade gifts or framed photos, as well as gifts of time or skills, such as a babysitting session, a home-cooked meal, or a family-photo session.
Northeast Philadelphia’s Franklin Mall — better known by its original name, Franklin Mills — is for sale after years of plummeting valuation, occupancy, and visitor numbers.
A listing on the website of real estate brokerage Jones Lang LaSalle (JLL) includes possible uses a new owner can consider, including industrial and office development. The parcels including Sam’s Club and Walmart are not included in the sale.
“Franklin Mall presents the opportunity to acquire meaningful control of more than 137 acres … in a densely populated location that may support additional densification and redevelopment,” the listing reads.
The move comes amid a wave of mall sales and redevelopments in the region, with demolition and residential construction a common fate for many struggling shopping centers.
Over 68% of Franklin Mall is occupied, which could be an incentive for continued retail operations. But sales and visitor numbers have been falling for years,and JLL reports the average existing lease lasts for only another 1.7 years.
If a new use is sought, the mile-long, one-story structure would be difficult to repurpose.
“I think it’s unlikely to be a shopping mall” again, said Jerry Roller, founder of the design firm JKRP and a longtime architect in Philadelphia. “What could it be? Obviously, residential. It might be a warehouse. It’s essentially a large vacant piece of land. It was fairly inexpensive when it was built, so it’s not hard to demolish.”
The hundred acres of land that Franklin Mills sits on at the edge of Far Northeast Philadelphia is zoned for auto-oriented commercial use.
JLL’s listing advertises the site’s suitability for industrial redevelopment.
“The property’s infill location and highway access make it a strong candidate for redevelopment into a modern industrial facility,” the listing reads. The zoning “could provide a basis for an investor to pursue the development of up to 1.4 million square feet of new warehouse space.”
The residential redevelopment opportunities for the site could be aided by a promised 20-year property tax abatement for the conversion or demolition of outmoded commercial buildings into housing, which Mayor Cherelle L. Parker’s administration promises next year following enabling legislation from Harrisburg.
But the existing zoning would not allow that, so a residential project would need to win the permission of the city’s Zoning Board of Adjustment or have the land-use rules changed legislatively by Councilmember Brian O’Neill.
The mile-long Franklin Mills mall drew Christmas-size crowds at its opening in May of 1989.
Tribulations of a Northeast Philly icon
The 36-year-old, 1.8-million-square-foot facility at Knights and Woodhaven Roads is the second largest mall in the Philadelphia area after King of Prussia. But while its larger cousin remains a dominant retail force, Franklin Mall has been struggling for years.
The mall opened in 1989 to great fanfare as the largest outlet mall ever, with an iconic zigzag-shaped concourse that stretched for 1.2 miles.
In 2007, in retrospect near the end of Franklin Mills’ golden era, the property and the rest of the Mills Corp. was taken over by Simon Property Group, the largest mall owner in the country. The new ownership group rehabbed the property in 2014, although there were already signs Simon was distancing itself by moving Franklin Mills (renamed Philadelphia Mills) into a different balance sheet category than its core properties.
Simon’s loan on the property had been intermittently distressed since 2012. An April 2024 report from real estate analytics firm Morningstar Credit was headlined “Legacy Philly Mall Back to Special Servicing for the Umpteenth Time.”
Shoppers stroll through the Franklin Mills mall in 2014.
The 2007 loan still had an outstanding balance of almost $250 million when it came to maturity in July 2024. Simon stepped away from the day-to-day operations at that time, with Philadelphia-based OPEX CRE Management appointed as receiver of the distressed property. The name was changed to Franklin Mall because Mills was trademarked by Simon.
Last year Franklin Mall’s appraised value was $76 million, a precipitous decline from its $201 million valuation in 2012 and $370 million in 2007. According to Morningstar Credit, a new appraisal is likely in the next month.
Full financials haven’t been publicly updated since last year, but at that time, the cash flow for the property was $9.5 million, the lowest since Simon took over in 2007. That’s down from 2019, when cash flow was $17.5 million, according to Morningstar, and from $11 million in 2022.
According to Morningstar, the latest reports from the special servicer for the property, Greystone Servicing Co., say cash flow is even lower this year and occupancy has fallen to 65.4%.
Possible reuses for Franklin Mills
Franklin Mall’s for-sale status comes as some old-school regional shopping destinationsare declining.
While some of its counterparts like King of Prussia and the Cherry Hill Mall are still thriving, there has been a wave of sales and redevelopments of area malls as the nature of retail evolves.
Some ailing malls have been purchased on the cheap, allowing their new owners to reinvest and refurbish the property in its previous mold.
“In terms of using the buildings that are there, it’s a challenge because they are generally big box retail, and they’ve got a center mall, which is completely out of fashion,” Roller said. “Could somebody, if they had the right tenants, recreate the mall? Turn it inside out, open the thing up?”
“Maybe it’s possible,” Roller said. But “I don’t see a lot of uses for the buildings that are there right now.”
The redevelopment of Exton Square Mall is in legal limbo.
When regional malls are redeveloped, more commonly, the retail options are reduced with much of the old structure demolished. Diverse new uses often take a faded shopping center’s place.
In New Jersey, the Echelon, Moorestown, and Burlington Center malls have or are going through a variety of demolition and redevelopment options. The commonality is that residential building is a part of all three plans.
At Franklin Mall, redevelopment would likely require demolition of the existing building.
“Ultimately, it may just be a piece of land” for sale, said Roller.
JLL’s listing, however, pitches the property as either redevelopment or continued mall use.
“This offering presents prospective purchasers with the opportunity to acquire a strategically positioned super regional shopping center with significant upside potential and/or redevelopment opportunity,” it reads.
JLL’s managing directors on the sale are John Plower, David Monahan, and Jim Galbally.
At lunchtime on a Thursday, a week before Thanksgiving, Chestnut Hill was buzzing.
Inside the newly expanded Matines Café, almost every table was full. People sipped warm drinks from large mugs and ate Parisian croissants and quiche. Bottles of prosecco sat on ice by one large table adorned with Happy Birthday balloons.
McNally’s Tavern was bustling, too, with regulars sitting at the bar and at tables inside the cozy, nearly 125-year-old establishment atop the hill. Multiple generations gathered — a son taking a father out to lunch, a mother with a baby in a stroller, and two sisters, Anne and Meg McNally, running the place.
Behind the storefronts along Germantown Avenue’s main drag, some people perused the boutiques, while others typed away on laptops in coffee shops.
In the northwest Philadelphia neighborhood known for its wealth and postcard-picturesque aesthetic, the small-town charm of longstanding establishments — four are more than 100 years old — is now complemented by the shine of some newer shops and restaurants. Several Chestnut Hill business owners said the variety has helped both old and new spots succeed despite broader economic challenges, including inflation and tariffs, and the loss of a few restaurants.
A view down Germantown Avenue from the Chestnut Hill SEPTA Regional Rail station.The closed Iron Hill Brewery is shown in downtown Chestnut Hill on Nov. 19.
As the owner of Kilian Hardware, which has been in business for 112 years, Russell Goudy Jr. has watched the avenue change. Fifty years ago, he said it was “basically like a shopping mall,” a one-stop shop for everyday needs.
In recent years, however, the neighborhood has focused on attracting and retaining unique food and beverage businesses, “quaint, specialty shops,” and service-oriented businesses, which Goudy said offer experiences Amazon and other e-commerce platforms can’t replicate.
“If you’re not giving people an experience in today’s economy, it’s very tough to compete,” said Nicole Beltz, co-owner of Serendipity Shops, which for a decade has had an expansive store on Germantown Avenue. And providing a memorable experience is never more important than during the lucrative last few months of the year.
“When you come to Chestnut Hill over the holidays, you get what you came for,” Beltz said. “You get that charming feeling of being somewhere special for the holiday.”
People walk by holiday decor outside Robertson’s Flowers & Events in Chestnut Hill earlier this month.
‘New vitality’ coming to the Chestnut Hill restaurant scene
During the holidays and all year long, Chestnut Hill business owners said they’re grateful that the neighborhood has held onto its charm despite recent challenges.
During the pandemic, “it definitely felt a little grim and dark,” said Ann Nevel, retail advocate for the Chestnut Hill Business District. “The impressive thing is the old-timers, the iconic businesses, and some of the newer restaurants … pretty much all were agile enough to tough it out.”
And a slew of other businesses have moved into the community since then. In the last four years, 20 retail shops, 20 service businesses, and 10 food and beverage spots opened in Chestnut Hill, Nevel said, while several existing establishments expanded.
Among them was Matines Café, which opened a small spot on Bethlehem Pike in 2022 and expanded this fall to a second, much larger location on Highland Avenue. The café serves 500 people or more on weekdays, according to its owners, and even more on weekends.
Sitting inside their original location, which is now a cozy children’s café, Paris natives Amanda and Arthur de Bruc recalled that they originally thought they’d open a café in Center City, where they lived at time. Then, they visited Chestnut Hill and fell in love, despite “a lot of empty spots” there around 2022, Amanda de Bruc said.
A colorful storefront along Germantown Avenue in Chestnut Hill.
“We liked the idea of living in the suburbs, which technically Chestnut Hill is not the suburbs, because it’s still Philly,” she said. But “we were looking for something that we were more used to, like Paris. There are so many boutiques in such a small area,” and everything is walkable.
The opening of shops and cafés like Matines became a “catalyst for this new vitality, a new, more contemporary energy that has taken hold in Chestnut Hill,” Nevel said. Soon, “we’re going to see that new vitality in the restaurant scene,” including in some long-vacant storefronts.
In 2026, former Four Seasons sommelier Damien Graef is set to open a wine bar, retail store, and fine-dining spot called Lovat Square off Germantown Avenue, Nevel said. On the avenue, a café-diner-pub concept called the Blue Warbler is under construction and also slated to open sometime next year.
Kilian Hardware in Chestnut Hill has been in business for 112 years.
In downtown Chestnut Hill, there are still a few empty spots, including those left by Campbell’s Place, a popular restaurant that closed this summer; Diamond Spa, which closed this fall; Iron Hill Brewery, which closed in September (right before the regional chain filed for bankruptcy); and Fiesta Pizza III, which closed last year.
Kismet Bagels, a popular local chain, was set to fill one of the spots this summer, but its deal fell through, co-owner Jacob Cohen said in a statement. He said they could “revisit the Chestnut Hill neighborhood” in the future.
While the future of Iron Hill will be dictated by bankruptcy proceedings — which include an auction of assets set for next month — stakeholders say conversations are ongoing about some of the other vacancies.
Steve Jeffries, who is selling the Campbell’s building for $1.5 million, said he’s gotten a lot of interest from people who want to revive the nearly 3,000-square-foot space as a neighborhood pub, but one that is “more cutting edge.” Perhaps, he said, one that is not focused on craft beer, which has decreased in popularity, especially among younger generations.
“The town is just screaming for other opportunities for nightlife and sports bars,” said Jeffries, executive vice president of Equity CRE. “There has been a connotation in the market that Chestnut Hill was kind of older, stuffy, that it wasn’t a nightlife town.”
But that’s changing, Jeffries said.
Char & Stave, an all-day coffee and cocktail bar, has done great business since moving into Chestnut Hill, its owner, Jared Adkins, said.
Just ask Jared Adkins, owner of Char & Stave, an all-day coffee and cocktail bar at the corner of Germantown and Highland Avenues.
After Nevel visited Ardmore and saw the success of Adkins’ original Char & Stave, she recruited him to open a Chestnut Hill location. It started as a holiday pop-up in 2022, then became a permanent presence the next year.Since he moved into town, Adkins said, business has been booming.
“We’re really just busy all day long,” said Adkins. The café is open until 11 p.m. during the week, midnight on the weekends, and it often brings in musicians and hosts events.
Adkins describes Char & Stave as a place where drinkers and nondrinkers alike can spend time together, and where people can get work done with coffee or a cocktail beside them: “It’s really a gathering place that fills a niche of a nice cocktail place.”
More changes to come for Chestnut Hill
Businesses along Germantown Avenue in Chestnut Hill are decorated for the holidays.
Chestnut Hill business leaders and community members say they’re optimistic about the neighborhood’s continued evolution.
As Brien Tilley, a longtime resident and community volunteer, ate lunch inside Cosimo’s Pizza Cafe, he said the community is doing well. But, he added, “it could always do better. It’s always in transition.”
Nevel noted that restaurants require more capital to open than other businesses, so it can take awhile to fill those larger holes downtown.
“The economy is tough,” said Anne McNally, a fourth-generation owner of McNally’s, as she sat by the tavern’s front window overlooking Germantown Avenue. But in Chestnut Hill, she gets the vibe that the community “wants us to be successful.”
McNally and Goudy, of Kilian’s, both noted that their families bought their buildings decades ago. That has contributed to their longevity, both said, as has evolving with the customer base.
For the McNally family, that meant transitioning from a “bar-bar,” with no clock or phone, to a bar-restaurant that closes at 10 p.m. For Goudy, it meant soliciting online orders and walk-in business from out-of-town and even out-of-state customers whose older homes require unique hardware.
“Everything is changing,” Goudy said. “It’s important to keep changing and not to try to go back to where you were before.”
Stephanie Greenleaf has Black Friday down to a science.
Every year, the Moorestown resident hosts Thanksgiving. The next morning, she, her sister-in-law, and her mother hit the Cherry Hill Mall early. They start at Nordstrom, then head to Soma for pajamas, Urban Outfitters for her teenagers, and anime stores for the younger kids.
“We have it down,” she said, standing next to a Christmas ornament display around 8:30 a.m.
“As my mom always says, ‘I just want to be out in it,’” she added. “It’s not the same when you’re sitting on your couch.”
Despite inflation, rising prices, and the omnipresent e-commerce ecosystem, a familiar Black Friday hustle was in the air at the Cherry Hill Mall on Friday morning. Shoppers filed into the parking lot early, toting shoppingbags and holiday-flavored lattes. Labubus and puffer jackets were displayed in store windows.Teenagers flocked to Abercrombie and Zara.
While some retailers reported business as usual, others described the South Jersey shopping destination as more subdued than in years past as consumers contend with an uncertain economic landscape and e-commerce giants continue to cut into a market long dominated by malls.
People walk pass Pop Mart during their shopping on Black Friday at the Cherry Hill Mall in Cherry Hill, N.J., on Friday, Nov. 28.
Black Friday, then and now
The term “Black Friday” has Philly origins. Beginning in the 1960s, tourists would descend on Philly the day between Thanksgiving and the annual Saturday Army-Navy football game. Philadelphia police reportedly began calling the day Black Friday after they were forced to work long hours and manage heavy traffic and unruly crowds. Years later, Americans would latch onto the tale that Black Friday got its name because it was the day retailers would move from being “in the red” to being “in the black” (finally making a profit after running a loss).
The retail-oriented holiday has morphed over the years from a one-day shopping bonanza to a month of deals. Now, the pervasiveness of e-commerce has muddied the Black Friday tradition, forcing retailers to attract shoppers both online and in stores.
Barbara Kahn, professor of marketing at the University of Pennsylvania’s Wharton School, calls this an “omni-channel experience.”
“It’s really more of an integration between both modalities now‚” Kahn said.
Daniel Leslie, 23, of Franklinville, N.J., showing off a pair of Maroon Jordan 6’s he bought on Black Friday at the Cherry Hill Mall.
Two major changes stick out to Kahn. First, the ability to compare prices online (and now with AI) has made shoppers more “price sensitive,” forcing retailers to stay competitive. Second, stores are turning to “experiences” to draw people in through giveaways, events, or exclusive items.
“Part of what people are shopping for is not necessarily the utility of buying a particular item,” Kahn said. Rather, it’s the experience “wrapped around the actual purchase.”
Shoppers at the Cherry Hill Mall said they had come out onBlack Friday for the nostalgiamore than for once-a-year deals.
Karrim Gordon, 48, said he is “not at all” a regular Black Friday shopper. But, with his young son in tow, the South Philly dad said he wanted to give his kids the true “Black Friday experience.” They got to the mall when it opened at 7 a.m. and hoped to hit Psycho Bunny for his son, then Aéropostale and Pop Mart for his daughter.
Daniel Leslie, 23, of Franklinville, said an Instagram ad for a sneaker deal had caught his eye. He was the first in line at a shoe store Friday morning, walking away with a pair of Timberland boots and a pair of Nike Air Force 1 sneakers for $20 each.
Was economic anxiety curbing his holiday shopping? Not really, Leslie said.
“The deals are just too good to pass up.”
Alicia Hall, of Philadelphia, shops at Nordstrom at the Cherry Hill Mall on Friday, Nov. 28. Hall is a regular at the mall, but said the Black Friday shopping experience isn’t what it used to be.
Economic doom and gloom didn’t deter Alicia Hall, 54, from hitting the mall, either.
Hall is a Cherry Hill Mall regular, driving over from Philly a few times a month to browse. For years, she would wake up early and wait in line for the big sales. Now, she said, “nothing is open like it used to be.”
Though she sometimes thinks about looming economic concerns, “retail therapy” remains an important part of her life.
“I go to work every day, and I work hard,” she said. “I might as well spend it.”
This suburban content is produced with support from the Leslie Miller and Richard Worley Foundation and The Lenfest Institute for Journalism. Editorial content is created independently of the project donors. Gifts to support The Inquirer’s high-impact journalism can be made at inquirer.com/donate. A list of Lenfest Institute donors can be found at lenfestinstitute.org/supporters.
Center City was resilient this year, reporting slight increases in foot traffic and overall retail occupancy despite high-profile closures along Market Street.
About 84% of Center City storefronts were occupied as of October, up one percentage point from the same time last year, according to the Center City District’s annual survey of business owners. Occupancy has hovered around that point since at least 2023 and has yet to recover to its pre-pandemic level of 89% in 2019.
So far in 2025, an average of 343,540 people walked through Center City each day, an increase of more than 3% from last year, the survey found. Each section of Center City, from the beleaguered Market East to the thriving Rittenhouse Square area, saw at least a 1% bump in average daily foot traffic, according to the survey.
Some retail corridors, however, are looking more vibrant than others.
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Market Street continues to struggle on both sides of Broad Street.
As of October, the office-centric western side of Market had the lowest occupancy in Center City at 62%.
Market East, the future of which continues to be debated by city stakeholders, had a 72% occupancy rate. It has been impacted by a slew of recent closures, including Macy’s, Rite Aid, Iron Hill Brewery, and Giant Heirloom supermarket. The Center City District calculates occupancy rates by number of storefronts, not total square footage.
On Chestnut Street, the eastern and western sections have vastly different occupancies. The eastern side recorded a 71% occupancy rate in October, according to the survey, while 81% of stores on the western side were occupied.
Walnut Street continues to be the district’s shining star, with 86% occupancy in both the eastern and western sections, according to the survey. In the report, the Center City District highlighted several new additions, including the luxury women’s fashion company Aritzia and North America’s first Nike Jordan World of Flight store.
The report once again highlighted the success of the Open Streets program, during which roads are closed to car traffic and become pedestrian walkways for shopping and dining. There have been 21 Open Streets events since its inception in September 2024, with more planned for December and next year.
The events bring out more than 10,000 people on average, according to the report, and typically result in a 65% boost in businesses’ foot traffic and a 39% bump in sales volume.
An Open Streets in April. There have been 21 Open Streets events since its inception in September 2024, with more planned for December and next year.
Looking to the future, the district surveyed 700 Philadelphia renters to ask what types of retailers they’d like to see more of in Center City.
“Downtown residents seek convenient access to everyday goods, full-service grocery stores and home furnishing options — all within walking distance,” district executives wrote in the report, noting that these types of businesses could fill vacancies in office buildings or in the concourse around Suburban Station.
“CCD looks forward to convening office district stakeholders in 2026 to discuss a coordinated retail attraction strategy that could reposition the office district as a place to accommodate many of the retailers Center City is currently missing.”
Editor’s note: A previous version of this story included an incorrect comparison between 2025 and 2024 for occupancy on Market Street.
NEW YORK — Unprecedented numbers of Americans are expected to hit stores this Black Friday, but they are likely to curtail their spending as they find fewer bargains from tariff-hit retailers.
Marking the biggest turnout ever for the five-day stretch between Thanksgiving and Cyber Monday, 186.9 million people will shop, up from 183.4 million last year, the National Retail Federation projects. But sales growth for the last two months of the year, crucial for retailers, is expected to slow.
“Everything seems to be way more expensive” at malls, said Kate Sanner, a New Yorker who runs an online aggregator for secondhand listings. Last year, Sanner, 33, spent around $500 on gifts, but this season she plans to trim her budget to $300, eschewing most Black Friday discounts for targeted deals on specific products.
Thanksgiving falls on Nov. 27 this year, giving retailers an extra day in the holiday window, which typically accounts for a third of annual profits. Retailers have launched early promotions to lock in sales: Walmart’s began on Nov. 14 and will run in three phases through Dec. 1, with Walmart+ members getting early access. Amazon started its Black Friday deals week on Thursday, while Macy’s has opened a dedicated Black Friday portal.
Sales in November and December — in physical stores and online — are forecast to top $1 trillion for the first time, rising between 3.7% and 4.2%, but are likely to grow at a slower pace than last year’s 4.8% gain, NRF projections show.
Shoppers avoid dipping into savings for purchases
While the sticker shock alone could deter some buyers, others are budgeting for the increased costs of other necessities.
“Knowing that our healthcare premium bill is going to jump astronomically in 2026 … all of our discretionary spending has dropped significantly,” said Liz Sweeney, founder of marketing agency Dogwood Solutions, who lives in Boise, Idaho.
“While we spent close to $2,000 on gifts in 2024, our 2025 budget is $750,” said 52-year-old Sweeney, who is skipping electronics and big buys this year, sticking to shoes, books, and kitchenware.
Shoppers still have plenty in the bank, with households across all income levels holding more deposits than they did in 2019, before the COVID-19 pandemic, November data from Bank of America data shows. Consumers were also not using a significant portion of their savings, the data showed.
“Consumers are sentimentally weak and fundamentally sound,” said Mark Mathews, the NRF’s chief economist. “U.S. household balance sheets are still strong.”
The federation estimates average spending on gifts and seasonal items such as decorations, cards, food and candy will reach $890 per person, slightly less than last year’s $902. Nearly two-thirds of the 8,427 consumers polled say they will wait for Thanksgiving weekend deals, up from 59% in 2024, with older shoppers driving the trend.
‘Definitely seen fewer promotions’
“Knowing when is the right time to buy this year is more difficult,” said Edgar Dworsky, founder of Consumer World, who tracks holiday pricing. “With so many pre-Black Friday sales, there are no assurances the same deals will be offered again on the real Black Friday or that popular items will still be in stock.”
Historically, Dworsky said, stores such as Kohl’s, JC Penney, and Macy’s offered small kitchen appliances for as little as $5 after some combination of sales prices, percentage-off coupons, and mail-in rebates, but many of those discounts have disappeared. Kohl’s, for instance, is offering toasters, blenders, and electric frying pans for $9.99 without a rebate but with a coupon for 15% off this year, he said.
“I’ve definitely seen fewer promotions this year both in-store and online. The first two weeks of November usually bring some activity — though in recent years the discounts haven’t been very deep — but this year there’s been very little and much more full price,” said Jessica Ramirez, who runs brand consultancy the Consumer Collective.
“When promotions do show up, they’re spot promotions, meaning they aren’t set and don’t last long,” she added.
While some retailers appear to be pulling back on promotions, Walmart is teasing some aggressive price cuts for Black Friday.
Some of Walmart’s featured deals include an 85-inch TCL Roku TV, originally priced at $678, marked down to $498 for Black Friday, according to a Reuters review of the retailer’s website. Last year, Walmart highlighted a $120 discount on a 75-inch Vizio TV. This year’s lineup also features a Blackstone outdoor grill offered at $157, reduced from its list price of $224.
At the King of Prussia Mall, you can add some slime (the fun kind) to your holiday shopping experience this year.
Fresh off the opening of the first-ever Netflix House, the Montgomery County mall this week welcomed the Sloomoo Institute’s first Philly-area location. The sensory slime experience’s latest outpost is called a Sloomoo MiniMoo, and it’s a scaled-down, 3,000-square-foot version of its flagship stores.
For between $24 and $26 a person, King of Prussia Sloomoo customers can design their own slime, choosing from different textures, colors, scents, and charms. They can also smush slime onto the wall, send it flying through the air with a slingshot, go elbow-deep in vats of slime, and take slime-making classes.
Guests can also browse slime toys and other squishy, sensory gifts at the Sloomoo retail store, no ticket required.
“King of Prussia is a playground for families,” cofounder Sara Schiller said in a statement, “and we’re bringing a world of slime designed to spark curiosity and pure, unfiltered joy.”
Customers play with slime at another Sloomoo Institute location. The King of Prussia Mall opened a Sloomoo MiniMoo experience this week.
They opened their first location in New York in 2019, went viral on TikTok during the pandemic, and then expanded nationwide, opening outposts in Atlanta, Chicago, Houston, and Los Angeles. A Sloomoo MiniMoo also recently opened in Boston.
Earlier this year, the founders told CNBC that Sloomoo brings in as much as $4.3 million a month in revenue from ticket sales alone.
A look inside the King of Prussia Mall’s Sloomoo MiniMoo experience, which opened this week ahead of Black Friday and the holiday shopping season.
At King of Prussia, Sloomoo MiniMoo welcomed its first customers last weekend, but it will celebrate its grand opening this Saturday, when the first 200 ticketed customers will receive a complimentary hot chocolate and “limited-edition Philly Cheesesteak-themed slime,” according to company officials. The first 100 guests on Saturday will get a bag charm.
Aside from Sloomoo, the mall has welcomed several other new stores, restaurants, and interactive experiences since August. A few retailers, including Lululemon, Abercrombie & Fitch, and Mejuri, have also expanded or relocated.
As holiday shopping season kicks into high gear, customers can check out the following new additions:
Shoppers sit with their bags at the King of Prussia Mall on Black Friday 2022.
If you’re doing holiday shopping later in the season, or taking a trip to the mall between Christmas and New Year’s, you might be able to visit the following stores. All of them are set to open their first Philadelphia-area locations this December:
In early 2026, Adidas and Columbia Sportswear are set to open stores in the King of Prussia Mall. Exact locations for those stores have yet to be announced.
The mall’s current owner, PREIT, plans to sell the property to LA Partners, previously known as Lubert Adler Real Estate Funds, PREIT leadership confirmed Thursday, noting that the sale is still pending. PREIT did not disclose the price of the sale.
PREIT, which is based in Philadelphia, also sold the Exton Square Mall to Abrams Realty & Development in March. PREIT also owns the Cherry Hill and Moorestown Malls.
PREIT CEO Jared Chupaila said in a statement that the sale reflects the company’s “commitment to disciplined balance sheet management and liquidity generation.”
“We believe LA Partners is uniquely positioned to build on the multipurpose hub we have laid the groundwork for, which has long served as a central part of Plymouth Township and the surrounding communities,” said Chupaila.
PREIT has faced financial challenges in recent years. The business has filed for bankruptcy twice since 2020, and most recently emerged from bankruptcy as a private company in 2024 helmed by a group of investment firms.
The Plymouth Meeting Mall, for its part, has tried to undergo a makeover in the last few years, following the 2017 closure of its anchor, a215,000 square-foot Macy’s. Amid PREIT’s plans to “diversify the tenant mix” at the mall, nearly half the tenants there were either dining or entertainment businesses in 2018.
Lubert Adler’s other properties include the Bellevue in Center City, which recently underwent extensive renovations, and the Battery, a former power plant in Fishtown redeveloped into a multipurpose complex.
A spokesperson for LA Partners did not immediately respond to a request for comment Thursday.
Peter Abrams, managing partner for Elkins Park-based Abrams Realty & Development, said the Plymouth Meeting Mall site “is the best-located large parcel of real estate in the Delaware Valley.”
“There’s a lot of dead and dying malls in this country, and some of us, like myself and Dean Adler, understand the opportunity and aren’t afraid of the challenges, which are many,” said Abrams, who is behind proposed development plans at the Exton Square Mall.
Boscov’s at Plymouth Meeting Mall on June 6, 2020.
Consumers had already been shifting toward e-commerce before the pandemic. But as COVID forced nationwide shutdowns in 2020, some of PREIT’s tenants were forced to close, couldn’t pay rent, or didn’t want to, intensifying issues for the mall owner.
Prior to the pandemic, PREIT sold off malls and tried to transform others by adding supermarkets, movie theaters, and apartments.
Through the most recent bankruptcy process, PREIT shed $800 million in debt and gave up its stake in the Fashion District in Center City. When it emerged from bankruptcy last year, PREIT owned 13 malls across Pennsylvania, New Jersey, Maryland, and Virginia.
It’s a time of struggle and transition for many malls across the country, including several in the region that havesurvived beyond their heyday. In the Philadelphia suburbs, plans are in the works to redevelop mall sites including the Exton Square Mall and the former Echelon Mall in Voorhees.
For the Nowell family, the outlets are an annual tradition.
Every Veterans Day, a dozen relatives venture to Limerick Township in Montgomery County, where they kick off their holiday shopping at the Philadelphia Premium Outlets.
Even this year, as bitter winds whipped through the outdoor plaza, the family was undeterred.
After a morning of shopping, the multigenerational group, which included two veterans, warmed up with their yearly food-court lunch, courtesy of matriarch Geri Nowell, 77, of Telford. Then, the men returned to the cars and dropped off dozens of shopping bags, which they’d been carting around in a wagon. The women walked on, hunting for their next find among the more than 130 shops.
The Nowell family poses in front of a holiday backdrop during their annual outing to the Philadelphia Premium Outlets.
“It’s super fun,” said Ann Blaney, 47, of Drexel Hill.
“We get great deals,” added Kim Woodman, 55, of Hatboro.
The tradition is an experience they say can’t be replicated online. The fact that the complex is open-air and contained in a 550,000-square-foot plaza somehow adds to the fun, they said.
As Kathy Nelson, 48, of Broomall, browsed the outlets with her friends, she said she also shops at the nearly 3 million-square-foot King of Prussia Mall, less than 20 miles away. But otherwise, she said, “there aren’t many indoor malls left” with the variety of stores she prefers.
Outlets have always accounted for a fraction of the in-person retail market, which is partly why there have been few headlines about dying outlet malls. But some of the country’s roughly 200 outlet malls seem to be downright thriving, with full parking lots on weekends, few vacant stores, and relatively strong revenue.
Shoppers walk by the tree at the Philadelphia Premium Outlets on Nov. 11.
The Philadelphia region’s two major outlet malls — the Philadelphia Premium Outlets in Limerick Township and the Gloucester Premium Outlets, both owned by Simon Property Group — are more than 92% occupied, according to a count by The Inquirer during visits to each location this month. Both outlets have found success despite being less than 20 miles from thriving indoor malls in King of Prussia and Cherry Hill.
Tanger Outlets, which has locations in Atlantic City and Lancaster, recently reported more than 97% occupancy across its 39 open-air centers and an increase in average tenant sales per square foot.
“Outlets do good in good times and great in bad times,” said Lisa Wagner, a longtime consultant for outlets, repeating a common refrain in the industry.
The centers have evolved amid the broader push toward more experiential retail and most now have a mix of discount stores and full-price retailers. But they have done so while embracing their reputation as the go-to destination for snagging deals, said Wagner, a principal at the Outlet Resource Group.
“Honestly no one knew what was going to happen after COVID, but [the outlets] came out incredibly strong,” she said. More recently, the retail industry has been rattled by tariffs and economic uncertainty. The outlets have not been immune to those challenges, but they have held strong despite them.
“People want value right now,” Wagner said. “They need it.”
The Philadelphia Premium Outlets has more than 130 stores in its 500,000-square-foot complex.
Outlet malls become one-stop shops
On a rainy, early November Sunday, hundreds of people descended on the Gloucester Premium Outlets.
Shoppers pulled up hoods and huddled under umbrellas as they made their way from store to store. Many balanced several large bags bearing brand names like Columbia and Kate Spade, Rally House and Hey Dude shoes. Some munched on Auntie Anne’s pretzels or sipped Starbucks from holiday cups. An acoustic version of Jingle Bells played over the speakers.
For some, the dreary, drizzly weather was even more reason to spend their afternoon at the 86-store complex in Blackwood, Camden County, about 15 miles outside Philadelphia.
With two young children in tow, Jessica Bonsu, 30, of Sicklerville, was on a mission.
“We came out to go to the indoor playground,” called Stay & Play, Bonsu said, pointing to her rambunctious kids. “Just to get some energy out.”
“And then we can also get some shopping done,” added her cousin, Taneisha Laume, 30, who was visiting from D.C. She needed a gift for her uncle. “Kill two birds with one stone.”
Shoppers peruse the stores at the Gloucester Premium Outlets in this 2019 file photo.
These kind of multipurpose visits are buoying outlet malls, which are increasingly becoming mixed-use destinations for dining, drinking, entertainment, and shopping.
“You’re coming for a little bit of everything,” said Gerilyn Davis, director of marketing and business development at Philadelphia Premium Outlets.
The Limerick Township complex recently welcomed a slate of new tenants, including Marc Jacobs’ first Pennsylvania outlet store, a BOSS outlet, an Ulta Beauty, and an outpost of central Pennsylvania’s Nissley Vineyards, which has an outdoor seating area.
Shoppers walk by the Nissley Vineyards store at the Philadelphia Premium Outlets.
New Balance, whose shoes are trendy again, is also opening stores in both the Philadelphia and Gloucester outlets.
Justin Stein, Tanger’s executive vice president of leasing, said the North-Carolina-based company is focused on adding more food, beverage, and entertainment options.
While overall occupancy at its Atlantic City center is lower than others, the complex has a Dave & Buster’s and a Ruth’s Chris steakhouse. The Simpson, a Caribbean restaurant and bar, is also set to open there in early 2026.
In Lancaster, Tanger is looking to add food and beverage options, Stein said. But that center is still performing well, with a 97% occupancy rate, according to an online map, and only two vacancies.
When there are places to eat and drink at the outlets, “people stay longer,” Stein said, “and when they stay longer, they spend more.”
Philadelphia Premium Outlets had a steady crowd on a bitter cold Veterans Day.
From ‘no frills’ to outlets of the future
Today’s outlet malls look vastly different from what Wagner calls the “no frills” complexes of the 1990s.
At the time, an outlet mall served as “a release valve for excess goods,” Wagner said. “There were some stores that had really broken merchandise.”
To comply with branding rules and avoid competition with department stores, outlet malls were often located along highways between two major metro areas, she said.
“What became clear is that customers loved it,” Wagner said. Soon, brands started overproducing to supply these outlet stores with products in an array of a sizes and colors.
This effort to bulk up outlet offerings was “a roaring success,” she said, with companies finding that more than a third of outlet customers went on to buy their products at full price at other locations.
Philadelphia Premium Outlets, which opened in 2007, has very few vacant storefronts.
As their popularity rose, more outlet malls were built across the country.
As the centers look to the future, their executives are continuing to hone their identity as “not just a discount-and-clearance center,” said Deanna Pascucci, director of marketing and business development at Gloucester Premium Outlets.
Center leaders are bringing in food trucks, leaning into rewards programs, and promoting community events, such as Gloucester’s holiday tree lighting,which took place Saturday. Starting Black Friday, the Philadelphia Premium Outlets will offer Santa photos after a successful pilot program last year.
And the complexes are finding new ways to attract and retain shoppers, online and in real life.
Tanger recently announced an advertising partnership with Unrivaled Sports, which operates youth sports complexes, including the Ripken Baseball Experience in Aberdeen, Md., an hour drive from its Lancaster outlets. Stein said the company hopes to attract families looking to pass the time between tournament games.
Tanger is also using AI and data analytics to email specific deals to customers based on where they’ve previously shopped, Stein said.
“We want you to start your experience online and end it in the store,” Stein said.
Shoppers walk by a new Ulta store at the Philadelphia Premium Outlets.
At Simon outlets, customers can search a store’s inventory online before they make the trip, Davis said.
“Online shopping at this point, it’s a complement,” Davis said. “It’s not viewed as competition.”
Wagner, the outlet consultant, said she thinks even more centers will be built in the coming years, with a focus on urban and close-in suburban locations that are accessible by public transit.
As for existing centers, she sees them thriving for the foreseeable future.
“As long as outlets continue to emphasize a value message and use their loyalty programs to reward customers,” Wagner said, “I think they will hold their own.”
