Mall converted to apartments: Why your old food court is now a living room

Walk into the Alderwood Mall in Washington or the old Westminster Mall in California today and things feel... off. Or maybe they feel exactly right. You aren't there to buy a Cinnabon or a pair of cargo shorts from 2004. You're there to check the mail. Or go to the gym in what used to be a Sears. Honestly, the mall converted to apartments trend isn't just some niche architectural experiment anymore; it’s a full-blown survival strategy for American suburbs that have more asphalt than they know what to do with.

It's weird. Seeing a bedroom window where a Macy's sign used to hang feels like a glitch in the matrix. But with the housing shortage hitting a fever pitch and "zombie malls" sitting empty, this adaptive reuse movement is basically the only thing keeping some municipalities from going broke.

The death of the department anchor and the birth of the "Micro-Suite"

We used to think malls were invincible. Then the internet happened. Then 2020 happened. Now, we're left with these massive, climate-controlled skeletons. Converting them isn't as simple as throwing a mattress in a Claire’s. It’s a logistical nightmare. Imagine trying to plumb a building that was designed for two massive public restrooms per floor so that every 500-square-foot unit has its own shower. That’s why you see projects like The Arcade Providence—the oldest shopping mall in America—turning its upper floors into tiny "micro-lofts." They’re small. Like, 225 square feet small. But people are lining up for them because they’re affordable and, frankly, they look cool.

Developers are realizing that the "department store" model is dead weight. Companies like Brookfield Properties and Simon Property Group are pivoting hard. They aren't just landlords anymore; they’re becoming neighborhood planners.

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The sheer scale of a Nordstrom or a JCPenney is intimidating. Deep floor plates mean the center of the building is pitch black. No windows. No air. Architects have to get creative, often carving out the center of the building to create open-air courtyards. Think of it like a giant donut. The "dough" is where the apartments go, so everyone gets a window, and the "hole" becomes a shared garden or a pool.

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• Plumbing challenges: Malls have massive main lines but zero individual branching. Ripping up concrete slabs to install PVC is where the budget goes to die.
• HVAC headaches: Mall air is usually one giant, shared system. Apartments need individual control. You can't have your neighbor's salmon dinner venting into your bedroom.
• Zoning wars: This is the boring part that actually stops most projects. Most malls are zoned commercial. Getting a city council to agree to "residential" takes years of lobbying and a lot of coffee.

Real world examples: Where people are actually living in malls

Take a look at the Landmark Mall in Alexandria, Virginia. It's being rebranded as WestEnd. We're talking four million square feet of mixed-use space. It’s not just a mall converted to apartments; it’s a medical hub, a transit center, and a residential neighborhood all mashed together. In Los Angeles, the Westside Pavilion—once a filming location for Clueless—is being gutted. Part of it is becoming office space for Google, but the surrounding area is pivoting toward high-density living.

Then there’s the Highland Mall in Austin. Accolades go to the Austin Community College for this one. They took a dying shopping center and turned it into a massive campus with residential components nearby. It’s a "live-work-learn" ecosystem. It doesn't feel like a mall. It feels like a city.

Most people think these conversions are just for hipsters in Portland or Brooklyn. Wrong. You’re seeing this in the suburbs of Ohio, the outskirts of Atlanta, and the middle of Florida. Why? Because the infrastructure is already there. The roads are built. The bus lines stop there. The parking lots are... well, they're huge.

The "Greyfield" problem and the 15-minute city

Urban planners use the term "greyfield" to describe these vast expanses of underused asphalt. It’s a play on "brownfield," but without the toxic chemicals. Converting a mall is the ultimate recycling project. Instead of tearing everything down and sending it to a landfill, developers keep the steel bones. It’s faster. Sometimes.

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The goal for most of these projects is the "15-minute city." The idea is that you can grab a coffee, go to work, hit the gym, and buy groceries all within a 15-minute walk of your front door. When you live in a mall converted to apartments, you’re literally living in that reality. You might live above a Wegmans or a Target. You don't need a car to get milk. That’s a massive selling point for Gen Z and seniors who are tired of driving everywhere.

It’s not all sunshine and reclaimed wood

Let's be real: some of these conversions feel a bit "liminal space." If you’ve ever seen those eerie TikToks of empty malls, living in one can feel a bit like that if the design isn't handled correctly. Soundproofing is a major issue. Mall walls were never meant to block out a neighbor’s TV. And then there's the "uncanny valley" of the aesthetic. If the developer keeps too much of the original tile or the vaulted glass ceilings, it can feel like you're living in a museum of 1992.

Also, price points. While some projects like The Arcade Providence aim for "attainability," many mall redevelopments are luxury plays. They’re expensive. They have rooftop dog parks and "co-working lounges." If we're hoping malls will solve the low-income housing crisis, we're probably going to be disappointed. They solve the "density" problem, but the "affordability" problem is a different beast entirely.

What to look for if you’re thinking of moving into one

If you find yourself touring a mall converted to apartments, look past the shiny granite countertops. Check the windows. Are they "operable"? A lot of mall glass is fixed—meaning it doesn't open. Living in a room where you can't feel a breeze is a dealbreaker for a lot of people.

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Ask about the utility billing. Because these buildings were often one giant meter, some developers use "RUBS" (Ratio Utility Billing Systems) to split the bill. It can get messy. You want to know if your AC bill is actually your AC bill.

The Future: Beyond the Food Court

We’re moving toward "de-malling." This is the process of literally ripping the roof off the mall to make it an outdoor "lifestyle center" with apartments tucked above the stores. It feels more like a European village and less like a bunker.

1. Check the walkability score: Just because you live in a mall doesn't mean the area around the mall is walkable. If you're still stranded in a sea of six-lane highways, the "lifestyle" benefit is halved.
2. Evaluate the amenities: The best conversions turn the old theater into a resident lounge or use the massive parking garages for secure, covered parking (a huge plus in snowy climates).
3. Research the developer: Companies like Integration Design Group or DPZ CoDesign have experience with this. Newcomers often underestimate the cost of retrofitting 1970s plumbing.

Actionable steps for the curious

If you’re a renter, look for "Mixed-Use Adaptive Reuse" in your local listings. That's the industry jargon. Don't just search for "mall apartments." If you’re an investor or just a concerned citizen, keep an eye on your local planning commission agendas. When a mall in your area loses its "anchor" (like a Sears or JCPenney), that is the 24-month countdown to a rezoning hearing.

Understand that these spaces are inherently communal. You’re trading the privacy of a suburban backyard for the convenience of an elevator ride to the grocery store. It’s a trade-off. For many, it’s a trade-off that makes a whole lot of sense in a world where we have too many stores and not enough roofs.

The era of the "Mega-Mall" is transitioning into the era of the "Micro-Neighborhood." It’s a massive shift in how we think about American land use. It's about taking what we already have—even the ugly, sprawling stuff—and making it useful again. Honestly, it’s about time.

Next Steps for Residents and Developers:

• Audit the local Zoning: Check if your city has an "Adaptive Reuse Ordinance." Cities like Los Angeles have fast-tracked these projects by lowering the number of required parking spaces, making the math actually work for developers.
• Verify the "Operable Window" count: Before signing a lease in a converted commercial space, ensure the unit meets residential light and air requirements. Some older "grandfathered" conversions have units with no direct outdoor air access—avoid these for long-term health.
• Analyze the Anchor Tenants: A successful mall conversion depends on what stays. If the "apartments" are there but the grocery store and pharmacy leave, you're just living in an isolated box. Ensure there is a "sticky" commercial anchor like a medical clinic or a major grocer to ensure the project's longevity.