Mission Valley

Mission Valley is a retail complex in San Diego, California, located in the Mission Valley area along Mission Center Road. The property is composed of two related but separately owned components: the traditional open-air Mission Valley shopping mall and Mission Valley West, an adjacent power center. The open-air mall is owned by Real Capital Solutions and Lowe, while Mission Valley West is owned by Sunbelt Investment Holdings Inc. Dallas-based Centennial manages the principal mall following the 2023 sale that ended Westfield’s ownership and removed the Westfield name from the centers. The complex originated in the late 1950s, when May Centers proposed rezoning approximately 90 acres of then lightly developed Mission Valley for a major shopping center. San Diego’s City Council approved the rezoning in June 1958, construction followed soon afterward, and Mission Valley Center opened on February 20, 1961. It was San Diego’s second major shopping mall, following College Grove Center. The original design responded to the site’s location in the floodplain of the San Diego River: retail areas were elevated above a parking level so that potential flooding would primarily affect the garage rather than the stores. The initial tenant mix included Montgomery Ward, May Company, approximately 70 smaller retailers, and a large central courtyard. Mission Valley expanded and changed substantially over the following decades. A three-story Bullock’s department store was added in 1975. A major 1983 renovation created a northeast wing and introduced a two-story Saks Fifth Avenue. The mall’s customer base included shoppers from Mexico, and the 1980s Mexican economic crisis and peso devaluation affected cross-border spending. In 1994, Australia-based Westfield acquired the mall and carried out another major modernization. The redevelopment added a 20-screen AMC multiplex above the south parking area and introduced retailers including Michaels, Nordstrom Rack, Loehmann’s, and Bed Bath & Beyond. The original courtyard was enclosed and adapted for commercial use, including a Ruby’s Diner. Department-store succession became a recurring feature of the property’s history. May Company became Robinsons-May in 1993 following a corporate merger. Bullock’s was later converted to Macy’s after Macy’s acquired the chain, while the former Robinsons-May location also became Macy’s in 2006. Montgomery Ward closed in 2001 after the retailer entered bankruptcy, and Target subsequently occupied its space. The mall and its nearby power center also gained and lost a succession of specialty retailers, restaurants, entertainment venues, and big-box stores, reflecting wider changes in American retailing. Westfield renamed the property Westfield Shoppingtown Mission Valley in 1998 and dropped the Shoppingtown designation in 2004. A large redevelopment proposal submitted in 2008 envisioned additional retail, commercial space, residential development, and parking, but the planned expansion was not completed as originally proposed. During the 2010s, the complex experienced restaurant closures, department-store reductions, specialty-retail bankruptcies, and tenant replacements. In 2019, redevelopment began in the former Michaels Arts & Crafts building, producing a restaurant-focused area completed in late 2020 with tenants such as Havana Grill, CAVA, Pesto Italian Craft Kitchen, and Mendocino Farms. In July 2023, Westfield sold the two Mission Valley centers in separate transactions. Real Capital Solutions and Lowe acquired the original mall, while Sunbelt Investment Holdings acquired Mission Valley West. The property thereafter returned to the shorter Mission Valley identity. Current anchor and major tenants include Michaels, Target, Nordstrom Rack, DSW Shoes, West Elm, Old Navy, Trader Joe’s, and Marshalls. Several former anchor buildings remain vacant or have changed use, including the architecturally notable former May Company building and the former Bed Bath & Beyond…

Mission Valley developed from a late-1950s proposal by May Centers to create a regional shopping center on roughly 90 acres in San Diego’s Mission Valley. The City Council approved the required rezoning in June 1958. Construction was underway by 1959, and Mission Valley Center opened on February 20, 1961. The original center was designed by the San Diego architectural firm Deems-Lewis and included Montgomery Ward, May Company, about 70 inline stores, and a central courtyard. Because the site lies in the floodplain of the San Diego River, the retail level was elevated above parking, an arrangement intended to reduce the effect of flooding on stores. The center was San Diego’s second mall after College Grove Center. The complex expanded in 1975 with a new three-story Bullock’s department store. In 1983, a substantial renovation added a northeast wing and a two-story Saks Fifth Avenue. The mall’s economics were influenced by its location and its appeal to visitors from Mexico; the peso devaluation and related Mexican economic crisis reduced the spending power of some cross-border customers during the 1980s. Westfield acquired the mall in 1994 and undertook a major renovation. The work added a 20-screen AMC cinema above the south parking area, fitted additional stores into the northeast wing, and introduced retailers such as Michaels, Nordstrom Rack, Loehmann’s, and Bed Bath & Beyond. The original central courtyard, initially conceived as a children’s play area, was enclosed and converted to commercial space, including a Ruby’s Diner. The adjacent power center, Mission Valley West, developed a separate big-box and specialty-retail identity, adding stores such as Borders, Marshalls, DSW, Old Navy, and The Good Guys during the 1990s. The property changed names and anchors repeatedly. In 1993, May Company became Robinsons-May after a corporate merger. Westfield adopted the Westfield Shoppingtown Mission Valley name in 1998 and later removed the Shoppingtown designation in 2004. Montgomery Ward closed in 2001 after the chain’s bankruptcy, and Target took over the former anchor space in 2002. Macy’s acquisitions and store rationalization led to further conversions: Bullock’s became Macy’s, and the Robinsons-May store was rebranded as Macy’s in 2006. A 2008 Westfield proposal envisioned a large expansion containing additional retail, commercial space, condominiums, and parking, but the proposed redevelopment was not completed in its original form. During the 2010s, the centers reflected broader retail-sector disruption. Borders closed and its space was temporarily used for a book sale before Trader Joe’s and Ulta Beauty arrived. Loehmann’s liquidated its location, which was later replaced by a Bloomingdale’s outlet and Tender Greens. The indoor food court near Macy’s Home & Furniture closed in 2016. Sport Chalet also closed after bankruptcy proceedings, and its former area was later divided among new users. Golfsmith became Golf Galaxy in 2017. A Macy’s fashion store closed in 2017 as part of a national store reduction, while Macy’s Home & Furniture continued operating until its closure in December 2024. Ruby’s Diner closed in 2018 after more than two decades at the center. Michaels moved into part of the former Sport Chalet space, and a Forever 21 clearance concept opened there briefly before closing. A further repositioning began in 2019, when Westfield redeveloped the former Michaels Arts & Crafts building. The completed section, delivered in late 2020 during the COVID-19 pandemic, emphasized restaurants and included Havana Grill, CAVA, Pesto Italian Craft Kitchen, and Mendocino Farms. The design incorporated geometric references associated with the former May Company building. The May Company building remains one of the complex’s most distinctive architectural elements. Designed in 1959 by William S. Lewis Jr. for the Los Angeles firm AC Martin, with local support from Frank L. Hope & Associates, it opened with the mall in 1961. Its modernist exterior has been praised for its textured cladding and manipulation of light and shadow. A 2015 City of San Diego study found that the building displayed historical and architectural characteristics associated with mid-century community development and modern contemporary design, but concluded that extensive alterations had compromised its eligibility for the city’s historic resources register. In July 2023, Westfield sold the two centers to different buyers for a reported combined price of $290 million. Real Capital Solutions and Lowe acquired the traditional mall, while Sunbelt Investment Holdings acquired Mission Valley West. Centennial became manager of the main mall, and the Westfield identity was discontinued. Mission Valley continues to operate as a multi-format retail and dining complex, with major tenants including Target, Michaels, Nordstrom Rack, DSW Shoes, West Elm, Old Navy, Trader Joe’s, and Marshalls.

1. 2024Macy’s Home & Furniture closes

   The Macy’s Home & Furniture anchor closed on December 14.

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2. 2023Mission Valley centers sold and rebranded

   The two centers were sold to separate ownership groups, Centennial became manager of the principal mall, and Westfield branding was removed.

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3. 2019Restaurant-oriented redevelopment begins

   Westfield began redeveloping the former Michaels building for a cluster of restaurant tenants.

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4. 2008Large redevelopment proposal submitted

   Westfield proposed a major expansion involving retail, commercial uses, residences, and parking; the project was not completed as proposed.

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5. 2004Shoppingtown name retired

   The property reverted from Westfield Shoppingtown Mission Valley to Westfield Mission Valley.

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6. 2002Target opens in former Montgomery Ward space

   Target replaced Montgomery Ward as a principal anchor.

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7. 2001Montgomery Ward closes

   The original Montgomery Ward anchor closed after the retailer entered bankruptcy.

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8. 1998Renamed Westfield Shoppingtown Mission Valley

   Westfield introduced the Shoppingtown branding for the property.

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9. 1994Westfield acquires the mall

   Westfield acquired Mission Valley and began a major modernization that included an AMC multiplex and new retail space.

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10. 1983Major northeast-wing renovation

    The center added a northeast wing and a two-story Saks Fifth Avenue.

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11. 1975Bullock’s expansion completed

    A new three-story Bullock’s department store expanded the center’s anchor offering.

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12. 1961Mission Valley Center opens

    The mall officially opened on February 20 with Montgomery Ward, May Company, approximately 70 smaller stores, and a central courtyard.

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13. 1958Rezoning approved for proposed shopping center

    San Diego City Council approved rezoning approximately 90 acres in Mission Valley for May Centers’ proposed mall.

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A centrally located San Diego retail and dining destination combining conventional mall retail with power-center big-box shopping and restaurants.

• Open-air Mission Valley shopping mallShopping mall1961

  The principal component is a conventional open-air shopping mall with inline retail, former department-store anchor buildings, restaurants, and entertainment uses. Its tenant profile has shifted over time from department-store-led shopping toward a combination of value-oriented apparel, home goods, specialty retail, dining, and services.

• Mission Valley WestPower center1995

  Located across Mission Center Road, Mission Valley West is the complex’s big-box-oriented component. Major or notable tenants have included DSW Shoes, West Elm, Old Navy, Trader Joe’s, Marshalls, Golf Galaxy, and other specialty retailers. It operates with a different ownership structure from the traditional mall.

• Restaurant districtDining2020

  A redeveloped portion of the former Michaels building became a restaurant-focused area. Tenants associated with the completed project include Havana Grill, CAVA, Pesto Italian Craft Kitchen, and Mendocino Farms, broadening the center’s role beyond conventional retail.

• AMC Mission Valley multiplexEntertainment1994

  A 20-screen AMC cinema was built above the south parking area during Westfield’s 1990s renovation. It formed an important entertainment component of the redevelopment, although the available reference does not establish its current operating status.

• 2023Sale of the two Mission Valley centersM&A

  Westfield divested the two related Mission Valley properties as separate assets.

  What changed. Real Capital Solutions and Lowe acquired the original mall, while Sunbelt Investment Holdings acquired Mission Valley West. Centennial became manager of the principal mall, and Westfield branding was removed.

  Aftermath. The property returned to the Mission Valley name and began operating under separate ownership arrangements for the mall and power center.

  Reported combined sale price. $290 million (July 2023 transaction)

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• 2019Conversion of former Michaels building to restaurant spaceStrategy

  Westfield sought to reuse a large former retail space as shopping patterns shifted toward food, services, and experiential uses.

  What changed. The building was subdivided and redeveloped for several restaurant concepts, with the completed area opening in late 2020.

  Aftermath. The project added a concentrated dining offer and gave an underused section of the center a new function.

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• 2008Expansion proposal for Westfield Mission ValleyStrategy

  Westfield proposed a long-term response to changing retail conditions and the development potential of the Mission Valley site.

  What changed. The proposal called for approximately 500,000 square feet of additional retail space, 50,000 square feet of commercial space, condominiums, and additional parking.

  Aftermath. The proposed redevelopment was expected to take five to ten years but had not been carried out as proposed by 2021.

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• 1994Westfield undertakes major modernizationStrategy

  After acquiring the mall, Westfield sought to refresh the aging center and strengthen its retail and entertainment offer.

  What changed. The company added a 20-screen AMC multiplex, introduced new specialty retailers, and enclosed the former central courtyard for commercial use.

  Aftermath. The project repositioned Mission Valley as a larger mixed retail and entertainment destination and changed the physical organization of the original mall.

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• 2024Macy’s Home & Furniture location closes

  The Macy’s Home & Furniture store at Mission Valley closed on December 14, 2024, leaving another former department-store anchor space without its previous tenant.

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• 2023Westfield sells Mission Valley shopping centers to new owners

  Westfield sold the two Mission Valley centers in July 2023. Real Capital Solutions and Lowe acquired the traditional mall, while Sunbelt Investment Holdings Inc. acquired Mission Valley West. Centennial became manager of the principal mall, and Westfield branding was removed.

  M&ALeadership change
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• 2020Restaurant-focused redevelopment completed in former Michaels space

  Redevelopment of the former Michaels Arts & Crafts building produced a restaurant-oriented section with tenants including Havana Grill, CAVA, Pesto Italian Craft Kitchen, and Mendocino Farms.

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1. Mission Valley (shopping mall)
2. Mission Valley official website