Lloyd Center to Transform into Mixed-Use 'Complete Community'

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  Published in Business and Finance on Wednesday, February 4th 2026 at 17:25 GMT by KGW
      Locales: Oregon, UNITED STATES

Portland's Lloyd Center: From Regional Mall to 'Complete Community' - A Transformation Reflects National Trends

Portland, Ore. - The iconic Lloyd Center mall, a fixture of the northeast Portland landscape since 1974, is poised for a dramatic metamorphosis. A sweeping redevelopment plan, spearheaded by the Howard Hughes Corporation and its partners, will see the once-dominant regional shopping center transformed into a vibrant, mixed-use district featuring housing, retail, and office spaces. While a bittersweet moment for long-time Portland residents, the Lloyd Center's evolution is emblematic of a nationwide trend - the repurposing of struggling traditional malls in response to shifting consumer habits and critical housing shortages.

The ambitious project, slated to begin demolition in Spring 2024 and conclude around 2028, will result in the removal of substantial portions of the existing structure. In their place will rise approximately 2,000 residential units spread across 11 buildings, accompanied by revamped retail offerings and modern office spaces. This isn't simply adding apartments to the mall; it's fundamentally reimagining the area as a 'complete community' - a place where people can live, work, and play without necessarily needing to drive elsewhere.

For many Portlanders, the Lloyd Center represents more than just a shopping destination. It's a repository of memories, a landmark ingrained in the city's collective history. "It's the last of its kind," observes resident Richard Johnson, echoing a sentiment felt by many who remember the mall's heyday. This feeling of loss is understandable. The Lloyd Center once stood as a beacon of consumerism, offering a vast array of stores and attracting shoppers from across the region. However, like many malls across the country, it has faced significant challenges in recent years, struggling to adapt to the rise of e-commerce, changing consumer preferences, and economic fluctuations.

The decline of the traditional American mall is a well-documented phenomenon. The convenience of online shopping, coupled with the growth of big-box retailers and outlet centers, has eroded the market share of enclosed malls. The COVID-19 pandemic further accelerated this trend, forcing many retailers to close their doors and leaving malls with high vacancy rates. Simply put, the old model of the enclosed, auto-dependent mall is no longer sustainable in many locations.

The Lloyd Center redevelopment isn't a unique situation, though its scale is significant. Across the U.S., developers are increasingly looking at malls as opportunities for adaptive reuse. Many are being converted into mixed-use communities, while others are becoming distribution centers, medical facilities, or even educational campuses. The common thread is a recognition that these large, centrally located properties hold significant potential beyond traditional retail.

The Portland project also addresses a pressing issue facing the city and the broader Pacific Northwest: a severe housing shortage. Portland, like many other major cities, is grappling with a lack of affordable and accessible housing options. The addition of 2,000 residential units at the Lloyd Center will help to alleviate some of that pressure, providing much-needed housing for a diverse range of residents. The plan also prioritizes pedestrian access, improved street patterns, and the creation of public open spaces, aiming to create a more walkable and livable neighborhood. These revisions are critical, as the original Lloyd Center design prioritized vehicular traffic, creating a somewhat isolating environment.

The success of the Lloyd Center redevelopment will likely serve as a case study for other struggling malls across the nation. The challenge lies in balancing the need for revitalization with the desire to preserve the cultural significance of these landmarks. Howard Hughes Corporation seems to be acknowledging this, framing the project not as a demolition of the past, but as a rebirth - a transformation that honors the Lloyd Center's legacy while embracing the future. The question remains whether this "complete community" model can truly capture the essence of what made the Lloyd Center a beloved destination for so many Portlanders, while simultaneously addressing the urgent needs of a growing city.