American malls split between luxury growth and middle-class decline

Walking through the empty parking lot of New Jersey's Livingston Mall, the writer observes a stark decline after Macy's exited in April and earlier pandemic-era shutdowns of Sears and Lord & Taylor left the complex deteriorating. The sole active store, Barnes & Noble, closed its doors after an 18-year run, underscoring the mall's collapse. Nationwide, the number of malls has dropped from about 1,100 in 2008 to roughly 900, according to research firm Green Street.

In contrast, the nearby Mall at Short Hills, featuring luxury brands such as Nordstrom and Gucci alongside newer labels, stays lively with teens snapping videos while shopping. This divergence reflects a K-shaped split in American retail, where affluent centers prosper while those serving middle- and lower-income shoppers struggle to survive.