Exton Square Mall
The Exton Square Mall is a shopping mall located in the community of Exton in West Whiteland Township, Pennsylvania, roughly 25 miles northwest of Philadelphia. The mall originally opened in 1973, and underwent a major expansion from 1997 to 2000. It is currently owned by Abrams Realty & Development.
The mall is shaped as a square, with the southern half of the mall having two floors and the northern half having one floor. The original anchor space is located at the center of the mall, while the three other anchor spaces and the food court are on each of the four corners of the mall.
Since the 2010s, the mall has suffered a major decline, leaving most retail spaces vacant. As of 2023, the facility has been cited among lists of "dead malls" in Pennsylvania. The mall is 62% occupied as of April 2024.
Location
The Exton Square Mall is located in the unincorporated community of Exton in West Whiteland Township, Pennsylvania, at the northeast corner of the intersection between east–west US 30 Bus. and north–south PA 100. The intersection is known as the "crossroads of Chester County" due to the heavy daily usage of both routes. The mall is also located near the US 30 bypass of Exton, the US 202 expressway, and the Pennsylvania Turnpike. SEPTA bus routes 135 and 204 stop at the mall at the Exton Transportation Center, providing access to West Chester, Coatesville, Eagleview, and Paoli. The mall is also located near Exton station, which is served by the Paoli/Thorndale Line of SEPTA Regional Rail and Amtrak's Keystone Service and Pennsylvanian. The Exton Square Mall has a market area that covers most of Chester County along with the western portion of Delaware County, the western portion of Montgomery County near Pottstown, the extreme southern portion of Berks County, and the extreme eastern portion of Lancaster County.The Exton Square Mall complex also contains several facilities, including the Chester County Library.
History
The Exton Square Mall was built by The Rouse Company and opened its doors in March 1973. The mall had one anchor store, Strawbridge & Clothier, surrounded by a ring of smaller stores. It was also home to Pennsylvania's first Chick-fil-A restaurant, which opened in 1973 and is part of the food court today. In developing the Exton Square Mall, The Rouse Company was responsible for restoring the Zook House, a historic 18th century farmhouse that existed at the site of the mall.By the 1990s, the mall, which had no major renovations, was starting to show its age. Additionally, developers had been looking to build a competing malls in neighboring Uwchlan and East Caln townships. As a response, in 1992, The Rouse Company proposed adding two anchor stores. In 1995, plans were modified to not only add three new anchor stores, but also double the size of the mall as a whole. The Rouse Company purchased 12 acres near the mall to be used for the expansion. Boscov's and JCPenney signed leases to open locations at the Exton Square Mall in 1996, with Sears following in 1997. In September 1997, West Whiteland Township supervisors approved the expansion of the Exton Square Mall.
Groundbreaking for the expansion took place in December 1997. In 1998, the Zook House, which had served as the mall management office, was relocated to make way for the new Boscov's store. The expansion added three new anchor stores, a new food court, two parking garages, and a completed second level. The expanded mall was designed to reflect the agricultural heritage of Chester County. In addition to expanding the mall, The Rouse Company improved US 30 Bus. and PA 100 near the mall at a cost of $3 million. Boscov's, Sears, and the new food court opened in 1999. Construction concluded in May 2000 with the opening of JCPenney and 48 new stores; a grand reopening was held to commemorate this. The expansion of the mall cost $125 million. The number of stores in the mall increased from 95 to 150 and retail space expanded from to. The expansion turned the Exton Square Mall into the first regional mall in Chester County.In 2003, The Rouse Company sold the Exton Square Mall, along with the Cherry Hill Mall, Echelon Mall, Moorestown Mall, Plymouth Meeting Mall, and The Gallery at Market East to the Pennsylvania Real Estate Investment Trust for $548 million. In 2005, Federated Department Stores purchased May Department Stores, the owners of Strawbridge's, and planned to convert several Strawbridge's locations to Macy's, including the store at Exton Square Mall. Strawbridge's became Macy's in 2006. In January 2014, Main Line Health opened a healthcare facility on the first floor.
Decline and redevelopment
Store closures
In recent years, the Exton Square Mall has seen an increase in the vacancy rate, due to declining mall traffic and ongoing competition from the larger King of Prussia mall located away.On January 15, 2014, it was announced that the JCPenney store would be closing as part of a plan to close 33 locations nationwide. With the closure of JCPenney, PREIT announced plans to reposition the Exton Square Mall. As part of the redevelopment, PREIT would take over the Kmart outparcel in 2016 and replace it with Whole Foods Market, which opened in 2018. In addition, Japanese-based Round One Corporation opened a bowling center and arcade on the first floor of the former JCPenney on December 9, 2016.
In 2017, the Sears Auto Center closed, and the Sears anchor store closed in September 2019. The space was later used temporarily in 2021 as a COVID-19 vaccination clinic.
On January 9, 2025, it was announced that Macy's would be closing as part of a plan to close 66 stores nationwide. The store closed on March 23, 2025. This left Boscov's as the last traditional department store anchor at the mall, while Round One continues to occupy the first level of the former JCPenney.
Other tenants such as CharlotteRusse, Zumiez, H&M, and all but one food court tenant have departed from the mall. Tenants such as LensCrafters, Banana Republic, and Saladworks moved to Main Street at Exton, a nearby open-air shopping mall. In 2019, the non-anchor occupancy rate at the mall was 65.1%. Several of the spaces in the mall are occupied by non-traditional tenants such as medical offices, a chess club, an art studio and gallery, and a chamber of commerce office.
On March 15, 2022, PREIT announced that it would sell the Exton Square Mall to raise money to pay down their debt. A sale to the Brandywine Realty Trust was in place, but subsequently fell through for unknown reasons.
Maintenance issues
Since 2020, the mall has fallen into disrepair, as multiple major roof leaks are present throughout the building. Buckets and cones can be found throughout the facility, and mold is seen on decaying ceiling panels and around air vents. Additionally, the building's central air conditioning system appears to have broken sometime in July 2024, as the temperature within the mall reflects the exterior climate. Plug-in industrial fans are seen circulating air throughout the complex, though particularly in the food court area. There do not appear to be any plans to repair or restart the mall's HVAC equipment. The mall has also suffered from water leaks for a while, likely from the facility's fire sprinkler system.Sale and redevelopment
In March 2025, PREIT sold the 75-acre property to Abrams Realty & Development for $34.25 million. After the closure of Macy's, Abrams planned to demolish the mall at the end of 2025 and redevelop the property with more than 600 apartments and townhomes along with shops, restaurants, fitness, entertainment, office space and health care. The new buildings were planned to be known as "Exton Town Centre". Only the Boscov's building and parking garages would remain, with the Round One building remaining but being converted entirely into Main Line Health medical space.The West Whiteland Township board initially pushed for approval of the plan in August 2025. However, the plan was then rejected in late October 2025, citing density, fears that the sewer cannot handle the large number of buildings, and traffic concerns. In response, Abrams plans to sue the township, arguing that the rejection is a "speed bump" and asserted that the redevelopment plan meets zoning requirements. As a result, Exton Square Mall remains a "dead mall", and its future is uncertain.
Anchor stores
Current anchors
- Boscov's,
- Round One
Former anchors
- Strawbridge & Clothier
- Sears
- JCPenney
- Macy's
Economic impact