Malls · Texas
The Shops at Willow Bend
A 2001 Taubman mall in Plano, TX, is being phased out in 2026–27 and redeveloped by Centennial Real Estate into 960 market-rate apartments, a 7-storey office, and open-air retail; entitlement is done, the site is flood-free and unencumbered by historic or brownfield constraints, but the office leg and final unit mix remain unconfirmed in this draft record. · summary, model-written
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Site profile21 elements · what this retrofit is built with · tap a chip for the evidence
Former anchors
Dillard's
This site: Dillard's wikipedia · all sites with thisFoley's (later Macy's)
This site: Foley's (later Macy's) wikipedia · all sites with thisLord & Taylor
This site: Lord & Taylor wikipedia · all sites with thisFinance and pipeline
Attention rising (Wikipedia views +50% y/y)
This site: 17,533 views, +82% wikimedia · all sites with thisWebsite alive
This site: …https://www.shopwillowbend.com overture / http check · all sites with thisPlace
15-minute neighbourhood (5+ of 6 daily needs within 800 m)
This site: 6/6 openstreetmap · all sites with this30,000+ vehicles a day on an adjacent road
This site: 173,437 on a counted road fhwa-hpms · all sites with thisCounty permitting 2,000+ apartment units a year
This site: 4,231 units, Collin County census-bps · all sites with thisFast-growing county (8%+ 2018–23)
This site: 18% census-acs · all sites with thisGrocery within 800 m
This site: 4 stores openstreetmap · all sites with thisHigh tornado risk
This site: Very High fema-nri · all sites with thisHigh-income tract ($100k+)
This site: $118,065 census-acs · all sites with thisInterstate or freeway within 600 m
This site: fhwa-hpms · all sites with thisRenter-majority tract
This site: 55% census-acs · all sites with thisWalkable block group (EPA ≥ 12)
This site: …index 12.8 epa-walkability · all sites with thisScale
Building footprint 50,000+ m²
This site: 66,054 m² overture · all sites with thisStrategy
Redeveloped
This site: The mall remains open for mall walkers and patrons of a few remaining tenants which have been given extensions on their deadline to vacate, with portions of… extraction · all sites with thisNew use
Entertainment and sports
This site: …new_use field extraction · all sites with thisHousing
This site: …n-air shopping center, a 7-story office building, and three apartment complexes totaling 960 units. extraction · all sites with thisOffice
This site: …ed and replaced with an open-air shopping center, a 7-story office building, and three apartment complexes totaling 960 units. extraction · all sites with thisRetail (continued)
This site: the mall would be demolished and replaced with an open-air shopping center, a 7-story office building, and three apartment comp extraction · all sites with thisNow
| Status | Partly retrofittedextracted, unreviewed documentedThe mall remains open for mall walkers and patrons of a few remaining tenants which have been given extensions on their deadline to vacate, with portions of the indoor mall closing beginning October 1st. |
|---|---|
| Strategy | Partial Redevelopedextracted, unreviewed documentedAs of May 2026, most of the mall is set to be demolished for a mixed-use redevelopment project, dubbed The Bend, that will feature retail, residential, and office space, as well as a potential arena for the Dallas Stars hockey team. |
| New uses | retail, residential, office, entertainmentextracted, unreviewed reported |
| What is there now | The mall remains open for mall walkers and patrons of a few remaining tenants which have been given extensions on their deadline to vacate, with portions of the indoor mall closing beginning October 1st. The entrances from the District and the North Parking Garage are expected to remain open until early 2027.extracted, unreviewed documentedThe mall remains open for mall walkers and patrons of a few remaining tenants which have been given extensions on their deadline to vacate, with portions of the indoor mall closing beginning October 1st. The entrances from the District and the North Parking Garage are expected to remain open until early 2027. |
| Redeveloper | Centennial Real Estateextracted, unreviewed reported |
Planning
| Entitlement year | 2025extracted, unreviewed reported |
|---|---|
| Planning notes | Under the proposal, dubbed The Bend, the Dillard's wing of the mall would be demolished and replaced with an open-air shopping center, a 7-story office building, and three apartment complexes totaling 960 units.extracted, unreviewed reported |
Securitised debt and public filers
Filings (2001 to date) that name “The Shops at Willow Bend” and “Plano” (81 hits, first 81 sampled, 8 other filers such as tenants left out). No commercial-mortgage trust names this mall in the sample, which does not rule out a securitised loan. Text matches, not a title search. Open the search · all trusts.
| Kind | Filer | Filings | Dates | Forms |
|---|---|---|---|---|
| Public owner (strong) | TAUBMAN CENTERS INC | 63 | 2001-03-26 to 2017-02-23 | 10-K 26, 8-K 23, 10-Q 12, 10-Q/A 1 |
Site context
| Transit within 800 m | no rail station; 4 bus stops within 400 mOpenStreetMap |
|---|---|
| Motorway junctions within 2 km | junctionOpenStreetMap |
| FEMA flood zone | X · AREA OF MINIMAL FLOOD HAZARDFEMA NFHL |
| EPA-regulated facilities within 500 m | 7: EQUINOX - WILLOW BEND MALL; HOME DEPOT STORE 551; ONE STOP STORE 44; PORTRAIT INNOVATIONS INC; TARGET STORE T1764EPA FRS |
| Census tract 48085031647 | 3,091 people, 3,236 per sq mi; median household income $118,065; median gross rent $1,795; 55% renters; 9.4% vacant units; 0.0% commute by transitACS 2023 5-year |
| Walkability (EPA, block group) | index 12.8 of 20; 195 intersections per sq mi; no transit stop within the EPA search radius; land-use mix 0.81; 356,921 jobs within 45 min by car; 1% of households without a carEPA Smart Location |
| Within a 10–15 minute walk (800 m) | 6 of 6 daily needs: 4 grocers, 3 schools, 6 parks or playgrounds, 8 health, 2 civic, 16 food and drink; 9 cycleway segments, 19 sidewalk-tagged segmentsOpenStreetMap |
| Opportunity Zone | noHUD |
| Housing permits, Collin County (TX), 2024 | 4,231 units in 5+ unit buildings, 157 in 2–4, 14,425 single-family; 2023: 6,357 in 5+Census BPS |
| Social vulnerability (CDC SVI 2022, tract) | overall percentile 0.45; socioeconomic 0.30; housing and transport 0.57; 9% below 150% of poverty; 2% of households with no vehicleCDC/ATSDR |
| Other atlas sites nearby | 1 within 10 km, 7 within 25 km: Prestonwood Mall (8.4 km)computed |
| Overture Maps | place The Shops At Willow Bend (shopping_mall, confidence 0.98, from BrightQuery, Overture, Overture-signals); building footprint 66,054 m²Overture (CDLA-Permissive 2.0) |
| Website and social | www.shopwillowbend.com (alive); archived 2002–2026 (Wayback)Overture / Internet Archive |
| Attention: Wikipedia page views | 118,851 since 2015; 17,533 in the last 12 months (+82% vs the prior 12); peak 2026-06 with 2,658Wikimedia |
| Tract change 2013–2023 | population -7% (3,325 → 3,091); median income +52% ($77,398 → $118,065); renters 57% → 55%; median home value +82% ($374,300 → $681,600)Census ACS 5-year |
| Natural hazard risk (FEMA National Risk Index, tract) | relatively moderate overall (score 71.0); expected annual loss $2.9M; high: tornado, hail; community resilience relatively moderateFEMA NRI |
| Tax-credit housing within 1 km | noneHUD LIHTC |
| Retail trade in the county, 2025 (BLS QCEW) | 58,362 jobs in 2,996 establishments; average annual pay $48,332; employment location quotient 1.05; employment +1.9% on the yearBLS QCEW 2025, NAICS 44-45, private |
| Jobs located in the tract, 2022 | 8,570 jobs; 1,251 in retail trade, 756 in accommodation and food (workplace blocks summed to tract 48085031647)Census LEHD LODES8 WAC 2022 |
| Upward mobility (Opportunity Atlas, 2010 tract) | children of low-income (25th percentile) families reached the 61th income percentile as adults; 0.8% incarcerated at the 2010 count (148 children in the sample); born 1978–83, measured 2014–15Opportunity Insights |
| Food access (USDA FARA 2019, 2010 tract) | not a low-access tract at 1 mile; poverty rate 0.6%; median family income $125,326; 10 SNAP householdsUSDA ERS |
| Schools | Plano Independent School District (PK-12); 2 public schools within 1 mile: PREMIER H S-FOUNDATION SCHOOL OF AUTISM-PLANO; BARKSDALE ELNCES EDGE |
| Elevation | 686 ft above sea level at the site pointUSGS 3DEP |
| Storm events in the county, 2016-2025 | 493 county-logged events: 310 hail, 108 thunderstorm wind, 35 lightning, 27 flash flood; $2,192,617,250 property damage reported; 1 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events |
| Homes for sale in ZIP 75093, 2026-09 | median list price $737,425 (+3.9% on the year); 93 active listings; median 54 days on market; 23% with a price cutRealtor.com Research |
| Retail trade in the county, 2012 to 2023 | 3,055 establishments (+25%); 55,568 jobs (+27%)Census CBP |
| Housing market in the county | typical home value $477,505 (-5% 1 yr, +12% 5 yr); typical rent $1,716/mo (-0% 1 yr), 2026-09Zillow Research |
| House price index, tract, 2025 | 322 (2000 = 100); -13.7% 1 yr, +51% 5 yr, +74% 10 yrFHFA |
| Traffic on the busiest road within 600 m (2024) | 173,437 vehicles a day (freeway or expressway, 8 lanes); 7,814 trucks; 29 counted segmentsFHWA HPMS |
Summary, model-written
The Shops at Willow Bend (Plano, TX) opened in 2001 as a Taubman Centers mall. It is now in a phased wind-down: the indoor mall begins closing October 1, 2026, while a handful of tenants hold extensions and the entrances from The District and the North Parking Garage stay open until early 2027. The record lists the closure year as 2026 and the status as 'partial.'
Why. The mall's anchor (Dillard's) and the broader tenant base have been shrinking for years. Dillard's SEC filings reference the property as recently as March 2026, suggesting the anchor's exit is still being processed. Taubman Centers filed 63 EDGAR documents naming the mall between 2001 and 2017; no CMBS or securitised debt is recorded. Ownership passed to Starwood Capital Group (2014–2020) and then to Centennial Real Estate (2022–present). The record does not state the specific financial trigger for the closure beyond the tenant attrition visible in the filing trail.
Where it stands. Entitlement was granted in 2025. The approved plan, called 'The Bend,' calls for demolishing the Dillard's wing and replacing it with an open-air shopping centre, a 7-storey office building, and three apartment complexes totalling 960 units. The record classifies the overall status as 'partial' and the verification level as 'draft,' so some details (exact unit mix, office leas-up timeline, phasing) are not yet confirmed in this record. The building footprint is roughly 66,000 m² across two levels.
For a planner
- Housing: 960 new units are in the plan. Collin County issued 4,231 five-plus-unit residential permits in 2024 (down from 6,357 in 2023) and 14,425 single-unit permits. There are zero LIHTC projects within 1 km of the site, so the 960 units are market-rate unless the record is incomplete on that point.
- Retail: Collin County retail establishments grew 25 % and retail employment 27 % between 2012 and 2023. The open-air component of The Bend will add to that base. One other mall (Prestonwood, Dallas) sits 8.4 km away; seven more are within 25 km.
- Traffic: The nearest classified road carries a maximum AADT of 173,437 vehicles (freeway/expressway class) with 7,814 trucks. The record does not include a site-specific traffic study or a pedestrian-bike plan beyond noting 9 cycleway segments and 19 sidewalk segments in the 15-minute amenity radius.
- Amenities within 15 minutes: 4 grocery stores, 3 schools, 6 parks, 8 health facilities, 16 food-and-drink venues, 247 residential buildings. Transit commute share for the tract is 0 %.
- Flood: FEMA Zone X (minimal hazard); no SFHA. No brownfield flags on the seven nearby environmental facilities. No NRHP listings. Not an Opportunity Zone.
- Natural risk: NRI scores the tract 'Relatively Moderate' overall (71) with 'Relatively High' expected annual loss ($2.88 M). The two high-hazard exposures are tornado and hail, both rated 'Very High.' Social vulnerability is 'Very Low.'
- Socioeconomics: Tract median household income is $118,065 (up 53 % since 2013). Minority share is 49.5 %, poverty 9.3 %, no-vehicle households 2.3 %. Renter share is 55 % with a 9.4 % vacancy rate.
For a developer
- The site is already in play: Centennial Real Estate holds the asset, entitlement is done (2025), and the record's opportunity score is 0.0 because the retrofit is 'already built' / 'under construction, approved, or sold to a developer with housing plans.' There is no open acquisition or entitlement gap described in this record.
- Housing demand signals: Zillow rent index for the area is $1,716 (Sep 2026), roughly flat year-over-year but up 4.7 % over five years. Home values are $477,505, down 4.7 % year-over-year but up 11.8 % over five years. The tract's median home value rose 82 % from 2013 to 2023.
- Office: The plan includes a 7-storey office building. The record does not contain local office vacancy, absorption, or sublease data, so the office component's feasibility is not assessable from this record alone.
- Construction context: Collin County total permit value was $5.41 B in 2024 and $5.35 B in 2023, indicating a deep and active construction market. The 960-unit residential component will compete with the 4,231 five-plus-unit permits issued county-wide in 2024.
- Risk: Tornado and hail are the dominant physical hazards. No flood, brownfield, or historic-preservation constraints are flagged. The record does not include a geotechnical or seismic report.
What we do not know yet
- Verification is 'draft.' Unit counts, office square footage, phasing, and the open-air retail programme are stated in planning notes but not confirmed as final building permits or certificates of occupancy.
- The record does not specify the total site acreage, the exact parcel boundaries, or whether any portion of the existing mall structure (beyond the Dillard's wing) will be demolished or retained.
- No information on parking structure fate, utility capacity, or stormwater infrastructure for the new build-out.
- The office component's pro forma, target tenant, or any pre-leasing activity is not in the record.
- The record does not state whether the 960 units include any affordable or workforce housing; the LIHTC search returned zero projects within 1 km, but that is a proximity search, not a confirmation of the project's own unit mix.
- Ownership gap: Starwood Capital Group's tenure ends 2020 in the record, but Centennial Real Estate's start is 2022. The 2020–2022 interval is unaccounted for.
- The 'year_closed' of 2026 is an extraction, not a confirmed full-closure date; the after-notes indicate partial operation continues into early 2027.
Generated by qwen3.8-27b-64k:latest on Dell 5820 RTX 3090 (Ollama) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.
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Elsewhere on the web
Pages with photos
- The Shops At Willow Bend, Plano — Stores & Hours | Occupi getoccupi.com
- Shops At Willow Bend Plano mallscenters.com
- Check out The District at The Shops at Willow Bend, Plano TX planomoms.com
- The Shops at Willow Bend | Maggianos.com maggianos.com
- Another Major Retailer Winds Down at Plano’s The Shops at Willow Bend candysdirt.com
- The Shops at Willow Bend Celebrates the Opening of The District - Plano ... planomagazine.com
- The Shops at Willow Bend — Retail Street Advisors retailstreetadvisors.com
Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar
Multifamily screen
- retrofit already built
- already in play: under construction, approved, or sold to a developer with housing plans
- county grew 18.2% 2018–23
- median rent $1,792
- housing in the record
Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.
History and original facts
| Opened | 2001Wikidata |
|---|---|
| Closed | 2026extracted, unreviewed documentedAfter 25 years of operation, the majority of the mall's tenants shuttered permanently on August 31, 2026. |
| Original developer | Taubman Centersextracted, unreviewed documentedThe Shops at Willow Bend was a $200 million project developed by Taubman Centers, which was highly selective in accepting tenants. |
| Anchors | Dillard's, Lord & Taylor, Saks Fifth Avenue, Foley's (later Macy's), Neiman Marcus |
| Organisations in Wikidata (undated) | Starwood Capital Group |
| County | Collin County |
| Census division | 7 · West South Central |
| Notes | Wikipedia categories: Abandoned shopping malls in the United States |
Not yet recorded: acres, GLA, retrofit year. Know it? Tell us.
Background
The Shops at Willow Bend, informally Willow Bend Mall, is a shopping mall in Plano, Texas. The mall was located at the intersection of West Park Boulevard and Dallas North Tollway in western Plano, approximately 1 mile (1.6 km) north of President George Bush Turnpike.
Excerpt from Wikipedia (authors and history), CC BY-SA 4.0. May be older than the record above.
Timeline
- 2001 Opened (Wikidata)
- 2001 Mall opened
- 2014 Sold to Starwood Capital Group
- 2020 Starwood lost ownership due to loan default
- 2022 Purchased by Centennial Real Estate
- 2023 Redevelopment plans announced
- 2025 Macy's announced closure
- 2025 Updated plans approved by Plano city council
- 2026 Centennial revised plans to demolish entire mall interior
- 2026 Plano City Council approved arena plans
- 2026 Majority of tenants shuttered
Sources
- Wikipedia: The Shops at Willow Bend · supports: after notes, original developer, status, strategy, year closed
15 quoted sentences
After 25 years of operation, the majority of the mall's tenants shuttered permanently on August 31, 2026.
The Shops at Willow Bend was a $200 million project developed by Taubman Centers, which was highly selective in accepting tenants.
The mall remains open for mall walkers and patrons of a few remaining tenants which have been given extensions on their deadline to vacate, with portions of the indoor mall closing beginning October 1st. The entrances from the District and the North Parking Garage are expected to remain open until early 2027.
The mall remains open for mall walkers and patrons of a few remaining tenants which have been given extensions on their deadline to vacate, with portions of the indoor mall closing beginning October 1st.
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