The Pennsylvania retail landscape has undergone a seismic shift over the last 12 months. As shoppers pivot to online spending and off-mall destinations, traditional enclosed malls across the Commonwealth are seeing longtime tenants lock their doors for good.
While 2025 was defined by the massive retreat of pharmacy chains and discount retailers, the start of 2026 has brought fresh news of anchor store departures.
Here are the major store closures shaking up Pennsylvania malls and shopping centers right now.
1. Macy’s
The department store giant is in the middle of its “Bold New Chapter” strategy, which aims to close 150 underperforming stores nationwide by 2026. Pennsylvania has been directly in the crosshairs of these cuts.
- Galleria at Pittsburgh Mills (Tarentum): Just as 2026 began, Macy’s identified this location as one of the first closures of the new year. The loss of Macy’s is a critical hit to the Pittsburgh Mills complex, which has struggled with high vacancy rates for years.
- Exton Square Mall (Exton): In a major blow to this Chester County mall, Macy’s permanently closed its location here in early 2025. The departure left the struggling mall with limited anchors and accelerated talks about demolishing the site for redevelopment.
2. Big Lots
The discount closeout retailer is currently in the midst of a massive downsizing following its bankruptcy filing. Pennsylvania is one of the states most heavily affected by these potential closures.
- The Impact: As of January 2026, state officials have warned that all 64 remaining Big Lots locations in Pennsylvania are at risk of closure.
- The Advice: Shoppers holding gift cards or looking for liquidation deals are urged to visit stores immediately, as inventory is being cleared out rapidly across the state.
3. Rite Aid
Perhaps the most significant loss for Pennsylvania retail in late 2025 was the total exit of Rite Aid. The Philadelphia-based pharmacy chain, once a staple on nearly every corner, completed a massive wave of closures as part of its bankruptcy restructuring.
- The Impact: By late 2025, the chain had shuttered its remaining locations across the Commonwealth.
- The Result: Many former Rite Aid storefronts in strip malls from Erie to Philadelphia now sit vacant, leaving landlords scrambling to find new tenants to fill these mid-sized boxes.
4. Express
The preppy fashion staple filed for bankruptcy in 2024 and executed a wave of closures that continued to be felt through 2025.
- The Closures: The brand closed over 100 stores nationwide, including significant Pennsylvania locations like the one at Galleria at Pittsburgh Mills and its street-level store on Walnut Street in Philadelphia.
- The Future: While Express was saved from total liquidation, its footprint in Pennsylvania is now significantly smaller, with remaining mall locations operating under tighter scrutiny.
5. Saks OFF 5TH
The luxury off-price retailer is scaling back its presence in the state as part of a strategic review in 2026.
- The Closures: Reports indicate that locations in Pittsburgh and Plymouth Meeting have been identified for closure.
- The Trend: This moves follows a broader trend of luxury retailers consolidating their outlet operations to focus on their most profitable high-traffic centers.
Malls on the “Watch List”
The closures listed above are disproportionately affecting specific properties. Two Pennsylvania malls are facing particularly uncertain futures due to these 2025-2026 exits:
- Exton Square Mall: With Macy’s and Sears gone, and redevelopment plans facing zoning hurdles, the mall’s future as a retail entity is in jeopardy.
- Galleria at Pittsburgh Mills: The combined loss of Macy’s (2026) and Express (2025), along with previous anchor exits, leaves this massive complex with vast amounts of empty square footage.
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