Tysons' $100M Makeover, Kalahari's $900M Mega Resort, and a Shifting Northern Virginia Housing Market

Why it matters:
Northern Virginia is at a pivotal moment. From a $100 million overhaul of Tysons Corner Center to a record-setting waterpark and resort breaking ground in Spotsylvania, the region is doubling down on experience, infrastructure, and future-proof growth—even as its housing market begins to shift. Whether you’re a buyer, seller, investor, or longtime resident, these changes signal major lifestyle and economic implications.

1. Tysons Corner Is Reimagining Retail

Driving the news:
Macerich, the developer behind Tysons Corner Center, has unveiled a $100 million investment to transform Northern Virginia’s most iconic mall into a more walkable, open-air destination.

The breakdown:

• $45 million will go toward overall mall enhancements.

• $66 million will fund tenant upgrades across the center.

• The project focuses on the Bloomingdale’s and Macy’s wings, which will be converted into an open-air shopping and dining district—part of a national shift in retail trends.

What’s new:

• Experiential venue Level99 is set to debut.

• New restaurants include Majanos, Season 52, and Coastal Flats.

• A flagship Apple store is in development.

• Barnes & Noble will be relocating within the center.

• The American Girl store may close as part of the changes.

Why it matters:
This project reflects Tysons' long-term strategy to evolve from a traditional retail zone into a full-scale urban destination. Improved walkability and tenant diversity are critical as the Metro expands and residential density increases.

2. Kalahari’s $900 Million Resort Will Redefine Spotsylvania

The big picture:
As covered in our recent article, Kalahari’s $900M Virginia Splash Takes Shape, the indoor waterpark and resort breaking ground in Thornburg will be the largest of its kind on the East Coast.

Key specs:

• Opening: Fall 2026

• Indoor waterpark: 175,000 sq ft

• Convention center: 150,000 sq ft

• Adventure park: 90,000 sq ft

• Hotel rooms: 970

• Restaurants: 12

• Jobs created: 1,400+

• Projected annual revenue: $150 million

Why it’s here:
Originally planned for Fredericksburg, the development moved to Thornburg due to severe traffic concerns. Its position off I-95 offers visibility and accessibility without overwhelming the infrastructure.

3. Housing Market Update: Inventory Rises, Price Growth Slows

By the numbers:
The median home price across Northern Virginia reached $660,000 in June 2025—a 3% year-over-year increase. However, we’re seeing a cooling pattern in market velocity.

Conditions snapshot:

• Inventory is up 40% compared to 2024

• Closed sales are down 6.5%

• Pending sales are up 3%

• Average time on market: ~30 days

Price by property type:

• Detached: $850,000 (unchanged)

• Townhomes: $625,000 (up 2%)

• Condos: $400,000 (steady)

Median price by region:

• Arlington: $800,000

• Alexandria: $760,000

• Fairfax County: $788,000

• Loudoun County: $775,000

• Fauquier County: $680,000

• Spotsylvania County: $470,000

• Warren County: $405,000

Context:
Buyers are regaining leverage as sellers become more flexible on contingencies and inspections. Most current listings are driven by life events—divorce, estate sales, relocations—rather than discretionary moves.

Additional Developments to Watch

Burnside Farms Sunflower Festival
Nokesville’s summer tradition returns with over 70 acres of blooms, a 4,000 sq ft playground, and Saturday concerts.
→ Read our 2025 Burnside Festival Guide

Prince William County Fair
Virginia’s largest county fair returns August 8–16, 2025.
→ See our full PWC Fair Preview

Heathcote Marketplace – Gainesville
A new retail center brings Sprouts, Chipotle, Panera, Wawa, and more to the underserved corridor near Haymarket.
→ Full update on Heathcote Marketplace

Tempo by Hilton – Manassas
Opening December 5, 2025 at NOVA Live, this high-end hotel and event space signals a luxury shift in the area.
→ Read about the Hilton opening

→ View homes for sale in Manassas, VA

Frequently Asked Questions (FAQ)

1. What is the current timeline for Tysons Corner’s redevelopment?
Renovations are already in motion and expected to roll out in phases through 2026, with major tenants and open-air spaces opening progressively.

2. Is the American Girl store closing for good at Tysons?
According to redevelopment plans, the store is not included in the new tenant mix. While not officially confirmed, it’s likely to be removed as part of the $100M overhaul.

3. Why did Kalahari relocate from Fredericksburg to Thornburg?
Traffic congestion made Fredericksburg unfeasible for a resort of this scale. Thornburg offered better traffic patterns and development space, while still maintaining I-95 visibility.

4. What is the projected financial impact of the Kalahari project?
The resort is expected to generate $150 million in annual revenue and create over 1,400 jobs in the local economy. That includes hotel, dining, and convention traffic.

5. Is the Northern Virginia housing market in decline?
Not at all. Prices remain strong, but increased inventory and longer days on market are returning balance and creating more negotiating power for buyers.

6. What counties have seen the largest increase in housing inventory?
Fairfax, Loudoun, and Prince William counties have seen the sharpest year-over-year inventory growth, some with nearly double the active listings from June 2024.

7. How are sellers responding to shifting market conditions?
Many sellers are now offering home inspections, repair credits, or even partial rate buy-downs to stay competitive. We’re no longer in a “no-contingency” era.

8. What amenities will Tempo by Hilton in Manassas offer?
Tempo will feature wedding and event space, a speakeasy-style restaurant, and will be adjacent to the high-traffic 2 Silos and NOVA Live entertainment area.

9. What’s the story behind Heathcote Marketplace in Gainesville?
The shopping center adds much-needed retail to the growing Haymarket/Gainesville corridor, with national brands filling long-standing demand gaps. Tenants include Sprouts, Wawa, and Panera.

10. Where are Amazon HQ2 relocations going, and how does this affect the market?
Thousands of AWS employees are relocating to Arlington, with many buying in nearby suburbs like Herndon, Centerville, and Falls Church. The rush is tied to tax-incentive job requirements the company must meet by 2030.