Tysons Corner Center — already one of the most iconic malls in the region — is undergoing a bold $100 million transformation to become a walkable, experience-driven lifestyle destination. This massive redevelopment project from Macerich reflects how retail is evolving and why Tysons, Virginia is one of the most exciting areas to watch in the DMV. The makeover was officially announced by Macerich, highlighting their commitment to the future of the center.

This project is part of the big picture of regional growth and development, positioning Tysons Corner Center as a key driver in the area's ongoing transformation and urban revitalization.

As a real estate expert deeply rooted in , I’m breaking down what this means for future buyers, investors, and residents — and sharing how this transformation could boost property values in the region. Renovations have already started as part of the project, and the scale of the redevelopment is significant, promising to reshape the shopping and lifestyle experience for the entire community.

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️ What’s Changing at Tysons Corner Center?

Tysons Corner Center is raising the bar for shopping and dining in Northern Virginia with a wave of exciting changes designed to enhance the experience for every visitor. The mall’s east end is buzzing with activity as new brands and restaurants open their doors, bringing fresh energy to this iconic destination. One of the most notable moves is The Cheesecake Factory, which has relocated from Tysons Galleria to a prime new location on the first level, right next to Seasons 52. This addition reflects the mall’s commitment to meeting the high demand for quality dining options in Fairfax County and the surrounding region.

But with new openings come some bittersweet farewells. La Sandia, a beloved Mexican restaurant that served the Tysons community for 16 years, has closed its doors after deciding not to renew its lease. Meanwhile, Barnes & Noble, a favorite spot for book lovers across Virginia, is temporarily closed as it prepares to reopen in a new location within the mall, directly across from CAMP and H&M. These changes are part of Tysons Corner Center’s ongoing effort to bring in sought-after brands and create a dynamic mix of shopping and dining experiences that keep shoppers coming back. Whether you’re a long-time resident of Fairfax or a first-time visitor, the evolving lineup at Tysons Corner Center promises to enhance the area’s appeal and solidify its reputation as a top destination in the region.

✨ New Additions and Entertainment: What’s Coming to Tysons?

The future of Tysons Corner Center is brighter than ever, with a host of new additions and entertainment options set to transform the mall into an even more vibrant hub for Northern Virginia. One of the most anticipated openings is Level99, an innovative adult-focused gaming and entertainment venue expected to open in spring 2025. Located on the second level, Level99 will feature 40 immersive challenge rooms, a tap room, and unique dining experiences, taking over the space previously used for pop-ups and the upper floor of the former Barnes & Noble. This new attraction is sure to surprise and delight visitors, offering a kind of interactive fun that’s unlike anything else in the area.

Dining at Tysons Corner Center is also getting a major boost. Maggiano’s Little Italy, a favorite for Italian American cuisine, is making a move from Tysons Galleria to a new location on the first level, right next to Coastal Flats. This relocation brings even more variety to the mall’s already impressive dining scene, ensuring that shoppers from Fairfax County, Loudoun County, and beyond have access to top-quality restaurants. In addition, stores like Sunglass Hut are expanding into larger spaces, while new brands continue to join the lineup, keeping the shopping experience fresh and exciting.

With these enhancements, Tysons Corner Center is not just keeping pace with the evolving retail landscape—it’s setting the standard for what a modern shopping and entertainment destination can be. The mall’s blend of high-end retail, diverse dining, and innovative entertainment options is attracting shoppers from across the country and reinforcing Tysons’ status as a must-visit location in Virginia. As the area continues to grow, these new openings and expansions will play a key role in bringing even more energy and excitement to the heart of Fairfax County and Loudoun County.

What's Changing at Tysons Corner Center?

The west end of the mall — anchored by Bloomingdale’s and Macy’s — is being reimagined into an open-air retail, dining, and entertainment district. Key upgrades include:

Outdoor shopping and dining spaces
Upscale restaurants and luxury market concepts
Experiential retail and social gaming (Level99 is coming!)
Big-name expansions like Zara, Uniqlo, and a one-of-a-kind Apple Store

Total Investment:

$66M from retailers (store upgrades and new designs)
$45M from Macerich for mall enhancements

This is not just a facelift — it’s a full evolution to match today’s consumer lifestyle.

What It Means for Northern Virginia Real Estate

This redevelopment is happening as Tysons shifts from a suburban office hub to a true urban center, with Fairfax County projecting 100,000 future residents. The transformation of the Tysons Corner Center site involved comprehensive planning, including strategic site selection and alignment with long-term county goals. Four Metro Silver Line stops anchor the area and bring direct access to D.C., making Tysons a commuter’s dream.

For homebuyers, that means:

Increased walkability = higher home values
Mixed-use development = better quality of life
Demand for nearby homes = competitive real estate market

Explore homes for sale near Tysons Corner here: Search Tysons, VA Homes

American Girl Controversy: A Shift Away from Family Retail?

One big headline is the possible displacement of the American Girl store, a beloved family destination. Renderings suggest its space could be replaced by dining or market concepts. These new concepts are expected to emphasize craftsmanship, offering high-quality experiences and products that showcase expert attention to detail. This has raised concern from families and shoppers, showing how retail centers are pivoting more toward adult-focused, experience-driven spaces.

Why This Matters

Tysons Corner Center is not just keeping up — it’s setting the pace for malls across America. With 16 million annual visitors and a sales rate of $1,200/sq ft, it’s a powerhouse. The scale of the Tysons Corner Center transformation is significant, allowing the project to integrate seamlessly with existing developments and contribute meaningfully to the region’s growth without overwhelming it. And when big players like Macerich double down on investment, it signals confidence in the region’s long-term growth

As someone who tracks both local development and housing trends closely, I believe this type of transformation will make Tysons one of the hottest real estate markets in Northern Virginia in the next 3–5 years.

Final Thoughts

If you're thinking of moving to or investing near Tysons Corner — now is the time to pay attention.

I cover developments like this in detail on my YouTube Channel and share behind-the-scenes real estate content daily on .
DM me if you're thinking about buying or selling a home in Virginia — I'd love to help you navigate the market.

1. What is the overall vision for the Tysons Corner Center redevelopment?

The project aims to evolve Tysons Corner Center from a traditional shopping mall into a walkable, mixed-use "experience-driven lifestyle destination." The redevelopment, led by owner Macerich, will focus on creating a more urban and engaging environment with a mix of retail, dining, and entertainment options. A key feature is the transformation of the mall's west end into an open-air district.

2. What is the total investment in this project?

The total investment for the redevelopment is a significant $100 million. This is a combination of a $45 million investment from Macerich for enhancements to the mall's common areas and $66 million from various retail tenants for store upgrades and new concept designs.

3. What is the anticipated timeline for the project?

While a definitive end date for the entire redevelopment has not been announced, various phases are already underway and are expected to be completed over the next few years. For instance, the innovative adult-focused gaming and entertainment venue, Level99, is slated to open in the spring of 2025. Other individual store and restaurant openings will continue to roll out as the project progresses.

4. What will happen to the American Girl store?

The future of the American Girl store has been a topic of considerable public interest. Renderings released by Macerich suggest that the space currently occupied by the beloved doll store could be transformed into new dining or market concepts. While the company has not officially confirmed the store's closure or relocation, the potential displacement has been a notable point of discussion, highlighting a broader shift in retail focus towards more adult-oriented and experiential offerings.

5. What new stores and restaurants can we expect?

Exciting new additions are a cornerstone of the redevelopment. The highly anticipated Level99 will feature 40 immersive challenge rooms and a taproom. Dining options are also expanding, with Maggiano’s Little Italy relocating from Tysons Galleria to a new space on the first level. The Cheesecake Factory has already made a similar move. Additionally, several existing retailers, including Zara and Uniqlo, are expanding into larger, flagship-style spaces, and a one-of-a-kind Apple Store is also part of the plan.

6. What has happened to Barnes & Noble and La Sandia?

As part of the mall's evolution, some tenants are relocating or have closed. Barnes & Noble has temporarily closed its long-time location and is set to reopen in a new space directly across from CAMP and H&M. The popular Mexican restaurant La Sandia, a fixture for 16 years, has closed its doors after its lease was not renewed.

7. How will this redevelopment impact real estate in the Tysons area?

Real estate experts anticipate a positive impact on property values in the surrounding area. The emphasis on creating a more walkable, urban environment with enhanced amenities is expected to increase the desirability of living near Tysons Corner. This, coupled with the area's four Metro Silver Line stops, positions Tysons as an increasingly competitive real estate market for homebuyers and a promising area for investors.

8. How will the construction and new additions affect traffic and parking?

While large-scale construction can present temporary challenges, the long-term vision for Tysons is to improve walkability and connectivity, which can help mitigate traffic congestion. The project is aligned with Fairfax County's broader goals for a more urban and transit-oriented Tysons. Specific details on parking enhancements and traffic flow adjustments during and after the redevelopment have not been extensively publicized, but are a key consideration in such a significant transformation.

9. How does this project fit into the broader development of Tysons?

This redevelopment is a critical piece of the larger transformation of Tysons from a suburban office park into a bustling urban center. Fairfax County's comprehensive plan envisions Tysons becoming home to over 100,000 residents in the coming years. The mall's evolution is designed to complement this growth by providing the lifestyle and entertainment amenities desired in a vibrant, 24/7 community.

10. Where can I find more information and updates on the project?

For the latest news and construction updates, following local news outlets and the official Tysons Corner Center website and social media channels is recommended. For insights into the real estate implications of this and other local developments, you can follow the Chris Colgan Team on YouTube, Instagram, and Facebook.

Tysons Corner Center’s $100 Million Makeover: The Future of Retail in Northern Virginia