How Greenville's Shopping Centers Have Changed Over Four Decades

Greenville's major malls have shrunk, closed, or transformed into mixed-use spaces since the 1980s

Greenville once had three significant enclosed shopping malls that anchored retail life in the upstate. Haywood Mall opened in 1971 on Haywood Road and remained the dominant shopping destination for decades. Eastgate Mall, which opened in 1973 near the intersection of East North Street and Laurens Road, served the eastern side of the city. Southgate Shopping Center, though smaller and less enclosed than the others, operated on Wade Hampton Boulevard. By the early 2000s, all three had begun a visible decline as online shopping grew and consumer habits shifted toward open-air centers and big-box retailers.

Today, Haywood Mall still operates but with fewer tenants and reduced foot traffic compared to its peak years. Eastgate Mall closed permanently in 2009 after decades of declining sales. Southgate Shopping Center was demolished and redeveloped. The story of these three spaces reflects a national pattern, but Greenville's response—particularly the rise of lifestyle centers and downtown revitalization—shows how the city adapted rather than simply accepted decline.

Key Takeaways

• Haywood Mall, which opened in 1971, remains open but operates with significantly fewer stores than during its peak in the 1980s and 1990s.
• Eastgate Mall, which served Greenville from 1973 to 2009, closed as online shopping and changing retail patterns reduced its customer base.
• Southgate Shopping Center was demolished and replaced with new development, a pattern repeated across many older strip centers in the area.
• Greenville's retail landscape shifted toward outdoor lifestyle centers, downtown shopping districts, and big-box retailers rather than enclosed malls.
• The decline of traditional malls reflects national trends but also shows how a city's retail geography can be reshaped by consumer preference and development decisions.

Haywood Mall: From Regional Anchor to Smaller Footprint

Haywood Mall opened in 1971 as an enclosed, climate-controlled shopping destination at a time when malls represented the future of American retail. At its peak in the 1980s and 1990s, it housed major department store anchors—including Belk, JCPenney, and Sears—along with dozens of specialty shops, restaurants, and a food court. The mall drew shoppers from across the upstate and was a social gathering place for teenagers and families on weekends.

The mall's decline began in the late 1990s and accelerated through the 2000s. Sears closed its Haywood location in 2011, followed by the departure of other major tenants. JCPenney closed in 2020. Today, Haywood Mall operates with a smaller roster of stores, including national chains and local businesses, but the enclosed corridors that once bustled with shoppers are noticeably quieter. The property remains open and functional, but its role in Greenville's retail ecosystem has fundamentally changed from destination to convenience.

Eastgate Mall's Closure and What Replaced It

Eastgate Mall, which opened in 1973 on the east side of Greenville, served a similar function to Haywood but operated in a different geographic market. It too had major department store anchors and a full complement of specialty retailers. For three decades, Eastgate was a reliable shopping destination for residents on that side of the city.

By the 2000s, Eastgate faced the same pressures as Haywood: online shopping, the rise of big-box retailers like Target and Walmart, and changing consumer preferences toward open-air shopping. The mall closed permanently in 2009. The property has since been redeveloped into a mixed-use space with retail, office, and residential components, reflecting a broader trend in how cities repurpose aging mall sites. Rather than remaining vacant, the land was reclaimed for new purposes, though it no longer functions as a traditional shopping mall.

Southgate Shopping Center and the Shift to Strip Centers

Southgate Shopping Center was never an enclosed mall in the traditional sense but rather an open-air strip center on Wade Hampton Boulevard. It served as a neighborhood shopping hub for decades, with grocery stores, pharmacies, and local retailers. Strip centers like Southgate were common throughout Greenville and represented an earlier retail model than the enclosed mall.

Southgate was eventually demolished to make way for new development, a pattern that affected many older strip centers across Greenville. Some were replaced with updated retail spaces; others became parking lots or were left vacant. The demolition of Southgate reflects both the age of the property and the economics of land value in Greenville—older retail centers often became more valuable as development sites than as functioning retail spaces.

Why Enclosed Malls Declined in Greenville and Nationwide

The decline of Greenville's malls mirrors a national trend that began in the 1990s and accelerated sharply after 2008. Several factors drove this change. Online shopping, pioneered by Amazon and expanded by countless retailers, removed the need to visit a physical store for many purchases. Big-box retailers like Target, Walmart, and Best Buy offered lower prices and convenience that traditional mall stores could not match. Changing consumer preferences also favored open-air lifestyle centers—outdoor shopping areas with restaurants, entertainment, and a more relaxed atmosphere—over climate-controlled corridors.

Anchor department stores, which had been the financial backbone of malls, began closing as their own business models struggled. When a Sears or JCPenney closed, it removed the reason many shoppers visited the mall at all. Smaller specialty retailers, unable to compete with online prices or big-box selection, also departed. The result was a downward spiral: fewer stores meant fewer shoppers, which meant fewer stores could afford to stay open.

Greenville's Shift Toward Lifestyle Centers and Downtown

Rather than simply accept the decline of traditional malls, Greenville's retail landscape evolved. The city saw the rise of lifestyle centers—open-air shopping areas designed to feel less like a mall and more like a street or plaza. These centers typically feature national retailers, local shops, restaurants, and sometimes entertainment venues, all arranged around outdoor spaces. This model proved more appealing to modern shoppers than the enclosed mall.

Simultaneously, Greenville invested in downtown revitalization, transforming the historic downtown district into a mixed-use neighborhood with retail, restaurants, offices, and residences. Downtown Greenville now functions as a shopping and entertainment destination in its own right, drawing both locals and visitors. This shift represents a broader change in how cities think about retail—not as a separate, enclosed space but as part of a walkable, mixed-use community.

What Remains of Greenville's Mall Era

Haywood Mall remains the most visible remnant of Greenville's enclosed mall era, though it operates at a fraction of its former capacity. The property is still owned and managed, and it continues to serve shoppers looking for certain retailers or services. However, it no longer functions as a destination or social gathering place the way it did in the 1980s and 1990s.

The closure of Eastgate and the redevelopment of Southgate mean that Greenville no longer has the three-mall retail structure it once did. This is not unique to Greenville—hundreds of American cities have experienced similar consolidation. What distinguishes Greenville's response is that the city did not simply watch retail decline; it actively developed alternatives through lifestyle centers and downtown investment. For shoppers today, this means more options spread across different types of spaces rather than concentrated in enclosed malls.

Frequently Asked Questions

Is Haywood Mall still open?

Yes, Haywood Mall remains open but operates with fewer stores than in previous decades. It still has national retailers and local businesses, but the anchor department stores that once defined it have closed. It functions more as a convenience shopping destination than as a major retail hub.

When did Eastgate Mall close?

Eastgate Mall closed permanently in 2009 after operating for 36 years. The property has since been redeveloped into a mixed-use space with retail, office, and residential components rather than remaining as a traditional shopping mall.

Why did Greenville's malls decline?

Greenville's malls declined due to online shopping, competition from big-box retailers, and changing consumer preferences toward open-air shopping. The closure of major department store anchors accelerated the decline, as these stores had been the primary draw for mall visits.

What replaced the old malls in Greenville?

Greenville's retail landscape shifted toward lifestyle centers—open-air shopping areas with restaurants and entertainment—and downtown revitalization. Older mall sites like Eastgate were redeveloped into mixed-use spaces. This represents a broader change in how cities approach retail rather than a simple replacement of one mall with another.

Can you still shop at traditional malls in Greenville?

Haywood Mall remains the only traditional enclosed mall still operating in Greenville, though with a reduced tenant roster. For most shopping needs, Greenville residents now use lifestyle centers, downtown shops, big-box retailers, or online options rather than enclosed malls.