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Your HP Village history is all wrong. You’re giving the Washburnes/Summerses too much credit.
Yes, from the 1950’s through whenever Lou Lattimore closed in the mid to late 1980’s, Miracle Mile was a luxury destination. YSL had a store there at one point.
However - HP Village was also a luxury destination for 3 decades before Washburne bought it in 2009. And concurrently with the last decade + of the Miracle Mile heyday. And loooong before the Wright Amendment was repealed. Henry S Miller bought HPV in the 1970’s and quickly began turning it into THE premier luxury center in Dallas. Ralph Lauren’s flagship opened in the late 1970’s. Chanel and Hermès opened in the 1980’s.
I worked in HPV in the 1990’s when Prada, Calvin Klein (back when that was an important runway brand), Ralph Lauren, Chanel, Escada, Hermès, Bottega Veneta, St John, Noble Jewelers & more had shops there. Other tenants in place before the Washburne sale were Christian Dior, Jimmy Choo, Carolina Herrera, etc.
Henry S Miller was the visionary who did ALL the work that Washburne has built upon, except Washburne has the added distinction of completely killing any neighborhood identity to the center, most recently with the Royal Blue exit. Miller subsidized neighborhood businesses because he felt they were critical to the unique identity of HPV.
Here’s a D Magazine article from 1986 you might find interesting…the Tori Steele boutique mentioned stocked runway fashions from Versace, Valentino, Sonya Rykiel, Claude Montana, etc.
Thanks for posting the article. The amount of available luxury shopping in that area back then was on top of almost a million square feet of it in the four malls built north of the LBJ between the Dallas Parkway and Preston Road.
The building of that new terminal and freeing up of the regulations at Love Field has focused customers on Highland Park Village just as it now brings in customers shopping for cars at those luxury car dealerships along Lemmon Avenue.
It’s not “interesting” - Just because they both have the world “Galleria” in them, does not mean they are trying to be or need to br the same.
NorthPark’s proximity to HP Village (and the surrounding residential areas) are the same as Houston Galleria’s proximity to shops at River Oaks. That’s the center of the luxury biz in Houston.
Not out at T&C or the Woodlands or wherever.
I agree that they aren’t trying to or have to be the same. But NorthPark Mall and HPV aren’t as close in proximity as ROD and galleria are. ROD and Galleria are less than half a mile apart
Neiman’s has ZERO INTEREST in Dallas Galleria. Actually, less than zero. It’s customer is NOT in that mall. At this point, they are not in expansion mode and even if they were, a dozen other national retail opportunities make more sense than Dallas Galleria.
Neiman made a mistake at Willowbend, but not necessarily in the way you’re thinking. The entire development which just moved into West Plano 10-15 years too early. In 2001, everyone in West Plano (where the CoCo $$$ was) still preferred to drive into Dallas to shop - it was “prestigious” to have a relationship with a personal shopper at Neiman NorthPark or downtown. They were in the right location at the wrong time.
Shopping centers changed a ton in the 2000’s with “walkable urban centers” becoming popular and malls becoming outdated. Willow Bend should have been developed a la Southlake Town Center or Legacy/Legacy West…I think it will slowly redevelop that way - they have already put restaurants outside where Saks once stood. And the freestanding C&B and RH stores.
I do think it will be interesting to see where the center of northern wealth ends up being along the tollroad. Though I really don’t see Neiman opening any more full line stores here anytime soon.
You aren't accounting for that Neiman Marcus that was located at Prestonwood Town Center. It was located just 1.5 miles north of the Galleria Dallas. The investment made in Prestonwood Town Center and The Shops at Willow Bend did not come close to what Hines invested in the Galleria Dallas. I think Neiman Marcus and the Galleria Dallas would be a match made in heaven. If not, I'd like to understand why.
Figure everytime the population of North Texas expands by 1.3 million people - every decade that is ‐ the overall market will expand by another 1.3 million totalling 2.6 million more or less. So, in Dallas - Fort Worth, one should expect a new NM Department store to be added about every ten to fifteen years.
See, I'm just accounting for that store they had at Prestonwood Town Center.. Another store can be added out past 380 in Prosper making a total of four. After adding one there, then after another ten years, one can be added somewhere in the vicinity of Southlake.
You aren't accounting for that Neiman Marcus that was located at Prestonwood Town Center. It was located just 1.5 miles north of the Galleria Dallas. The investment made in Prestonwood Town Center and The Shops at Willow Bend did not come close to what Hines invested in the Galleria Dallas. I think Neiman Marcus and the Galleria Dallas would be a match made in heaven. If not, I'd like to understand why.
Figure everytime the population of North Texas expands by 1.3 million people - every decade that is ‐ the overall market will expand by another 1.3 million totalling 2.6 million more or less. So, in Dallas - Fort Worth, one should expect a new NM Department store to be added about every ten to fifteen years.
See, I'm just accounting for that store they had at Prestonwood Town Center.. Another store can be added out past 380 in Prosper making a total of four. After adding one there, then after another ten years, one can be added somewhere in the vicinity of Southlake.
You’re accounting for the store at Prestonwood that opened in 1979. That’s north of where the tollroad ended in 1979. They were serving an emerging suburban clientelle there….but the demographics in that area deteriorated and crime rose significantly causing the mall’s demise. So they passed on Galleria and decided to forge further north into suburbia with Willow Bend.
Here is why Neiman won’t go to Galleria.
1. Proximity to NorthPark. They’re too close. It doesn’t make any logical or financial sense. Dallas does not need another Neiman.
2. Tenant mix. Luxury department stores WANT to be surrounded by luxury vendor boutiques. Think about walking out of NorthPark Neiman and strolling past D&G, David Yurman, Rolex, Gucci, Bottega Veneta, Saint Laurent, Ferragamo, Balenciaga, Omega, Canali, LV flagship, etc. When you walk out of Neiman’s Bal Harbour, it’s a corridor lined with Chanel, Ferragamo, Saint Laurent, Prada, David Yurman, D&G, Bottega Veneta, Balenciaga, Saint Laurent, ….see the theme here? These brands are literally obsessed over who sits where in the mall and in the anchoring department store(s).
Now, look at the list of luxury tenants at Galleria…Gucci, Louis Vuitton, Tiffany. That’s it. And not so ironically those are 3 of the luxury brands that recently opened Legacy West. They see the writing on the wall and are hedging their bets. Galleria is a mid-tier tourist mall, not a luxury destination. And it would take a hell of a lot of work to entice the 15+ luxury brands to relocate there as tenants in order to win Neiman’s (or get Saks back). Galleria is productive financially but it’s being driven by American Girl Doll Store, Zara, Old Navy, (I assume) the new Apple. Basic mall brands.
DFW is already oversaturated with Neiman Marcus. Why the heck would you want another one? A better deal would be to bring in a Saks or Bloomingdales
Becoming a mega-city -the third largest metropolitan area in the nation-is good enough reason to expect a few more Neiman Marcus stores to get built. Saks and Bloomingdales have never been able to compete. The airports send buyers around the world searching for new products: The huge wholesale markets in Dallas bring tthousands of worldwide buyers and their products to the area.
You’re accounting for the store at Prestonwood that opened in 1979. That’s north of where the tollroad ended in 1979. They were serving an emerging suburban clientelle there….but the demographics in that area deteriorated and crime rose significantly causing the mall’s demise. So they passed on Galleria and decided to forge further north into suburbia with Willow Bend.
Here is why Neiman won’t go to Galleria.
1. Proximity to NorthPark. They’re too close. It doesn’t make any logical or financial sense. Dallas does not need another Neiman.
2. Tenant mix. Luxury department stores WANT to be surrounded by luxury vendor boutiques. Think about walking out of NorthPark Neiman and strolling past D&G, David Yurman, Rolex, Gucci, Bottega Veneta, Saint Laurent, Ferragamo, Balenciaga, Omega, Canali, LV flagship, etc. When you walk out of Neiman’s Bal Harbour, it’s a corridor lined with Chanel, Ferragamo, Saint Laurent, Prada, David Yurman, D&G, Bottega Veneta, Balenciaga, Saint Laurent, ….see the theme here? These brands are literally obsessed over who sits where in the mall and in the anchoring department store(s).
Now, look at the list of luxury tenants at Galleria…Gucci, Louis Vuitton, Tiffany. That’s it. And not so ironically those are 3 of the luxury brands that recently opened Legacy West. They see the writing on the wall and are hedging their bets. Galleria is a mid-tier tourist mall, not a luxury destination. And it would take a hell of a lot of work to entice the 15+ luxury brands to relocate there as tenants in order to win Neiman’s (or get Saks back). Galleria is productive financially but it’s being driven by American Girl Doll Store, Zara, Old Navy, (I assume) the new Apple. Basic mall brands.
There is only so much luxury to go around. After that, you demand whatever is left to be signature flagship stores. I think both Northpark Center and the Galleria Dallas are going to become a mecca of signature stores. The convenience to the airports is what will push a Neiman Marcus to be close to the one at Northpark Center. The claim now is that the Galleria is attracting 19 million visitors. Northpark is attracting 27 million or so. The Grapevine Mills Mall and Towneast are supposed to have high numbers as well. But the Galleria Dallas is the undeniable number two shopping mall in North Texas. Its scale can only move up from here on.
There is only so much luxury to go around. After that, you demand whatever is left to be signature flagship stores. I think both Northpark Center and the Galleria Dallas are going to become a mecca of signature stores. The convenience to the airports is what will push a Neiman Marcus to be close to the one at Northpark Center. The claim now is that the Galleria is attracting 19 million visitors. Northpark is attracting 27 million or so. The Grapevine Mills Mall and Towneast are supposed to have high numbers as well. But the Galleria Dallas is the undeniable number two shopping mall in North Texas. Its scale can only move up from here on.
Do you work for Galleria Dallas? I’m beginning to think so.
Look, the tenant mix at Galleria has been steadily declining for 15+ years. Basically since NorthPark expanded, Stonebriar opened & HPV went luxury on steroids. Galleria lost every single luxury tenant except the 3 that thrive on tourism. Again, it’s not a bad mall. It’s financially stable and pretty high occupancy rates. It’s long been the #2 sales volume mall behind NorthPark. But it’s basic, not special. You can’t deny that.
NorthPark is in another stratosphere of A+++ malls compared to Galleria.
But what do I know, I only worked in luxury retail for 15+ years, including significant time spent in the corporate HQ of the luxury department store you keep talking about. Neiman DOES NOT WANT more local stores, definitely not inside Dallas city limits.
Trump supporter oddly values having local department stores versus being a magnet for stores everywhere. Makes no sense. People will travel to go to the Alexander McQueen store. No one will travel to the FortyFive Ten store
I think we usually go to Northpark maybe once a year and laugh at the over-priced shoes.
Became a Christmas Shopping joke a few years ago with the kids, and we have kept the tradition whilst going to the Trains at Northpark. The game is while walking through Norstrums, or Needless Markup, we pick up the silly priced shoes and look on the bottom, put them back down and announce our found price(s). Whoever gets the highest number(s) -- typically $500 to $3000 == "wins," and we laugh, then we take pictures of the hunt, and move on.
If you go too slow, the staff comes over to "help," but we try to have already moved on. But the who in the world actually buys stuff at these places, anymore?
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