Long-Stalled Redevelopment Commences at Bakersfield’s Former East Hills Mall

Why It Matters

The City Lights project injects new commercial activity into a long‑idle site, creating jobs and expanding retail options for Bakersfield residents. It signals confidence in secondary‑market retail demand and could catalyze further investment in the region.

Key Takeaways

• Construction started on 350,000‑sq ft City Lights project
• Opening slated for spring 2027
• Parnagian Capital, ZDI, Heslov lead development
• Cushman & Wakefield managing leasing for national retailers
• Project expected to boost Northeast Bakersfield economy

Pulse Analysis

The decline of traditional enclosed malls has become a national narrative, with many dead‑mall sites languishing for years while developers search for viable reuse concepts. Bakersfield’s former East Hills Mall exemplified this trend, sitting vacant and eroding the surrounding tax base. Yet the broader retail landscape is shifting toward experiential, open‑air formats that blend shopping, dining, and community spaces, a model that aligns with evolving consumer preferences for outdoor environments and mixed‑use destinations.

City Lights embraces that shift, offering 350,000 square feet of open‑air retail anchored by flexible parcels designed for national and regional brands. The development team—Parnagian Capital Group, Stephen Zimmerman of ZDI, and Michael Heslov—has partnered with Bickel Group Architecture, Moorefield Construction, IMG Construction Management, and civil‑engineering firm McIntosh & Associates to deliver a modern, amenity‑rich environment. Cushman & Wakefield leads leasing, targeting retailers that value high visibility and easy access, while the design incorporates pedestrian pathways, landscaped plazas, and integrated parking to enhance the shopper experience.

Economically, the project promises a substantial stimulus for Northeast Bakersfield. Construction jobs will flow through 2027, followed by permanent positions in retail, hospitality, and property management. The influx of sales tax revenue and ancillary development—such as hotels and residential units—could revitalize surrounding corridors, attracting further private investment. As investors watch secondary markets for growth opportunities, City Lights may become a benchmark for successful mall‑to‑mixed‑use conversions in similar mid‑size cities across the Southwest.