High Energy and Optimism at ICSC Red River: Key Takeaways 

The energy at this year’s ICSC Red River conference was undeniable, with an overall sense of optimism about the retail market across the region. Dallas-Fort Worth (DFW), in particular, is experiencing significant growth, with 2.7 million square feet of new retail space expected to be delivered this year—the largest expansion since 2018. 

One of the most talked-about trends was the ongoing lack of new retail construction in recent years, which has contributed to persistently low vacancy rates and heightened demand across Texas. Additionally, Texas’ business-friendly tax environment continues to attract developers, further fueling migration and expansion. 

Our South and Southeast teams were on the ground at ICSC Red River to gain insights into the evolving market and hear directly from industry leaders about what’s ahead. Here are our key takeaways. 

1. Surge of Interest: Industry Players Eyeing the Texas Boom

Momentum is building as a wave of retailers, contractors, architects, and industry professionals look to break into the booming Texas market—especially in Dallas-Fort Worth. The excitement surrounding development in the region was a recurring theme at ICSC Red River, with many attendees eager to establish a foothold in this high-growth area. 

With strong migration trends and a thriving business environment, the Dallas market, in particular, continues to attract attention and remains a prime destination for expansion. The energy at the conference reflected this, as industry leaders strategized on how to capitalize on the region’s growth and secure their place in the market. 

2. High-End Outdoor Malls and Grocery-Anchored Retail Leading the Way

The competition for prime retail sites is heating up, with high-end outdoor malls—anchored by grocery stores or major lifestyle brands—emerging as the most sought-after product type. Walkability and experiential elements are key drivers, as developers and retailers seek locations that offer more than just shopping, but a destination experience. 

Larger anchors like The Home Depot, Bass Pro Shops, and entertainment venues such as Andretti Indoor Karting & Games are helping to shape the retail landscape. Grocery-anchored retail remains the dominant shopping center category, with occupancy climbing to 96.4% at the end of 2024.. Notably, recent years have marked the only times retail occupancy has exceeded 95% since 1990. 

With strong demand and limited vacancy, developers and retailers alike are focusing on securing the best sites to capitalize on the region’s ongoing retail boom. 

3. Securing Anchor Tenants are Crucial in Today’s Financial Climate

With borrowing conditions still tight, developers must have anchor tenants lined up before moving projects forward. High inflation, elevated interest rates, and the challenges of long-term financing have made it difficult to secure funding without a strong commitment from major tenants. Lenders and financial partners want to see stability before backing new developments, making early tenant commitments a key priority. 

To navigate this environment, developers should leverage their existing networks—brokers, architects, site civil engineers, and land-use attorneys—at events such as ICSC Red River to create opportunities and build momentum. Industry partners can provide valuable market insights, connect developers to potential tenants, and help identify properties with untapped potential. 

At Bohler, we specialize in connecting end users with property owners, ensuring our clients have the right partners in place to navigate today’s market challenges and successfully bring their projects to life.

Connect with our team in DFW to get your next project started.