Oklahoma
Oklahoma City retail boom creates sharp divide between centers
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Contrary to popular belief, the internet did not kill retail and Oklahoma City is seeing an influx of new construction.
But a new retail survey shows a growing divide emerging between the success of newer shopping destinations and fading fortunes of those built in the age of disco balls and leisure suits.
Jim Parrack, who leads the retail division at Price Edwards, said the Oklahoma City metro at first glance is doing well compared to the national market in which rental rates are going up and new development is slowing amidst higher construction costs and rising economic uncertainty.
Large new retail properties in Oklahoma City include OAK, the mixed-use upscale development at Northwest Expressway and Pennsylvania Avenue, Grove Marketplace at NW 178 and Portland Avenue, and Rose Creek Plaza at NW 164 and May Avenue.
And a next-generation prototype Walmart Supercenter, meanwhile, is being built as part of Deercrest Marketplace at the corner of John Kilpatrick Turnpike and Rockwell Avenue. More announced retailers are moving forward in northwest Oklahoma City, including a Scheels store and a Crest Foods.
Legacy at Covell in Edmond is set to include some of the biggest names in retail and dining, including Whole Foods and a Ruth’s Chris Steakhouse. And multiple new developments continue in Norman, including construction of a large development anchored by a Target store.
“Retail in general is doing better than people tend to think,” Parrack told The Oklahoman. “There is a lot of negative news nationally. But even nationally, retail is doing better than people often give credit for mainly because people are still spending money.”
Nationally, he said, not a lot of retail construction is being seen, which has helped occupancy rates and landlords are able to raise rents and are “doing pretty well.”
“There has developed, over the past couple of years, what I would call good centers and then there are centers that have fallen off pace. The good centers are those that are newer and have mostly national tenants.”
Older locations seeing rent stagnating
Parrack identified Oklahoma City’s two power retail corridors where much of the growth is happening as those at Northwest Expressway and Pennsylvania Avenue, and along the Memorial Road corridor between Portland and Western avenues, which Parrack said has the highest concentration of retail in the city.
“The other locations are those that are older, maybe aren’t configured right and have more mom-and-pop tenants,” Parrack said. “The surprising part to me is the gap between the two has widened significantly. We’re seeing certain centers, like Classen Curve, get $50 to $60 a foot in rent. There are some small strip shopping centers in that same range. And we haven’t seen those kinds of rents here ever.”
Older centers, meanwhile, are seeing rents stagnating between $12 and $14 a foot.
“The discrepancy is very noticeable,” Parrack said. “A lot of the older centers in the ‘70s are in that older tier. Sometimes the markets have grown away from them. But sometimes the centers just get old; the ceilings are low and maybe their spaces are too deep. Something is wrong with them.”
The tenant mix also weighs in, Parrack said, with centers with mostly local retailers unable to compete with the newer, national-tenant anchored properties.
“The rents haven’t moved, so the landlords have a hard time paying for tenant improvements and the local tenants don’t have as much quality credit. It’s a cumulation of events that are holding those centers down.”
One example of a struggling retail center is French Market Mall, which the report shows was over 50% vacant at the end of 2025 even though it is on a high-traffic intersection of NW 63 and May Avenue.
The property started out in the 1970s as an enclosed mall adjoining a Woolco, Furr’s Cafeteria, Trust House Jewelers, an IGA grocery, a Hallmark shop and a drugstore.
The mall portion was later shut down and replaced with a Burlington store.
“At some point, a number of these older centers just need to be repurposed, whether that means torn down for a new center, or re-imagined, an example being Mayfair,” Parrack said. “Half of that center has been torn down and part was remodeled.”
Mayfair Village, built in 1948, was one of the city’s earliest suburban shopping centers. The retail hub was built along both sides of May Avenue between NW 47 and NW 48. Some pieces of the shopping center were torn down and replaced with new buildings, notably Mayfair Market, which made way for a CVS, and a nearby shopping strip that was torn down to make way for an Aldi grocery store.
An extensive rebuilding of the shopping center followed its 2020 purchase by Caleb Hill, Nick Preftakes and Mark Ruffin. They renovated some of the buildings and then cleared other sections that were then redeveloped as fast food restaurants and a gas station.
“More centers are going to have to be redone like that,” Parrack said.
Jason Little and Charles Lewis with SHOP Companies recently brokered a $17 million sale of four buildings that make up the heart of the reimagined Mayfair to a real estate investment arm of Humphreys Companies. He said the shopping center has just one vacancy — a Starbucks that closed as part of a national shutdown of some of its locations — and that lease continues.
When that lease transitions to a new tenant, Little said he expects the former Starbucks will lease for close to $50 a foot. He credits that price expectation to the efforts undertaken by Hill and Preftakes.
“You’re talking about an asset that when they acquired it had single digit rents,” Little said. “By bringing new construction and historic architecture together, they’ve been able to create something marketable.”
In other areas of town, Parrack said west Oklahoma City, more recently, has had the lowest vacancy rate, which he sees as a reflection of new housing in the area especially near Yukon and Mustang. He said Moore and Norman continue to thrive with little old retail and ongoing construction of new retail.
Parrack said the metro’s three malls are performing at different levels.
“Penn Square continues to do the best sales of any of the local malls. Simon owns it and Simons knows what they’re doing. But even at Penn Square there are some temporary tenants that Simon controls. And I think they realize that in competition with OAK they are needing to invest some money in the mall.”
Quail Springs Mall, meanwhile, is a step down in sales, Parrack said.
Sooner Fashion Mall in Norman is the smallest of the three, and like other smaller malls, is struggling.
“It shows with them in that they have more vacancy than the other two,” Parrack said. “It doesn’t help that they have a Sears that has been closed for all these years.”
Parrack does not expect the city to see another dying mall like Crossroads or Heritage Park anytime soon.
“The thing with malls is even when they die, they take forever to die,” Parrack said. “It’s kind of a gradual thing. Their business slacks off. They lose a couple of tenants. But all bigger retail centers have these tenants with co-tenancy clauses that if certain tenants leave or the occupancy goes below a certain level, then tenants can pay half rent or a percentage rent.”
Newer mixed-use developments like OAK, Chisholm Creek and The Half are being well received by the market, though Parrack notes The Half, leaning more toward entertainment than retail with a mix of offices and apartments, is less cohesive than the other two destinations.
“It’s hard to walk from one deal to another at The Half,” Parrack said. “It’s more of a destination with each of the tenants there. But it is in a great location. The people that are there do well. OAK is something we’ve never had before, and it’s the closest thing we have to Utica Square in Tulsa.”
The demise of brick-and-mortar retail prompted by Amazon is greatly exaggerated, Parrack said.
“The last holiday sales period saw 75% of sales being at brick-and-mortar stores,” Parrack said. “That percentage for holiday sales has held steady for a while and I think most of these retailers have figured out the optimal way for them to continue.”
PRYOR, Okla. — Through tiny brushstrokes, Traci Rabbit is honoring her hometown, her heritage, and her father.
The professional artist and Cherokee National Treasure is restoring a landmark mural on the Mayes County Courthouse in Pryor — and she’s doing it for free.
“I’m not only doing this for my community — I’m doing this for my family,” Rabbit said.
KJRH
The mural is the largest work Traci completed alongside her father, famed artist and Cherokee National Treasure Bill Rabbit. The two spent a year hand-painting it in 1999. It stands on a wall between shade trees in front of the Mayes County courthouse.
Traci’s love of art traces back to childhood, watching her father work.
“He was internationally known, but he was so proud to be from Pryor and his art was viewed internationally. You know, from the White House to the Vatican and just all over,” Rabbit said.
Bill Rabbit passed away in 2012. Traci described him as more than a celebrated artist.
“He was an exceptional human being as well as an exceptional parent,” Rabbit said.
Former Pryor Mayor Jimmy Tramel said the mural has been a gathering place for the community for decades.
“This is a landmark for the city of Pryor, there’s no doubt,” Tramel said.
While the mural’s paint has faded over time, Tramel said the mural’s meaning is still vibrant.
“It’s God and Country! It’s Native American! This is the spirit of Oklahoma,” Tramel said.
Traci began the mural restoration in May, working on it in her spare time alongside running Rabbit Gallery and preparing for major national art shows. She even skipped one show to get started. Oklahoma’s wet June has pushed back her timeline, and she is now about 75% finished. She plans to touch up both sides of the mural.
“The hardest part honestly was recreating the people because they were gone, they were gone, so I was working from reference photos. And there were times I would be working down here, and sit under the shade tree and say, ‘OK, Dad, what’s the next step? You’re going to have to help me because it’s gone,’ and without a doubt, I’d take a break and come back and know where to start — so I know he was spiritually helping me out on the other side. I have no doubt,” Rabbit said.
The last element Traci will restore is the original signature that reads — “Bill and Traci 1999.”
Tramel said Bill Rabbit would have been proud to see his daughter carry on their shared work.
“He’d be tickled. That’s the best way to put it — he’d be tickled looking down, saying ‘that’s my daughter,’” Tramel said.
Traci said she feels her father’s presence every time she picks up a brush.
“I just… know he’s proud,” Rabbit said.
Traci’s art is featured in numerous national parks, and she is also honored as a Cherokee National Treasure. She hopes to have the mural complete by spring. You can find the mural at 1 Court Place in Pryor.
Here’s a link to Rabbit Gallery and Studios to learn more about the Rabbit’s story and their work: https://billandtracirabbit.com/.
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Since the return of EA Sports’ iconic college football game, its release has become a summer rite of passage.
It’s not just because gamers like the game or because players like the game. Since its return post-NIL, players can be themselves in the game. They get a small cut through an NIL agreement, and they can play the game with them and their teammates in it. Plus, EA Sports has made a commitment to making its player ratings as realistic as possible.
For those reasons and a host of others, the game’s popularity has soared far beyond an initial surge over pent-up demand when the game was shelved.
But it isn’t just the stars that get player ratings. Yes, those players get plenty of attention. But now every player that agrees to be in the game is in the game and gets a player rating. For Oklahoma State, that’s more than 70 players that are in the game and have player ratings.
With the game in wide release on Thursday, let’s dive into how each player is ranked.
Every OSU Player’s CFB 27 Player Rating
EA Sports gives every player that is in the game an overall score, which is from 0 to 100. Those scores are based in part on six separate categories that also receive scores — speed, strength, agility, awareness, change of direction, injury and awareness. Those individual scores don’t add up to 100 and other factors go into the overall scores.
Going into the season just two Oklahoma State players have overall player ratings of 90 or better — running back Caleb Hawkins (91) and wide receiver Wyatt Young (90). Quarterback Drew Mestemaker is just outside that percentile at 89. Those scores can change during the season based on a variety of factors, including actual game play.
For now, here is the rating for every OSU player in the College Football 27 game:
RB Caleb Hawkins: 91
WR Wyatt Young: 90
QB Drew Mestemaker: 89
LB Ethan Wesloski: 87
CB Mo Horn: 86
EDGE James Williams: 84
WR Justin Bowick: 83
RB Ayo Adeyi: 82
WR Chris Barnes: 82
WR Miles Coleman: 82
OG Johnny Dickson III: 81
OT Braydon Nelson: 80
TE Donovan Green: 80
LB Isaiah Chisom: 80
WR Israel Polk: 80
FS Christian Bodnar: 79
OG Jacob Sexton: 79
SS Evan Jackson: 78
DT Jerry Lawson: 78
WR Rodney Harris II: 78
EDGE Braylon Rigsby: 77
DT Enai White: 77
DT Fatafehi Vailea II: 77
EDGE Jaleel Johnson: 77
TE Oscar Hammond: 77
DT Saadiq Clements: 77
OT Joseph Hanson: 76
WR Kam Powell: 76
CB LaDainian Fields: 76
EDGE Landon Dean: 76
OG Louie Canepa: 76
FS Mose Phillips III: 76
SS Cameron Epps: 75
RB KD Jones: 75
RB Tre Page III: 75
FS Vincent Holmes: 75
OT Ashton Lepo: 74
EDGE DeSean Brown: 74
DT Dominic Macon: 74
CB Kollin Lewis: 74
EDGE Malik Charles: 74
EDGE Rashod Bradley: 74
EDGE Billy Walton III: 73
EDGE Keviyan Huddleston: 73
SS Quinton Hammonds: 73
K Sam Keltner: 73
CB Trudell Berry: 73
RB William Mason: 73
LB Carl’veon Young: 72
CB Kobi Foreman: 72
LB Tate Romney: 72
LT Shaun Torgeson: 71
WR Terrence Lewis: 71
TE Bodie Boydstun: 70
LB Jack Puckett: 70
LB Trip White: 70
LB Dallas Winner-Johnson: 69
OG Desmond Magiya: 69
WR Jabarie Thornton: 69
P Lachie Pozzobon: 69
CB Marrel Davis III: 69
OG Miguel Chavez: 69
C Tyler Mercer: 69
QB Grant Jordan: 68
C Jakobe Sanders: 68
OT Kai Holec: 68
LB Taurean Davis: 68
SS Braeden Presley: 67
QB Broderick Vehrs: 66
EDGE DJ Jackson Jr.:65
TE Caden Yates: 64
LB Gunnar Wilson: 64
C Isaiah Bowman: 56
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The Bobby Dodd Coach of the Year Foundation and Peach Bowl, Inc. have announced the preseason watch list for the 2026 Dodd Trophy, recognizing 20 college football head coaches from across the Power Four conferences, the Pac-12 and one independent program.
The annual award honors the head coach whose program exemplifies success on the field while promoting scholarship, leadership and integrity, the three principles that defined legendary coach Bobby Dodd’s philosophy.
Oklahoma’s Brent Venables among nominees
Oklahoma head coach Brent Venables is one of six Southeastern Conference coaches included on this year’s watch list. Coaches became eligible after leading their current programs for at least two seasons and maintaining an Academic Progress Rate (APR) above the national average of 971.
The selection committee also considered each program’s Graduation Success Rate, community service efforts and projected performance during the 2026 season.
| Coach | School | Conference | APR (2024-25) |
| Bret Bielema | Illinois | Big Ten | 988 |
| Jeff Brohm | Louisville | ACC | 972 |
| Curt Cignetti | Indiana | Big Ten | 989 |
| Mario Cristobal | Miami (FL) | ACC | 993 |
| Spencer Danielson | Boise State | Pac-12 | 985 |
| Ryan Day | Ohio State | Big Ten | 1000 |
| Kalen DeBoer | Alabama | SEC | 1000 |
| Sonny Dykes | TCU | Big 12 | 987 |
| Mike Elko | Texas A&M | SEC | 1000 |
| Kirk Ferentz | Iowa | Big Ten | 997 |
| Jedd Fisch | Washington | Big Ten | 991 |
| Marcus Freeman | Notre Dame | Independent | 1000 |
| Willie Fritz | Houston | Big 12 | 989 |
| Josh Heupel | Tennessee | SEC | 993 |
| Brent Key | Georgia Tech | ACC | 997 |
| Dan Lanning | Oregon | Big Ten | 988 |
| Lincoln Riley | USC | Big Ten | 993 |
| Steve Sarkisian | Texas | SEC | 990 |
| Kirby Smart | Georgia | SEC | 981 |
| Brent Venables | Oklahoma | SEC | 997 |
Key facts
- Twenty coaches were named to the preseason watch list.
- Oklahoma’s Brent Venables included with a program APR of 997.
- The Big Ten leads all conferences with seven coaches on the list.
- Four previous Dodd Trophy winners are included.
- Watch list coaches have combined for four national championships, 31 conference titles and 1,841 career victories.
What’s next for the award?
A midseason watch list will be released this fall and could expand or narrow the field. Finalists will be selected after the 2026 regular season by a panel that includes previous winners, national media members, a member of the Dodd family and a College Football Hall of Fame representative.
The 2026 Dodd Trophy winner will be announced in Atlanta during the week of the College Football Playoff Quarterfinal at the Chick-fil-A Peach Bowl.
We used AI tools to help with editing and formatting this story. A human journalist reviewed everything before publication.
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