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Oklahoma City retail boom creates sharp divide between centers

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Oklahoma City retail boom creates sharp divide between centers


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  • A growing divide exists between new, successful shopping centers and older, stagnating properties from the 1970s.
  • Newer centers with national tenants are commanding record-high rents, while older centers struggle with vacancies.
  • Experts suggest that older retail centers must be torn down or significantly reimagined to remain competitive.

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. 

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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. 

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“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.” 

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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.” 

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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. 

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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. 

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“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.” 

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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.  

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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. 

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“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.” 



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Oklahoma’s Jahsiear Rogers ‘Knew It Was Time to Showcase’ His Talents In Spring Game

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Oklahoma’s Jahsiear Rogers ‘Knew It Was Time to Showcase’ His Talents In Spring Game


NORMAN — The Oklahoma Sooners liked their wide receiver room a year ago. They want 2026 to be even better.

Isaiah Sategna’s return helps that desire. Earning experienced pass catchers Trell Harris and Parker Livingstone via the transfer portal gives you added play makers. But after the Sooners Spring Game on Saturday, an unlikely hero emerged.

When Jahsiear Rogers flipped from Penn State to Oklahoma last December, he drew the usual excitement that comes with a new commitment. But few expected him to climb the depth chart this quickly, even with the injuries that hit Emmett Jones’ room.

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Rogers did just that and more on Saturday. He led all pass catchers with five receptions for 70 yards in Oklahoma’s annual Red/White game.

“I knew it was time to showcase,” Rogers said after the game. “It was amazing to see the fans and get used to the OU way. I’m a playmaker. They really want to put the ball in playmakers hands. I pretty much knew I had to lead the white team.”

Rogers got the ball rolling early. On the second offensive play for the white team, backup quarterback Whitt Newbauer rolled to his right wide, then stopped and looked towards the middle of the field where he saw Rogers running open. Newbauer connected with Rogers for a 39-yard gain.

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With Rogers on the white team, he is running against (most of) Oklahoma’s starting defense. As fate would have it, on that 39-yard reception, Rogers beat his favorite teammate to compete against — Reggie Powers.

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“He is just a leader, good guy,” Rogers said of Powers. “Me and him go after it every day in practice. Reggie is strong. When I come at him, I have to really come at him.”

Rogers’ big play over Powers was the second-longest catch of the spring game — Sategna’s 50-yard reception that appeared to be a touchdown before coaches pulled it back to set up a red-zone rep. The other four catches weren’t flashy, but they were important in their own way, and Rogers looked like he belonged on the field.

“I love it. As long as I can get the ball, I can be me. I love it,” Rogers said. “When I am on the field, I am ready to go. I am ready to be a playmaker.”

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The season is still months away, and Rogers hasn’t earned a spot high on the depth chart yet. A strong spring and an encouraging Red/White Game can only lead to early playing time if he carries that momentum into summer and fall camp.

More experienced players will return from injury and receivers who’ve been in the program for a few years will have an extra leg-up.

But Rogers is taking everything in stride and leaving no stone unturned in his development.

“Just learning from the older guys,” Rogers said. “Manny Choice, Isaiah Sategna, Trell Harris, Mackenzie Alleyne. Really all of them. We lean on each other, learn from each other. That is kind of how our room is.”

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Oklahoma knocks off Missouri in series opener

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Oklahoma knocks off Missouri in series opener


The Oklahoma baseball team is back in the mix and trending upward.

After a rough few weeks in Southeastern Conference play, the 14th-ranked Sooners have won three of their last four games to get to .500 at just beyond the halfway point of the league slate. Friday’s 9-6 win over Missouri allowed Oklahoma to move to 8-8, tied with three other teams for eighth in the standings.

Friday’s win wasn’t truly that close, even. OU took a 9-3 lead into the ninth before Mizzou made it somewhat interesting with three runs in the frame. Two of them came with two outs, though, and Mason Bixby induced a groundout with the bases empty to hold on.

The large edge came via a home run-happy night. The Sooners popped four over the wall at Kimrey Family Stadium, including three in a four-run seventh inning that gave OU a four-run lead.

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Jason Walk, who hit one of the four homers, had the best day at the plate. He went 2 for 5 with the shot, three RBIs and a run. Camden Johnson, who also homered, went 2 for 3 with a walk, a double and two runs, and Dasan Harris went 2 for 4 with a home run, two RBIs, and three runs. Trey Gambill hit the Sooners’ other jack.

Oklahoma jumped out to a four-run lead in the second behind four hits and a walk. Missouri helped the Sooners out with an error that resulted in a bases-loaded situation and three unearned runs registered to Tigers starter Josh McDevitt.

The runs were more than enough for Oklahoma’s LJ Mercurius, who pitched six strong innings, giving up three runs on six hits with no walks and nine strikeouts.

Game 2 in the series is set for 4 p.m. Saturday and the finale will be played Sunday at 2 p.m., weather permitting.



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The man behind Route 66’s Totem Pole Park: The history of a 90-foot Oklahoma landmark

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The man behind Route 66’s Totem Pole Park: The history of a 90-foot Oklahoma landmark


Just miles off Route 66 in Rogers County stands one of Oklahoma’s most unusual roadside attractions: a 90-foot concrete totem pole built largely by one man over more than a decade.

Ed Galloway’s Totem Pole Park is home to what is widely described as the world’s largest concrete totem pole, created by Oklahoma folk artist Nathan Edward Galloway during his retirement years.

The park sits near Chelsea and continues to draw visitors traveling Oklahoma’s stretch of Route 66.

A project decades in the making

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An early photograph shows the towering concrete totem pole at Ed Galloway’s Totem Pole Park near Chelsea, Oklahoma, shortly after its completion in the late 1940s.

Credit: Rogers County Historical Society

According to the National Park Service, Nathan Edward Galloway was born in 1880 in Springfield, Missouri. He later worked as a manual arts teacher at Sand Springs Home before retiring in 1937 to property near present-day Chelsea in Rogers County.

After retiring, Galloway began building what would become Totem Pole Park. Using concrete, steel rebar, wood, and red sandstone, he created a series of colorful, highly decorated totems and structures across the property.

Atlas Obscura reports that Galloway began construction in 1938 with the goal of building durable totem poles from sturdy materials, and he surrounded his land with tapered concrete monuments and decorative features.

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Between 1937 and 1948, Galloway constructed the park’s centerpiece: a 90-foot-tall totem pole carved with bas-relief designs. Travel Oklahoma describes it as a Route 66 icon and a state landmark.

Eleven years and 90 feet of concrete

The detailed bas-relief designs include birds and Native American-inspired figures that circle the structure from base to peak.
The detailed bas-relief designs include birds and Native American-inspired figures that circle the structure from base to peak.

Credit: Rogers County Historical Society

The main totem took roughly 11 years to complete, according to Atlas Obscura. The structure is made of red sandstone framed with steel and wood, then covered with a thick concrete exterior.

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The tower features more than 200 carved images, including representations of birds and Native American figures facing the four cardinal directions. Near the top are four nine-foot figures representing different tribes.

Galloway’s version differs from traditional totem poles of the Pacific Northwest, which are generally carved from red cedar.

The structure rises from the back of a large, three-dimensional turtle. The turtle base was carved from a broad sandstone outcrop on the site and painted in bright colors.

The totem is hollow and rises about nine stories, with the ground level measuring about nine feet in diameter. Inside, plastered walls feature painted murals of mountain-and-lake scenes and bird totems, along with Native American shields and arrow points. At the top, the cone is open to the sky.

Picnic tables supported by small concrete totems, a totem barbecue fireplace, and gate structures designed to resemble fish fill the park grounds.

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The Fiddle House

Galloway stands inside the Fiddle House at Ed Galloway’s Totem Pole Park, surrounded by his hand-carved violins.
Galloway stands inside the Fiddle House at Ed Galloway’s Totem Pole Park, surrounded by his hand-carved violins.

Credit: Rogers County Historical Society

Beyond the towering pole, Galloway’s artistic interests extended into music and woodworking.

An 11-sided structure known as the “Fiddle House” sits on the property and resembles a Navajo hogan, according to the National Park Service. The building houses many of Galloway’s hand-carved fiddles and other creations.

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The Rogers County Historical Society says the Fiddle House Museum retains many of Galloway’s handcrafted violins and artifacts.

From neglect to restoration

The 90-foot concrete totem at Ed Galloway's Totem Pole Park stands restored and repainted, following decades of preservation work.
The 90-foot concrete totem at Ed Galloway’s Totem Pole Park stands restored and repainted, following decades of preservation work.

Credit: Rogers County Historical Society

Galloway continued working on the park until his death in 1961. After he died, the site gradually fell into disrepair.

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In 1989, the Rogers County Historical Society acquired the property. A major restoration effort took place from 1988 to 1998, with art conservators and engineers studying the structures and repairing damaged materials.

Additional repainting and preservation projects began in 2015.

Today, Totem Pole Park is listed on the National Register of Historic Places. It remains open year-round with free admission and is managed by the Rogers County Historical Society.





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