Del Amo Fashion Center's shift toward mixed-use housing and lifestyle retail is strengthening buyer demand in nearby Torrance neighborhoods. With a proposed 260-home townhome project on the mall's east side and additional residential projects nearby, the area is evolving into a live-shop-dine district that supports property values in adjacent submarkets.
How is Del Amo Fashion Center's revitalization affecting Torrance property values?
Del Amo Fashion Center is in the middle of a meaningful transformation, from a traditional regional mall into a mixed-use district anchored by new housing, lifestyle retail, and walkable amenities. For homeowners and buyers in nearby Torrance neighborhoods like Southwood and Central Torrance, that shift is one more factor supporting demand and values in a market where recent local data shows a median sale price of $1,092,835 and homes moving in a median of 30 days.
What's Actually Happening at Del Amo Right Now
Del Amo Fashion Center remains one of the largest malls in the country, with roughly 255 stores as of 2026. But the more interesting story isn't inside the mall, it's on the parcels surrounding it.
On the east side, Lennar Corp. has proposed Fashion Square at Del Amo, a 260-home development on approximately 16.3 acres at roughly 3405 W. Carson Street and 21405–21515 Madrona Avenue. According to Urbanize LA, the plan calls for 37 buildings of two-, three-, and four-bedroom townhomes rising up to four and five stories, with contemporary finishes. About 25% of the site would be landscaped, including a private park and a 14,500-square-foot central open space.
That's not a small infill project. It's a neighborhood-scale addition to a corridor that already draws significant foot traffic and retail activity.
On the west side of the mall, developers have also been active: a senior housing complex has been completed across Hawthorne Boulevard, and a 200-unit apartment complex has been proposed adjacent to the mall. Taken together, these projects are reframing Del Amo's immediate area as a mixed-use district, not just a place to shop, but a place to live.
The Fashion Square project is still in the environmental review and approvals process as of September 2026. If approved, construction is expected to span approximately 41 months. I tell buyers who ask me about this: don't price the project in as a done deal, but do factor in the direction the corridor is clearly moving.
Recent tenant changes: part of the evolution, not the end
No revitalization story is a straight line. In February 2025, Jo-Ann Fabrics closed at Del Amo as part of a nationwide bankruptcy shutdown, and in July 2025, the Black Angus Steakhouse on an outparcel near the Lifestyle Wing closed after about 50 years at the center. Both closings were widely covered and understandably raised questions.
In my experience, tenant turnover at a mall this size is normal, and the spaces left behind often attract higher-margin, experience-oriented tenants that align better with where retail is heading. The broader trajectory at Del Amo points toward lifestyle and mixed-use, not decline.
What the Numbers Say About Torrance Home Values in 2026
Torrance's market in 2026 is best described as elevated and generally stable, with some variation by neighborhood and product type. Recent local market data puts the citywide median sale price at $1,092,835, with homes selling in a median of 30 days and 162 active listings as of September 2026. That's a market where well-positioned homes still move.
Looking at the within-year progression: a March 2026 market report showed a median around $1,010,000, which climbed to roughly $1,074,000 in April and approximately $1,150,000 by May. A mid-2026 overview from 2buy.com places Torrance's median around $1,260,000, with a median price per square foot of about $843, up approximately 14.2% year-over-year. Redfin's snapshot for the three months ending July 2026 shows a median near $1.3M, down about 1.3% year-over-year, while Zillow's metrics show a typical home value around $1.01M as of July 2026, up about 2.5% year-over-year. The numbers vary by source and methodology, but the consistent message is: Torrance is a high-priced, relatively stable South Bay city.
The neighborhoods closest to Del Amo tell a more specific story. According to 2buy.com's submarket breakdown, Southwood, which sits within easy driving distance of Del Amo and is bordered by Hawthorne Boulevard, Carson Street, and Madrona Avenue, posted a twelve-month median through early 2026 of about $1,272,000, with an average days on market of around 28. Southwood Riviera, the closer-to-coast blocks, showed a median of approximately $1,492,500 in March 2026, up roughly 16.1% year-over-year. That divergence matters: the blocks with stronger amenity access and coastal proximity are holding firmer.
For context across the broader South Bay market, here's how Torrance compares to neighboring areas based on recent local market data:
| Area | Median Sale Price | Median Days on Market |
|---|---|---|
| Torrance | $1,092,835 | 30 |
| Lomita | $899,000 | 47 |
| Lawndale | $775,000 | 44 |
| Redondo Beach | $1,580,000 | 44 |
| Palos Verdes Estates | $2,900,000 | 41 |
| Rolling Hills | $2,587,500 | 46 |
| Carson | $815,000 | 49 |
| Culver City | $1,199,500 | 44 |
Torrance's 30-day median is the fastest in this group. That pace reflects genuine buyer demand, and in neighborhoods adjacent to Del Amo, lifestyle convenience is part of what's driving it.
How amenity access shows up in price
The 2buy.com submarket analysis is worth reading if you want to understand how dramatically Torrance prices vary by location. The coastal Riviera submarket posted a first-half 2026 median around $2.28M across 44 closed sales, with detached homes near $2.55M and per-square-foot pricing around $1,152. Condos near Riviera Village came in around $1.03M. Those buyers are trading on coastline proximity and village walkability.
Del Amo-adjacent neighborhoods like Southwood offer a different value proposition: tree-lined streets, central Torrance access, and now a mall corridor evolving toward more housing and lifestyle amenities. That's a real selling point, and one I lean on when I'm working with buyers who want South Bay living without the Riviera price tag.
Individual transaction data supports the activity. A June 2026 South Bay sales summary shows a single-family home at 17806 Avis Ave in Torrance closing around $1.1869M for a 3-bed/2-bath, roughly 2,085-square-foot property. And a March 2026 report cites a condo at 2571 Plaza Del Amo #107 selling for about $640,000, 2 beds, 2 baths, approximately 1,058 square feet, built in 1984. These are individual data points, not trends on their own, but they confirm that homes along and near the Del Amo corridor are trading at mainstream South Bay price points with active buyer interest.
Your specific home's value depends on its condition, street, build year, and timing relative to this evolving market. That's where a current local market analysis matters, and it's exactly the conversation I have with every seller before we set a price. Pricing it right from the start is especially important in a market where some pockets are softening while others hold firm.
What This Means If You're Buying or Selling Near Del Amo
If you're selling: The revitalization narrative is a genuine asset in your marketing. Buyers who prioritize convenience, quick access to shopping, dining, services, and freeway corridors, are actively looking in this part of Torrance. The proposed Fashion Square at Del Amo townhomes and the completed senior housing nearby signal that this corridor has long-term investment behind it. That's a story worth telling, and I make sure it's part of how I position homes in this area.
One practical note: when a home near Del Amo goes into escrow, the California Department of Real Estate-mandated Real Estate Transfer Disclosure Statement (TDS) is part of the package. For properties near major commercial or redevelopment areas, it's common to note known nearby development plans, like Fashion Square at Del Amo, if they could materially affect noise, traffic, or neighborhood character. Your escrow officer will coordinate delivery of the TDS and all required disclosures within the required timelines. It's not complicated, but it's worth discussing before you list so nothing surprises your buyer mid-transaction.
If you're buying: Proximity to Del Amo is a double-edged question that buyers ask me all the time. The honest answer is that it depends on how close and what you value. Homes within a few blocks of the mall's edges can experience traffic and noise, particularly on peak shopping days. But the broader Southwood and Central Torrance neighborhoods benefit from the amenity access without being directly adjacent to the parking structures. Knowing which streets and blocks hit that sweet spot is exactly the kind of local knowledge that makes a difference, and it's something I walk every buyer through before they make an offer. If you're weighing the myths about what you can and can't afford in this market, there's more to unpack there than most buyers expect.
According to NAR research, proximity to retail and walkable amenities consistently ranks among the factors buyers cite when choosing a neighborhood. Del Amo's evolution toward a live-work-shop district aligns directly with that preference, and that alignment tends to support demand over time.
Frequently Asked Questions
How is the new housing next to Del Amo Fashion Center expected to impact home values in nearby Torrance neighborhoods?
The Fashion Square at Del Amo proposal, 260 townhomes on the mall's east side at Carson Street and Madrona Avenue, is still in the approvals process as of September 2026, so its full impact isn't yet measurable. Generally, converting underutilized commercial and parking land into medium-density housing with parks and open space tends to strengthen the perception of an area as a lifestyle destination, which can support demand in adjacent neighborhoods. The key variable is execution and timeline; I'd factor the project's direction into your thinking, not its completion.
Does living near Del Amo Fashion Center make my Torrance home more attractive to buyers, or do traffic and crowds hurt property values?
It depends on how close and which direction. Buyers who prioritize convenience, walkable access to shopping, dining, and services, actively seek out Del Amo-adjacent neighborhoods like Southwood and Central Torrance. The streets closest to the mall's parking structures can see more traffic congestion, particularly on weekends and holidays, which is worth disclosing and discussing honestly. The broader neighborhoods benefit from the amenity access without the direct adjacency drawbacks. Knowing which blocks hit that balance is exactly what local market knowledge is for.
What's happening with Del Amo Fashion Center in 2025–2026, and should I factor that into my decision to buy or sell in Torrance now?
Del Amo has about 255 stores as of 2026 and remains one of the region's largest malls. In 2025, Jo-Ann Fabrics and Black Angus Steakhouse both closed, part of broader national retail trends, not a signal of local decline. The more significant development is the proposed residential and senior housing projects surrounding the mall, which point toward a mixed-use future for the corridor. If you're buying or selling in adjacent neighborhoods, the trajectory matters more than any individual tenant change.
Are the townhomes planned at Fashion Square at Del Amo going to compete with or boost values for existing condos and townhomes along Plaza Del Amo?
New construction townhomes at a higher price point can actually lift comps for existing attached housing nearby by establishing a new ceiling for the corridor. That said, if the project adds significant inventory quickly, it could create short-term competition for resale condos and townhomes in the same price range. The March 2026 sale of a condo at 2571 Plaza Del Amo #107 for about $640,000 gives you a sense of where existing attached product is trading today. Whether new construction helps or competes with your specific unit depends on its condition, location, and pricing, that's a conversation worth having before you list.
How do prices in Del Amo-adjacent areas like Southwood compare to the rest of Torrance in 2026?
Southwood posted a twelve-month median through early 2026 of about $1,272,000 with homes moving in roughly 28 days, according to a 2buy.com submarket analysis. Southwood Riviera, the closer-to-coast blocks, showed a median around $1,492,500 in March 2026, up about 16.1% year-over-year. The citywide Torrance median sits in the $1.09M–$1.3M range depending on the source and time period. Del Amo-adjacent neighborhoods generally track at or above the citywide median, reflecting the lifestyle premium buyers place on amenity access.
The bottom line: Del Amo's evolution toward a mixed-use, amenity-rich corridor is a genuine value driver for nearby Torrance neighborhoods, not a guarantee of appreciation, but a real factor in why buyers keep choosing this part of the South Bay. Whether you're thinking about selling now or positioning a purchase for the long term, understanding how this development story fits your specific address makes all the difference.
Get a free, no-obligation home valuation and find out exactly where your property stands in today's market: request your personalized market analysis here. I'm happy to walk you through what the Del Amo revitalization means for your specific street and situation.
Equal Housing Opportunity. Laurie Baker is a licensed REALTOR® regulated by the California Department of Real Estate. This article is general information only and is not legal, tax, or financial advice, confirm your specific numbers and circumstances with your escrow officer, tax advisor, or lender. Based on information from California Regional Multiple Listing Service, Inc. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS.