Mosaic Mall

What Mosaic Mall does

Mosaic District is an open-air, mixed-use shopping, dining, and entertainment destination located at 2905 District Avenue, Fairfax, VA 22031, in the Northern Virginia suburbs of Washington, D.C. The property is owned and managed by EDENS, a commercial real estate developer and "place-making" operator, and spans multiple blocks adjacent to the Dunn Loring-Merrifield Metro Station on the Orange Line. The site combines 40+ retail shops (national anchors such as Target, Anthropologie, lululemon, Sephora, Barnes & Noble and local boutiques), 35+ restaurants and bars (ranging from fast-casual Cava and Shake Shack to full-service Matchbox and Bartaco), fitness and wellness studios (solidcore, OneLife Fitness, F45, OVME, bluemercury, Deka Lash), the Angelika Film Center cinema, three residential offerings (Avalon Mosaic apartments, Modera Mosaic apartments, and 137 EYA-built contemporary townhomes), and The Archer Hotel boutique accommodations, supported by five parking garages with 2,500 spaces, on-street parking, EV charging, a Metro shuttle, and a Capital Bikeshare kiosk.

The core products are not software but curated physical experiences organized around five anchor programs: retail leasing, F&B leasing, service/wellness leasing, a year-round event calendar, and residential/hospitality partnerships. Community programming is a defining differentiator, with weekly and seasonal event series including a year-round FRESHFARM Farmers Market every Sunday, Movies in the Park (presented with the Fairfax250 Commission), Summer Music Series (with Providence District), Summer Sweat Series fitness classes (with lululemon and OneLife Fitness), Arts in the Parks children's performances (with Fairfax County Park Authority), Cartoons and Coffee family events, soccer tournament watch parties, and holiday/seasonal festivals. Common-area amenities include Strawberry Park playground, a seasonal interactive splash pad (May–September), and the Sip & Stroll program allowing to-go alcoholic beverages in the district.

The business model is commercial real estate leasing. Mosaic District itself does not sell products or services directly to consumers; revenue is generated by leasing retail, restaurant, service, fitness, and wellness space to national, regional, and local tenants, with additional ancillary income from parking, common-area programming sponsorships, and event partnerships. Tenant pricing is set independently by each operator. Distribution is entirely physical: consumers access the property's offerings by visiting the storefronts, restaurants, cinema, fitness studios, and event spaces on-site. Marketing is driven by the mosaicdistrict.com website, the @mosaicdistrict Instagram account, an email newsletter, earned media in outlets such as Northern Virginia Magazine and FFX Now, and tenant cross-promotion.

Name

Mosaic Mall

Legal name

Mosaic District

Website

https://mosaicdistrict.com

Company type

Private

Founded year

1989

Operating status

Operating

Headcount range

11–50 employees

Short description

Mosaic District is an open-air mixed-use shopping, dining, and entertainment destination in Fairfax, VA, featuring 40+ retailers, 35+ restaurants, fitness and wellness services, residential apartments and townhomes, a boutique hotel, and a year-round community events calendar.

Ownership category

akta.pro rank

Product category

Open-Air Mixed-Use Retail Center

NAICS

Arts, Entertainment, and Recreation (71)

SIC

Services-Amusement & Recreation Services (7900)

akta.pro primary industry

Retail & Mixed-Use Commercial Construction (IMAFACAB)

akta.pro secondary industry

Fairgrounds & Expo Parks (THAHAAAH)

Keywords

• Open-air retail center
• Mixed-use development
• Commercial real estate leasing
• Shopping dining district
• Community event programming

Headquarters

HQ city

Fairfax

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Infrastructure, Personnel, Marketing or Sales, Others

Revenue model

1. Commercial Real Estate Leasing: Mosaic District generates revenue by leasing retail, restaurant, and service space to national chains, regional brands, and local boutiques. The open-air center features shops, restaurants, a movie theater (Angelika Film Center), fitness studios, and wellness services.

Go-to-market motion1 record

Distribution channels4 records

Marketing channels5 records

Core offering

Mosaic Mall (operating publicly as Mosaic District) is an open-air mixed-use shopping, dining, and entertainment destination in Fairfax, Virginia, leasing physical retail, restaurant, and service space to a curated mix of national chains and local boutiques. The district combines 40+ shops, 35+ restaurants and bars, fitness and wellness studios, and the Angelika Film Center cinema with year-round community programming including farmers markets, outdoor movies, concerts, and fitness classes. The property also includes on-site residential apartments (Avalon Mosaic, Modera Mosaic), EYA-built townhomes, and The Archer Hotel, supported by 2,500 parking spaces across five garages, electric vehicle charging, a Metro shuttle, and a Capital Bikeshare kiosk.

Product overview

Mosaic District is an open-air shopping, dining, and entertainment destination in Fairfax, VA operated by EDENS. The district offers a unified experience combining retail shops (national brands and local boutiques), diverse restaurants and bars, wellness and beauty services, and community events. Additional offerings include residential living options (Avalon Mosaic, Modera Mosaic, and EYA Townhomes), accommodations (The Archer Hotel), and recreational amenities (Strawberry Park Playground, Splash Pad, and year-round FRESHFARM Farmers Market). The district hosts recurring event series including Movies in the Park, Summer Music Series, Summer Sweat Series fitness classes, and seasonal sports viewing parties like Watch The World Play soccer tournament. Mosaic District features free parking, shuttle service from Dunn Loring-Merrifield Metro, and bike share facilities.

Differentiator

Problem solved

Functional benefit

Products and services

• Mosaic District Shops

Quantifiable outcome

• 35 events found in July 2026 calendar, spanning sports viewing, fitness, family activities, dining promotions, and live entertainment

Segments2 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Nine partnerships are on record, tiered core and minor.

• FRESHFARMcoreStrategic or Co-development PartnerFRESHFARM partners with Mosaic District to operate a weekly year-round farmers market every Sunday at District Avenue and Strawberry Lane. The market offers locally grown produce, grass-fed meats, dairy, baked goods, and prepared foods. FRESHFARM handles vendor management and market operations; Mosaic provides the venue and promotes the market to its visitor base.
• EDENScoreOthersEDENS is the real estate developer and property management company that owns and operates Mosaic District. EDENS handles leasing (edens.com/property/mosaic), handles corporate communications, and maintains the property website. The footer credits 'A Place by EDENS.' EDENS also manages other mixed-use properties in the Washington, D.C. metro area.
• lululemon MosaiccoreGTM or Marketing Partnerlululemon Mosaic co-hosts the Summer Sweat Series at Strawberry Park, alternating with OneLife Fitness to lead free outdoor Yoga on the Green sessions every other Tuesday. lululemon provides instructors and brand activation; Mosaic provides the venue and event promotion. This is an ongoing seasonal partnership.
• OneLife FitnesscoreGTM or Marketing PartnerOneLife Fitness co-hosts the Summer Sweat Series at Strawberry Park, alternating with lululemon to lead free outdoor Yoga on the Green (Tuesdays) and Rooftop HIIT (Wednesdays) sessions. OneLife also plans to open a new gym location within Mosaic District (per November 2025 Washington Business Journal report).
• Fairfax County Park AuthorityminorStrategic or Co-development PartnerThe Fairfax County Park Authority partners with Mosaic District to present Arts in the Parks at Strawberry Park—free children's performances on Sunday mornings in June-August. The series is part of the County's Summer Entertainment Series and made possible through the Fairfax County Park Foundation's corporate and private donations.
• Providence DistrictminorStrategic or Co-development PartnerProvidence District co-presents the Summer Music Series at Mosaic District—a free outdoor all-ages concert series on Saturday evenings featuring local artists. The partnership provides the local government/community connection and partially funds the programming.
• Capital BikeshareminorGTM or Marketing PartnerCapital Bikeshare has installed a kiosk at Mosaic District (corner of Merrifield Town CTR Drive and Merrifield Cinema Drive), enabling eco-friendly commuting to the property. The partnership provides a sustainable transportation option for visitors and residents.
• Fairfax250 CommissionminorGTM or Marketing PartnerThe Fairfax250 Commission partners with Mosaic District to present the Movies in the Park outdoor film series, which showcases family-friendly films on Thursday evenings throughout summer. The commission's involvement ties the programming to the county's 250th anniversary commemoration.
• BPtriviaminorGTM or Marketing PartnerBPtrivia partners with Grand Cata restaurant at Mosaic District to host weekly Trivia Tuesdays. BPtrivia provides the trivia content and hosting; Grand Cata provides the venue. The event runs weekly at 6:30 PM.

Scale indicators4 records

Recent moves1 record

Expansion highlights5 records

Broad incumbents

• Federal Realty Investment Trust: Public REIT and industry-leading operator of open-air mixed-use lifestyle centers including Bethesda Row and Santana Row — comparable at the platform/operator level as Mosaic's primary competitive peer for premium tenant relationships.

Direct peers

• Reston Town Center: Major Northern Virginia open-air mixed-use destination with retail, dining, office, hotel, and residential — same DC metro submarket and comparable open-air lifestyle format competing for similar tenants and visitors.
• Crocker Park: Ohio-based open-air mixed-use lifestyle center combining retail, dining, residential, and office — directly comparable open-air format, event programming, and mixed-use composition.
• Avalon (Alpharetta, GA): Flagship EDENS mixed-use lifestyle center with similar proportions of retail, dining, residential, and entertainment; directly comparable in tenant mix philosophy and event programming approach.
• Bethesda Row: Federal Realty's premium open-air lifestyle center in suburban DC featuring retail, dining, cinema, and residential — directly comparable concept, scale, and tenant profile to Mosaic District.
• The Domain (Austin): Large-scale open-air mixed-use lifestyle destination in Austin featuring luxury retail, dining, residential, and office — directly comparable open-air lifestyle center concept and tenant mix tier.
• Santana Row: Luxury mixed-use lifestyle center in San Jose, CA operated by Federal Realty, featuring high-end retail, dining, residential, and hotel — directly comparable in concept, scale, and premium tenant positioning.
• Ballston Quarter: Open-air mixed-use destination in Arlington, VA combining retail, dining, entertainment, residential, and office — competes with Mosaic for similar DC metro discretionary spending.
• Union Market DC: Washington, DC food hall and retail destination also owned and operated by EDENS, sharing Mosaic's open-air, curated tenant mix, and event-driven programming DNA — making it the closest operator-level comparable.

Others

• EDENS: Parent company and operator of Mosaic District; relevant as the controlling platform and capital partner, but not a property-level peer — included for context on the operator relationship and platform synergies.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Instagraminstagram.com/mosaicdistrict
• Xx.com/mosaicdistrict
• Facebookfacebook.com/mosaicdistrict
• LinkedInlinkedin.com/company/b33

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds1 record

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Mosaic Mall