NYC real estate CEO Dezireh Eyn looks at the state of real estate consolidation through the lens of the high-end retail industry.
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When Printemps opened last March, I went the first week. Intentionally.
It had been on my radar for months. A Paris department store choosing to open in New York, in this retail climate, felt like a signal worth paying attention to. And because it sits on my walk to the office, I knew it would not be a one-time visit. I could watch it over time.
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What stood out immediately was the restraint. High ceilings. Warm light. Clear sightlines. No endless racks. No visual noise disguised as abundance. Products spaced generously. A tight edit of designers. Beauty displayed like objects rather than inventory. The space felt calm, expensive without trying to prove it. I remember thinking, “This store trusts itself.”
I have gone back often. Sometimes for a quick lap, sometimes to see what changed. Sometimes to see what did not. The displays rotate, but the discipline holds. Printemps never drifts into excess. It never feels unsure of who it is.
When Saks Fifth Avenue filed for bankruptcy last month, the timing was impossible to ignore.
The collapse of an iconic retail brand
What makes Saks’s collapse worth studying is that it was not about consumers losing interest in luxury. It was structural. In 2024, the company took on a significant debt burden as part of a major consolidation that combined Saks Fifth Avenue, Neiman Marcus and Bergdorf Goodman under one umbrella. The logic was scale. The reality was fragility.
As luxury spending softened in 2025, that debt became harder to service. Vendors went unpaid. Inventory thinned. Shelves began to look sparse, which drove foot traffic down, which worsened the numbers, which strained vendor relationships further.
At the same time, luxury brands increasingly shifted toward selling directly through their own boutiques and digital channels, weakening the department store’s role as a necessary intermediary.
By the time Saks filed for Chapter 11, the experience had already begun to break down. Bankruptcy did not mark the beginning of the problem. It marked the moment the problem could no longer be concealed.
The changing face of retail in the US
The significance of that moment becomes clearer when you look at what department stores once represented.
In the middle of the 20th century, department stores were not interchangeable. From the 1950s through the 1970s, each one had a distinct personality and a clearly defined customer. You were either a Saks woman or a B. Altman and Company loyalist. You did not browse casually between them. You chose. And once you chose, you stayed.
That loyalty came from identity, not inventory. Each store made deliberate decisions about what to carry, how to present it and who it was for. Taste was the filter. Judgment did the work. The customer was not asked to sort through endless options. The store did that for them.
Over time, that confidence eroded. As department stores chased scale, they softened their edges. Assortments widened. Identities blurred. More brands, more categories, more noise. What they gained in volume, they lost in distinction. Shopping stopped feeling personal and started feeling transactional. And once that shift occurred, loyalty faded quietly.
The parallel to real estate is hard to miss.
Last month, I wrote about this dynamic in a different context. In “When it comes to private listings, choice is not the same as freedom,” I argued that scale often presents itself as optionality, while quietly shaping outcomes through defaults. More options do not automatically create better decisions. In many cases, they obscure the trade-offs that actually matter.
Department stores fell into the same trap.
As they expanded, choice increased in theory but clarity diminished in practice. The customer was offered more brands, more categories, more ways to shop, but less guidance. Less point of view. Less confidence that someone else had done the thinking on their behalf.
Consolidation and the changing face of the real estate industry
In real estate, consolidation operates similarly. Large platforms promise more agents, more listings, more tools, more exposure. The pitch is abundance. But at a certain point, abundance stops empowering clients and starts overwhelming them. When everything is available, nothing is contextualized. When everyone fits, no one feels chosen.
This is not an ideological critique. It is behavioral. Consumers do not want infinite choice. They want informed choice. They want to understand the trade-offs. They want to know who is making decisions, and why.
Boutique brokerages operate differently by design. They define who thrives inside their walls. They protect standards, culture and experience. They curate not to exclude, but to clarify. That restraint is not a limitation. It is the advantage.
The department store did not fail because people stopped wanting beautiful things. It failed because it stopped choosing.
Printemps feels compelling not because it is new, but because it is clear. It knows who it serves and stands behind it. That confidence creates trust. Trust creates loyalty. In real estate, the firms that endure will not be the biggest or the loudest. They will be the ones willing to define themselves precisely and protect that definition.
Because when everything is for everyone, nothing truly belongs to anyone. And loyalty has always followed conviction.
Dezireh Eyn serves as the Chief Executive Officer of Platinum Properties. Connect with her on LinkedIn and Instagram.
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