This week we are looking at major office to housing shifts, long debated affordable projects finally getting approved, and a luxury Peninsula community entering the mix. Let’s get to it.

Cupertino Affordable Housing
Cupertino approved Mary Avenue Villas in a 3 to 1 vote, a 40 unit affordable development on a 0.79 acre city owned site next to Highway 85. Nineteen homes will be reserved for adults and families with children who have intellectual and developmental disabilities, led by Charities Housing. The plan removes 89 parking spaces and still faces additional approvals and potential legal challenges in one of Silicon Valley’s highest cost cities.

Bishop Ranch Housing Conversion
The San Ramon Planning Commission approved up to 2510 homes at Bishop Ranch at 6001 Bollinger Canyon Road, formerly Chevron’s global headquarters. Plans allow demolition of 1.3 million square feet of office space to create three residential districts, starting with 368 market rate homes and 100 affordable units. The full Orchards district will include density bonus incentives and long term affordable housing commitments, marking one of the East Bay’s largest office to housing shifts.

Oakland Campus Redevelopment
The former Holy Names University 58 acre campus is proposed to become 165 single family homes after being sold in 2023 for $65 million to BH Properties. Plans include demolishing 14 buildings while preserving McLean Chapel, the bell tower, the performing arts center, and the historic McCrea House. About 75 percent of the homes would cluster on the existing campus footprint while roughly half the land remains open space, using SB 330 to streamline approvals.

San Bruno Luxury Homes
Toll Brothers announced Crestmoor Estates near Courtland Drive and Piedmont Avenue in San Bruno, with sales expected to begin in spring 2026. The project will feature two collections of all electric single family homes ranging from about 2300 to more than 2800 square feet with modern layouts and options for home offices and private retreats. Located close to BART, Caltrain, and SFO, the development adds a new luxury tier to San Bruno’s evolving housing mix.

• San Francisco home prices continue to rise with the median around $1.7 M and inventory extremely low, down about 27 percent year-over-year.
• Housing supply remains constrained across the region, driving competitive conditions for buyers and supporting price growth.
• Regional forecasts project modest home price increases in 2026, reflecting resilient demand and tight inventory.
• Apartment rents in San Francisco are climbing sharply, outpacing many other major U.S. markets.
• Sales activity shows mixed signals nationally and locally, with some slowing in transactions despite improved affordability.

📩 Want to better understand what this means for the future of Bay Area housing? We’re here to help — send us a message at [email protected].

Millbrae Lunar New Year Festival - February 14 to February 15, 2026 - Downtown Millbrae, Millbrae

San Francisco Chinese New Year Flower Market Fair - February 14 to February 15, 2026 - Chinatown, San Francisco

Second Saturdays Lunar New Year Celebration - February 14, 2026 at 11:00 am - Union Square, San Francisco

Oakland Little Saigon Tet Festival - February 15, 2026 from 12:00 pm to 5:00 pm - Clinton Park, Oakland

North Beach Mardi Gras Parade - February 14, 2026 at 1:30 pm - North Beach, San Francisco

That’s it for this week’s newsletter. If you found something useful, please share it with friends and neighbors who like staying plugged into what’s happening around the Bay. Thinking about making a move in 2026 or just want to understand what these shifts mean for your home value? Reach out anytime and let’s build a strategy together.

Want to discuss your options? Reach out anytime at [email protected]