San Ramon's Bishop Ranch Is Becoming an 8,400-Home Neighborhood: What It Means for You

What does the Bishop Ranch redevelopment mean for San Ramon home buyers and owners?

Sunset Development is converting the 600-acre Bishop Ranch office park — including Chevron's former corporate campus — into a mixed-use neighborhood of roughly 8,400 homes over the next 20 years. As of this fall, 367 units are finished, 1,055 are under construction, and 4,547 more are approved, including a 195-lot Trumark project that broke ground in September 2026. If you own in San Ramon or you're considering buying there, this changes the calculus on timing, resale, and what "San Ramon" is going to look like for the next two decades.

By Michael Delehanty — Delehanty Group | DRE #01505346 | September 28, 2026

Chevron packed up its San Ramon headquarters and moved to Houston back in 2024. That's old news at this point. What's new — and what's actually relevant to your next move — is what's happening to the land it left behind.

Bishop Ranch isn't sitting empty. It's being rebuilt, block by block, into a neighborhood. And the scale of it is large enough that it's worth understanding before you make a decision about buying, selling, or holding property anywhere in San Ramon.

From Office Park to Neighborhood

Sunset Development, the company that's owned and run Bishop Ranch for decades, sold portions of the old Chevron campus back to itself when Chevron left — a sale-and-leaseback arrangement that freed up the land for something new. The plan Sunset has been executing since is ambitious: roughly 8,421 homes over about 20 years, across the full 600-acre Bishop Ranch property.

The former Chevron headquarters site alone is slated for around 2,510 homes plus retail, built out across three new neighborhoods anchored to City Center, the 300,000-square-foot shopping and dining district that's already open and adding restaurants through 2026.

This isn't a proposal sitting in a planning department drawer. As of the most recent reporting: 367 units are complete, 1,055 are currently under construction, and 4,547 more are approved and moving toward groundbreaking. That's a project already well past the talking stage.

Bay Area Council economist Jeff Bellisario put it plainly when discussing the plan: "This is a massive project." His caution is worth noting, too — multi-decade, large-scale redevelopments like this one can lose public support over time if the retail and walkability that's supposed to tie it together doesn't show up on schedule. An earlier phase of the master plan (then called CityWalk) drew a formal resident appeal back in 2020 over scale and traffic concerns, which the San Ramon City Council ultimately denied. It's a pattern worth knowing about if you're weighing in on public hearings for future phases, or just want to understand the texture of the neighborhood you're buying into.

What's Actually Breaking Ground Right Now

If you're trying to figure out what this means for your timeline, here's where things stand:

The Trails at Bishop Ranch — Trumark Homes broke ground in September 2026 on 195 lots on the northwest edge of Bishop Ranch, right along the Iron Horse Regional Trail. It's split into two neighborhoods: Promenade (67 three-story single-family homes) and Paseo (128 three-story townhomes). Pricing hasn't been released, and sales aren't expected to launch until fall 2027 — so if you're picturing moving in next year, that's not the timeline.
AvalonBay's rental project — 456 apartment units broke ground in late 2025, with residents expected to start moving in during 2027.
Eden Housing's affordable community — San Ramon's first fully income-restricted development at Bishop Ranch, 200 units, with construction projected to start in late 2026.

None of this is available to buy today. That matters, because it changes how you should think about the "wait for new construction" option if you're house-hunting in San Ramon right now.

If You Already Own in San Ramon

The question I hear most from owners here is some version of: is 8,400 new homes going to tank my resale value, or help it?

The honest answer is that it depends on which side of the timeline you're on, and it's a genuinely open question — not one with a clean answer yet.

San Ramon's existing market isn't soft right now. The city's median sale price sits at $1,516,496, up 1.1% year over year, with homes moving in an average of 22 days — four days faster than a year ago. Nearly 40% of homes are selling above list price, and Redfin scores the market 83 out of 100 for competitiveness, with buyers typically facing about two competing offers per home. That's not a market bracing for a supply shock. It's one that's currently tight.

The counterargument is real, though. Over the next 5 to 15 years, thousands of new homes — many of them walkable to a retail district that's actively being built out — are going to hit the market in phases. If you're planning to sell in the next year or two, that's a very different conversation than if you're planning to sell in 2032. A construction-adjacent property near an active build phase can also see temporary noise, traffic, and access disruption that's worth factoring into your timing if your home is close to one of the current build sites.

This is exactly the kind of question where a citywide average doesn't tell you much about your specific street. Whether your home benefits from proximity to the new City Center amenities or competes directly against new inventory a few blocks away depends on exactly where you sit relative to the build-out — that's where a local market analysis matters more than a headline number.

If You're Buying in San Ramon Now

If you're house-hunting in San Ramon today, you're choosing between two real paths, not one:

Buy existing inventory now, in a market that's competitive (83/100 compete score, roughly 2 offers per listing) but not runaway. You get a home you can move into this year, in a city already served by City Center's current retail mix.
Wait for new Bishop Ranch construction, knowing the earliest sales launch — for the Trumark project specifically — isn't until fall 2027, with pricing still unannounced. Other product types (rentals, affordable units) aren't for-sale options at all.

There's no universally right answer here. If you need to move within the next year, waiting isn't really on the table — new-construction pricing and availability simply aren't set yet. If your timeline is more flexible and you specifically want a brand-new home walkable to the Iron Horse Trail and City Center, it's worth tracking the Trumark sales launch, but you should plan on at least another year of renting or staying put before that option becomes real.

It's also worth knowing that new-construction pricing at a project like this often comes with builder incentives — rate buydowns, closing cost credits — that can make the math different from what you'd expect comparing sticker price alone. That's a conversation worth having with someone who's watched how these Tri-Valley new-construction launches actually price out, not just what the initial press release says.

If your budget or timeline points you toward the surrounding Tri-Valley cities instead — Dublin, Pleasanton, or Danville — that comparison is worth running side by side with San Ramon before you commit, since each city's price point and inventory mix looks different right now.

San Ramon isn't the only East Bay city rebuilding a major site from the ground up, either — Concord's former Naval Weapons Station is on a similar multi-decade path, and comparing the two gives you a useful sense of how these mega-projects actually play out over time. And if you're weighing new construction against buying resale anywhere in the East Bay, the trade-offs are worth understanding in general before you narrow in on Bishop Ranch specifically — I've laid out that comparison here.

One more practical note: San Ramon's median price sits well above the standard conforming loan limit for Contra Costa County, so most purchases here — new or existing — land in high-balance or jumbo financing territory. If you haven't already looked at how that affects your down payment and underwriting timeline, it's worth reviewing before you start touring homes here.

Frequently Asked Questions

When can I actually buy a new home at Bishop Ranch?

Not yet. The Trumark project on the northwest edge of Bishop Ranch broke ground in September 2026, but sales aren't expected to launch until fall 2027, and pricing hasn't been announced. Other current projects at Bishop Ranch, like AvalonBay's apartments and Eden Housing's affordable community, are rentals or income-restricted units, not homes for sale.

Will 8,400 new homes hurt my home's resale value in San Ramon?

It's genuinely too early to say definitively, and the effect will vary a lot by location within the city. San Ramon's existing market is currently competitive, with a median price up 1.1% year over year and homes selling in about 22 days, but a large wave of new supply arriving over the next 5 to 15 years is a real factor worth planning around if you're selling later rather than sooner.

Is Bishop Ranch part of San Ramon, and which neighborhoods are nearby?

Yes, Bishop Ranch is a roughly 600-acre business and, increasingly, residential district within San Ramon, near Gale Ranch and Dougherty Valley. It's centered on City Center, San Ramon's retail and dining hub, and connects to the Iron Horse Regional Trail.

Why did Chevron leave, and who owns Bishop Ranch now?

Chevron relocated its corporate headquarters from San Ramon to Houston in 2024. Sunset Development, which has owned and managed Bishop Ranch for decades, purchased back portions of the former Chevron campus and is leading the residential and retail redevelopment.

Should I wait to buy in San Ramon until the new Bishop Ranch homes are available?

That depends entirely on your timeline and priorities. If you need to move within the next year or two, waiting isn't realistic since pricing and availability for the new construction aren't set until at least fall 2027. If you have more flexibility and want to be close to the new development specifically, it's worth tracking — but you should plan for a longer runway.

If you're trying to figure out what this means for your specific home or your specific search in San Ramon, I'm happy to walk you through it. Text or email me directly — (510) 697-3900 or michael@delehantyre.com — and we'll talk through the numbers for your street, your timeline, and your budget.

About Michael Delehanty — Delehanty Group | DRE #01505346

Michael Delehanty is a Walnut Creek-based real estate agent with Compass, specializing in buying and selling homes across the East Bay — including Walnut Creek, Concord, Pleasant Hill, Danville, Orinda, and the surrounding communities.

Before becoming a real estate agent, Michael spent 15 years running his own contracting firm in the East Bay, working on thousands of homes and major projects across the Bay Area. That hands-on construction background gives his clients a distinct advantage: when Michael walks through a property, he sees what most agents simply can't. From structural details to renovation potential, his experience translates directly into sharper pricing, smarter negotiation, and fewer surprises at the inspection table.

Michael has been a licensed Realtor since 2005, bringing more than 20 years of experience to every transaction. He has successfully guided clients through complex situations including short sales, bank-owned properties, investment transactions, and competitive multiple-offer scenarios. Whether you are a first-time buyer, a move-up seller, or an investor, Michael brings the market knowledge and problem-solving skills to get deals done.

What sets Michael apart is his deep roots in this community. He has lived in Walnut Creek for nearly 30 years and is genuinely invested in the people here — not just the properties. He served four years as Auction Chair and Athletic Boosters President at Las Lomas High School, and has been a member of a local book club for eight years. His two daughters grew up here, attending Las Lomas before going on to the University of Washington and Cal Poly San Luis Obispo. When Michael helps you buy or sell a home in Walnut Creek or the surrounding East Bay communities, he is not just doing a transaction — he is working in the neighborhood where he has built his own life.

michael@delehantyre.com | (510) 697-3900 | michaeldelehanty.com