The Long and Winding (Moraga Avenue) to Affordable Housing
Imagine if you will a middle school classroom, warm, smells of chalk, sunny. Young teacher, looks up from their desk, smiles, and says, “Affordable housing… Piedmont… hot button issue. Class…?”
Oooh Oooh, (thrusts hand up) pick me!! pick me!!
This is how I felt when I learned that January 20, 2026, the Piedmont City Council had formally adopted the resolution declaring intent to designate the Moraga Canyon Specific Plan (MCSP) parcels as "exempt surplus land" under California's Surplus Land Act (SLA).
You see, my side hustle is consulting with municipalities about city-owned real property and the SLA, so I can actually contribute something useful here—versus offering up a divisive opinion to get attention—and I choose to contribute a timeline.
In a perfect world, the city will have done everything they need to comply with the SLA in nine to 14 months from January 20th, 2026, and a developer will be chosen to buy the land and begin the entitlement process. Then, facing the same scrutiny as any other Piedmonter trying to get something built, that private developer will navigate their way through local approvals and start construction.
I’m going to pick this back up in a few years because my experience has been we do not live in a perfect world; a plantain chip falling to the ground in Guyana can seriously affect the process and I can only imagine what some form of litigation could do to gum up the timeline.
My timeline: At least 12 months until the city finds someone to develop it and sells it and then who knows how many years.
My answer seems “vague and unconvincing”? That’s government for you.
In the News
Remember when we used to smoke in our homes? The state now requires we disclose it. AB 455, signed into law October 3, 2025, places sole responsibility on sellers to disclose any actual knowledge of thirdhand smoke residue or history of tobacco use on the property—in writing. The law applies to all sales, exchanges, and real property sales contracts.
In addition to firsthand (you) or secondhand (your guests) smoking, you now must disclose any knowledge of thirdhand smoke as of January 2026. For example, my fond memory of my grandmother Mary Loretta surreptitiously smoking Marlboro Reds, with Stella her schnauzer, outside the kitchen entrance of her house is not only nostalgia but also a trigger for mandatory disclosure.
Reader Question
This week’s reader question is best encapsulated by the National Association of Realtors® Code of Ethics and Standards of Practice:
Article 3 REALTORS® shall cooperate with other brokers except when cooperation is not in the client’s best interest... (Amended 1/95)
Q: I am interviewing real estate agents, and one is telling me to get work done with their concierge service and pay for staging but doesn’t want to put my house on the MLS. She's very successful, but how do I know I'm getting the best price? Why stage it or do any work if it isn’t going on the market?
A: Sounds like the agent is pushing the concierge service and staging hard, fine. That part usually makes sense. But recommending not marketing your home on the MLS? That’s where you should start asking questions. The MLS isn’t an outdated relic; it’s the main stage where nearly all buyers and agents look first.
Data shows homes on the MLS sell for 17 to 19 percent more. Unless the agent’s secret network of unicorn buyers is ready to swoop in and pay market price, you’re about to leave serious money on the table.
Ask them how long this “private” phase lasts and if they don’t have an answer that satisfies you, don’t be afraid to shop for someone who understands that “exclusive” shouldn’t mean “exclusive to a tiny, invisible audience.”
Bottom line, staging is about making buyers fall in love, but MLS exposure is what Article 3 is talking about. Cooperation is how you get buyers in the door. If you aren’t seeing transparency or a realistic strategy to reach a broad audience, push back or keep interviewing agents. There are quite a few who’ll put you in the best position to get top dollar.
Did You Know
Piedmont just had a big birthday, 119 years old, January 26, 2026! And that makes Piedmont an Aquarius.
Aquarius (Jan 20 - Feb 18) are known as the innovative, independent, and humanitarian visionaries of the zodiac, characterized by their progressive thinking, intellectual depth, and desire for social change, often marching to their own beat with unique, rebellious, and eccentric flair. They value freedom, intellectual connections, and big-picture ideas, but can struggle with emotional expression, sometimes appearing detached or aloof while secretly being deeply caring.
Sounds about right… Happy Birthday Piedmont!
Real Estate Roundup
January 1–23, 2026
Market Activity: Piedmont's early January market showed activity across multiple price tiers, but supply remains critically constrained. The entry-to-mid market ($800K–$2M) included four active listings, one new entry, and one recent close. The $2M–$3M segment had one pending transaction and one new listing, with one recent close. The $4M+ tier included two pending transactions, two new listings, and one withdrawn property.
Total closed sales: 3. Pending: 2. Active: 5. New listings: 2. Withdrawn: 1. Median sale price: $3M. Average days on market (actives): 23 days.
Building Activity: The city issued 57 permits in January worth $1.04 million, with mechanical upgrades ($99K), roof replacements ($114K), and residential renovations ($176K) dominating activity.
The permit portfolio—seismic upgrades, solar installations, electrical panel work—reflects long-term investment for newly minted Piedmonters more than seller prep for Spring.
Charlie and Ellen on the Exedra
I caught up with my favorite Piedmont insiders this week and as usual they had seen (almost) everything before I did. There are still a couple of “stealth” listings out there even insiders aren’t supposed to know about—but somehow, we all do.
We had a quick chat on the Exedra after the City Council’s meeting (see above). Charlie, as always, excited and Ellen a little cross.
Topping the list of available favorites this week was per Charlie, “the big brick house and that gray house down by the park” and Ellen (Ellen, forever unimpressed, you could mention to her you owned a Gulfstream 500 and she’d remind you G8’s have been available for a few years) also found a something to like about the brick house, “the parking area is discreet”.
Questions? Comments? History? Tips? Favorites? I want to know. america@grubbco.com
