San Ramon's best-known office park is turning into housing, but the homes most buyers have heard about can't be bought yet. As of early October 2026, the two largest Bishop Ranch projects in the news have no published prices. One is still on a construction calendar, and the other is waiting on a demolition date. So a buyer this fall really has two places to look: resale homes, which are taking longer to sell than they did a year ago, and the last homes in communities that are already selling.
That gap is the story. Here is the calendar as the public record shows it today.
Project | Builder | Homes | Status as of early October 2026 |
|---|---|---|---|
City Village | SummerHill Homes | 404 | Selling. 225 sold, final 15 townhomes on offer |
Deerwood Heights | Trumark Homes | 61 | Selling, starting at $995,000 |
The Trails at Bishop Ranch | Trumark Homes | 195 | Under construction. Pricing and sales launch planned for fall 2027 |
Canopy | Lennar | 255 | Land acquired. Demolition and construction expected mid-to-late 2027 |
The New Homes Everyone Mentions Are a 2027 Conversation
Trumark Homes broke ground on The Trails at Bishop Ranch this summer. The project has 67 single-family houses and 128 townhomes in the northwest part of the former office hub, right on the Iron Horse Regional Trail. The location is the selling point. Tony Bosowski, Trumark's Northern California Division President, called it "the most alluring element of The Trails." The September 1, 2026 report on the groundbreaking said pricing and other details would come out ahead of a sales launch planned for "next fall." That points to fall 2027.
Canopy is further out. In July, Sunset Development confirmed that Lennar had closed on 25 acres at the Bishop Ranch 8 site for 255 detached homes, two to three stories each. Sunset kept the remaining two acres. Plans call for a five-block linear park through the middle of the neighborhood with a community pool, clubhouse, children's play area and dog-oriented facilities. A continuous sidewalk along Executive Parkway would connect to Bartlett Pear Park and the Iron Horse Trail. According to Sunset, demolition of the existing BR8 building and construction are expected to begin in mid-to-late 2027. No sales date has been published.
The scale behind these projects is large. Patch reported in July that the broader Bishop Ranch residential expansion is planned to eventually include about 8,000 homes across several neighborhoods. The city's adopted CityWalk Master Plan resolution provides for up to 4,500 multifamily units over a buildout it expected to take 25 to 27 years. That timeline describes a district that will fill in over a generation. A buyer deciding in the next six months shouldn't treat it as a pipeline of homes about to hit the market.
What a Buyer Can Actually Tour This Fall
City Village is the Bishop Ranch housing that already exists. SummerHill Homes planned 404 for-sale homes there: 114 detached rowhomes, 154 detached courtyard homes and 136 townhomes. The first homes went on sale in September 2023, starting at $1.1 million according to Livermore Vine. In early October 2026, the builder reports 225 homes sold, "over 55%," with the final 15 townhomes now selling. Floor plans run from 1,716 to 3,093 square feet with three or four bedrooms. Plan pricing on the builder's site starts at $998,000 for a townhome plan, with other townhome plans between $1.048 million and $1.298 million. A courtyard plan is listed at $1,998,000.
Across town, Trumark's 61-home Deerwood Heights started at $998,000 when it was reported in June 2026. In early October, the builder's page shows a starting price of $995,000, with available homes at $995,000, $1,167,000 and $1,195,000.
Most of the new construction for sale in San Ramon right now sits near $1 million to $1.3 million. The most expensive City Village plan is the one that overlaps the resale detached market.
The Resale Side Has Loosened
Bay East Association of REALTORS® publishes monthly detached-home data for San Ramon. In August 2026, the median sale price was $1,700,000, down 2.9% from August 2025. Sales held flat at 43 homes. The bigger change was in time on market. Average days on market rose to 28 in August 2026, up from 16 a year earlier. Listings at month-end climbed to 76, about 1.8 months of inventory, compared with 65 listings and 1.4 months in August 2025.
Prices haven't caved. Buyers paid an average of 99% of list price in August 2026, the same ratio as August 2025. What sellers have given up is speed. They are still getting close to their asking prices, but it takes longer.
Last fall offers a useful pattern. In October and November 2025, the same Bay East series showed average days on market of 34 and 35, with buyers paying 98% of list. One season doesn't make a rule. Still, a buyer shopping detached resale in San Ramon this October is entering the part of the year that recently gave buyers the most room.
The price-per-square-foot figures are useful for comparing against new construction. Detached homes that sold in August 2026 averaged $727 per square foot. Builder pricing comes with its own plans, finishes and lot sizes, so the comparison is rough. Even so, it gives a buyer a baseline for asking what the premium for brand-new construction actually is.
Where the Real Friction Sits
Choosing between a resale home and a new Bishop Ranch home comes down to a few practical points that the headlines don't cover.
- Prices for the next wave don't exist yet. No price has been published for The Trails or Canopy. If a buyer waits for Bishop Ranch, they're comparing today's resale homes against numbers that won't come out for about a year.
- The builder's lender is part of the offer. Trumark announced in August that Marcus Murphy would lead Icon Lending, its affiliated mortgage brokerage. The company says the program is meant to make buying its new homes "more attainable and affordable." A buyer comparing a new home with a resale home should compare total financing terms as well as the purchase price.
- City Village's counts are partial. The builder's "225 sold" and "final 15 towns" wording doesn't say how the remaining homes will be released. Ask the sales office directly what's available and when it closes.
- The neighborhood will be under construction for years. Canopy's demolition and building work is expected to begin in mid-to-late 2027, right next to City Village. Anyone buying in or near Bishop Ranch is buying into a district that will keep changing around them.
The affordable components are changing too. In September 2026, Patch reported that two 1,187-square-foot, two-bedroom below-market-rate townhomes at Iron Horse Village near Bishop Ranch were offered at $241,407 each to qualifying first-time buyers by lottery. They're expected to be ready between November 2026 and January 2027. These are a separate, income-qualified track. They show how many kinds of housing the district is set up to hold.
Questions Buyers Ask About Bishop Ranch
When can I buy at The Trails at Bishop Ranch? Trumark's sales launch is planned for fall 2027, with pricing to be released beforehand. As of early October 2026, no date or price has been published.
Is Canopy for sale yet? No. Lennar owns the 25-acre site, and Sunset expects demolition and construction to begin in mid-to-late 2027. No sales schedule has been announced.
How does new construction compare with San Ramon's resale median? In early October 2026, most new homes for sale at City Village and Deerwood Heights are priced from about $995,000 to $1.3 million. The top City Village plan is near $2 million. The detached resale median was $1.7 million in August 2026. Those comparisons mix townhomes and detached homes, so treat them as a rough guide.
Is the resale market slower right now? Yes. In August 2026, average days on market for detached homes was 28, up from 16 a year earlier, and inventory was higher. Sale prices averaged 99% of list.
For a San Ramon buyer, the real decision is between a resale home you can negotiate on this fall and new Bishop Ranch homes whose prices haven't been set. That's the comparison Joujou Chawla Real Estate works through with clients every week: the resale comps, how builder financing compares, and how long each option takes. If Bishop Ranch is on your list, we can put the current choices side by side for you before the next wave goes on sale.
Whether you are weighing immediate opportunities in San Ramon’s evolving resale market or positioning yourself to evaluate the next wave of developments like The Trails at Bishop Ranch, navigating the East Bay real estate market requires strategic precision and localized market insight.
With over 42 years of local real estate experience, 1,535+ closed transactions, and more than $2.1 billion in lifetime sales volume, Joujou Chawla provides high-level representation, exclusive off-market insight, and tailored buyer guidance across San Ramon and the greater East Bay area.
Connect with Joujou Chawla Today:
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