If you have lived in San Diego long enough, you’ve probably driven past an old shopping center or office building and wondered whether anyone would ever do something with it. Apparently, 2026 is the year we are finally getting some answers!
From a massive redevelopment around the Sports Arena to changes in Carlsbad, UTC, and Rancho Bernardo, a lot is happening around San Diego. Some projects could transform entire neighborhoods, while others are encountering serious opposition.
At the McGovern Schwarz Group, we believe what is happening around your neighborhood deserves just as much attention as what is happening in the housing market. New housing, businesses, transportation options, and construction can all affect daily life.
Here are some of the biggest projects and local stories we are following this fall, and what they could mean for the people who live here.
Midway Rising: A Major Transformation Around the Sports Arena
Midway Rising is one of the largest redevelopment proposals San Diego has seen in decades, and its path forward has been anything but straightforward.
The project would replace much of the sprawling parking lot around Pechanga Arena in the Midway District with housing, shops, restaurants, parks, and a new entertainment venue.
The city has spent years considering what to do with this property. Voters approved allowing taller buildings in the area twice, but courts struck down both approvals over problems with the environmental review process.
This fall, California stepped in with legislation intended to help move the project forward.
What Is Planned For Midway Rising?
The proposal covers approximately 49 acres of city-owned land and includes more than 4,000 homes, retail and dining, parks, and a new arena seating around 16,000 people. This would substantially change the Midway District. The estimated cost for the project is approximately $4.2 billion.
In September, Governor Newsom signed Senate Bill 344, designed to limit further environmental challenges once the city certifies the project’s environmental report. That could remove one of the major obstacles delaying the development.
Why the Project Remains Controversial
Supporters point to the opportunity for thousands of additional homes, new parks, and a modern arena for San Diego. Opponents argue that city-owned land should provide more public recreation rather than accommodate a large private development.
We understand the concerns about how public land is used. At the same time, a vast parking lot in the middle of San Diego represents an opportunity to address the need for housing. The important question is whether the final project delivers meaningful benefits for existing residents as well as the companies building it.
Additional city approvals are still required. The full City Council is expected to consider the development agreement in November, and construction could begin as early as 2028 if the project moves forward.
Completion could take a decade or longer. For nearby residents, that means the potential benefits come with a lengthy construction period.
Carlsbad: New Ownership, a Historic Theater, and a Housing Proposal on Hold
Carlsbad has several stories worth watching this fall: a major shopping center changing hands, a historic theater getting another chance, and a proposed condominium development that has stalled for now.
The Carlsbad Forum Shopping Center Has a New Owner
The Forum shopping center in South Carlsbad, off El Camino Real near the Encinitas border, is a familiar destination for shopping, dining, and stops at places such as Jimbo’s and Parakeet Cafe.
The property was recently purchased by national real estate investment company EDENS. County records value it at more than $200 million, although the actual sale price has not been disclosed.
A change in ownership naturally raises questions. Will buildings be replaced? Could apartments be added? Will the center expand?
According to the new owners, they currently have no plans to expand the existing buildings. The stated focus is on improving the shopping experience.
The Forum is already a popular destination. Investment in its long-term appeal could be welcome news for regular visitors.
A Second Life for the Carlsbad Theater
The old Carlsbad Theater is another property with a potentially interesting future. Originally opened in 1927, the theater has not hosted a show since 2019. A group of local investors has purchased the property with an early vision of creating a restaurant and bar with live entertainment.
We’ve always felt the Carlsbad Village deserves more attention alongside coastal downtowns such as Encinitas and Del Mar. It has restaurants, shops, beautiful beaches, and a downtown where you can easily walk or bike around. New businesses have added to that appeal over the past several years. Bringing a nearly 100-year-old theater back into use could make the Village an even stronger destination while preserving a piece of its history. For now, it is an early proposal worth watching.
A 33-Condo Proposal Has Been Withdrawn
Not every Carlsbad project is advancing. A proposal for 33 condominiums with ground-floor retail along Roosevelt Street in the Village had received a recommendation for approval from the Planning Commission earlier this year.
City staff subsequently raised concerns about compliance with state housing laws involving previous tenants on the property. The developer maintains that those issues predated its ownership. With staff recommending denial ahead of a City Council hearing, the developer withdrew the application.
For now, the 33 condos are on hold. It shows how complicated housing approvals can become, even after a project appears to be making progress.
UTC: Costa Verde Could Become High Street Village
Across Genesee Avenue from Westfield UTC, the former Costa Verde Center has sat boarded up for years as redevelopment plans have come and gone.
Now, the San Diego City Council has approved a major redevelopment plan known as High Street Village. The vision is to replace the old shopping center with a mixed-use neighborhood featuring thousands of homes, restaurants, shopping, a boutique hotel, and a walkable main street.
Housing, Shopping, and Transit in One Place
One of the project’s biggest advantages is its location beside the UC San Diego Blue Line trolley station and across from Westfield UTC. The plan includes approximately 100,000 square feet of retail space, potentially accommodating grocery stores, cafes, and shops.
San Diego is not known for making it easy to live without a car. Putting homes, dining, shopping, and public transportation together could give residents more options for getting around.
The Value of Development Approvals
There’s also an interesting real estate story behind the site. After the redevelopment plans were approved, its estimated value increased substantially. Earlier this year, the property was marketed with an estimated value between $240 million and $300 million, roughly double the original purchase price.
That increase came before construction of the new neighborhood. It illustrates how valuable development approvals can be in a market where buildable opportunities are limited.
Demolition has begun, with construction expected to start in 2028. Like Midway Rising, High Street Village would be built in phases over an extended period.
Rancho Bernardo: City View Faces Neighborhood Opposition
Farther north along Interstate 15, a proposed redevelopment in Rancho Bernardo is encountering resistance.
City View would replace approximately five and a half acres of older office buildings off Bernardo Plaza Court, next to the freeway. KB Home proposes demolishing roughly 75,000 square feet of the commercial space and building 122 townhomes.
Replacing an aging office park with housing might sound straightforward, but the property is zoned for commercial use. Moving forward would require amendments to the general plan and Rancho Bernardo community plan, along with a zoning change.
The Planning Board Has Changed Its Position
In 2024, the Rancho Bernardo Planning Board supported allowing the city to study the possibility of housing on the site. This September, the board voted against the proposed changes.
The planning board is an advisory body made up of residents. Its opposition does not end the project, which would still need consideration by the city’s Planning Commission and City Council. It does, however, make the path forward more difficult.
San Diego Housing Needs and Neighborhood Character
Having worked throughout Rancho Bernardo, we know how much residents value the community’s character. Concerns about replacing office buildings with 122 townhomes deserve consideration.
At the same time, this is an aging office property beside Interstate 15. Reusing an already developed site is one way to add housing without extending construction farther into undeveloped land.
Rancho Bernardo is also updating its community plan, which will help determine what development is allowed in the years ahead. City View is unlikely to be the last debate over how the community should evolve.
Qualcomm: An Apple Agreement With Local Significance
Qualcomm, one of San Diego’s most important employers, announced in September that it had renewed its global patent license agreement with Apple. That may sound like a technical business announcement, but it matters to the San Diego County region.
Apple has been developing more of its own chips to replace components it previously purchased from Qualcomm. Even if Apple uses fewer Qualcomm chips in future iPhones, it still needs licenses for certain patented wireless technologies. The agreement allows Qualcomm to continue earning licensing revenue independently of how many chips Apple purchases.
Why the Qualcomm and Apple Agreement Matters
For communities around Sorrento Valley and the State Route 56 corridor, employers such as Qualcomm and Apple are a key link between jobs and housing demand. Their business decisions matter well beyond their offices.
The new agreement is scheduled to take effect next April. Neither company disclosed its value or duration. However, Qualcomm’s licensing business generates more than $1 billion in revenue each quarter, making it an important part of the company’s business.
We would not interpret the announcement as a promise of a major hiring expansion. Qualcomm has also reduced some local jobs this year. Still, it is encouraging news for a company with a substantial role in San Diego’s economy.
The Bottomline: San Diego Is Rethinking Properties It Already Has
An old shopping center could become a new neighborhood in UTC. An office park could become 122 townhomes in Rancho Bernardo. The parking lots around Pechanga Arena could accommodate thousands of homes, parks, restaurants, and a new arena. In Carlsbad, a historic theater could find a new purpose instead of remaining empty.
With limited land available for new development, San Diego will increasingly face questions about how to use existing properties more effectively.
That does not mean every proposal should be approved. Traffic, infrastructure, public benefits, and neighborhood character deserve serious attention. However, these conversations are necessary if we want future generations to have opportunities to live here.
Look Beyond the House Before You Buy in San Diego
When buying a home in San Diego, pay attention to what is happening around it.
Some proposed future changes can add useful amenities and make a neighborhood more appealing. Others can bring years of construction, traffic, and disruption before residents see the benefits. Understanding what is planned helps you make a more informed decision about where to live.
At the McGovern Schwarz Group, we help buyers and sellers consider the neighborhood as well as the property. If you are planning a move, contact Bern McGovern and Arianna Schwarz to discuss the communities you are considering and the changes that could affect your next home.
Frequently Asked Questions About San Diego Development in Fall 2026
What is planned for Midway Rising?
Midway Rising proposes redeveloping approximately 49 acres around Pechanga Arena with more than 4,000 homes, shops, restaurants, parks, and a new arena seating around 16,000 people. Additional approvals are required, and the project could take a decade or longer to complete.
What will replace the Costa Verde Center near UTC?
High Street Village is planned as a mixed-use neighborhood with housing, shopping, restaurants, a boutique hotel, and a walkable main street. Its location near Westfield UTC and the UC San Diego Blue Line trolley station could give residents more options for reaching everyday destinations without driving.
What is the City View proposal in Rancho Bernardo?
City View proposes replacing older office buildings near Bernardo Plaza Court and Interstate 15 with 122 townhomes. The proposal requires land-use and zoning changes. Opposition from the Rancho Bernardo Planning Board is advisory; final decisions would require city consideration.
What should I research about nearby development before buying a San Diego home?
Check the project’s approval status, proposed use, building size, access points, and construction timeline. Consider potential changes to traffic, noise, views, and nearby amenities. An approved project may still take years to build, while a proposal may change before receiving approval.
Can nearby redevelopment affect my home’s value?
Redevelopment can influence a neighborhood’s appeal by adding housing, businesses, public spaces, or transportation options. Construction and increased traffic can also affect the experience of living nearby. The effect on an individual home depends on the project and its proximity; an increase in property value is not guaranteed.
Who can help me evaluate neighborhood changes before buying or selling?
Bern McGovern and Arianna Schwarz of the McGovern Schwarz Group can help you consider nearby development alongside comparable sales, property condition, and your plans for the home. We help you look beyond the listing to understand the neighborhood you are choosing.
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