A Guide to San Francisco's 2025 Development

Sydney Winstead • December 3, 2025

Built in the Bay: Tracking San Francisco’s Growth and Transformation

Richmond–San Rafael Bridge Is Getting a Major Upgrade: What Bay Area Residents Should Know

Construction is set to begin next week on the Richmond–San Rafael Bridge as it becomes the first Bay Area bridge to transition to open-road tolling. The project includes the removal of existing toll booths and updates to the westbound approach.

What’s Changing

Toll booths will be removed and replaced with overhead tolling gantries

Westbound lanes will be restriped and reconfigured

Nighttime lane closures are expected during construction

A full westbound weekend closure is planned for 2026 to install major equipment

The project is scheduled to finish in late 2026

Projected Traffic Effects

Models from the Metropolitan Transportation Commission indicate potential changes in travel times once construction is complete:

Estimated 3–5 minute change for most drivers

Estimated 10–12 minute change for carpools and buses

Actual impacts may vary as the system rolls out and traffic patterns adjust.

Why the Project Is Happening

The bridge currently experiences recurring bottlenecks where multiple toll lanes merge into two travel lanes. The transition to open-road tolling and lane reconfiguration is designed to address this choke point and align the bridge with systems already used on other California highways.

What This Means for the Region

The project introduces a new tolling model for Bay Area bridges and may influence traffic flow between Marin and Contra Costa counties once complete. It may also affect commuting patterns, travel times, and regional connectivity depending on how drivers adapt to the updated infrastructure.

Bottom Line

Residents can expect periodic construction-related delays over the next year and a half, including a full weekend closure in 2026. Once finished, the bridge will operate under a new tolling system designed to streamline the approach and eliminate the existing toll booth layout.

Read More Here!

San Francisco Office Leasing Surges 63% Fueled by AI Demand

San Francisco’s office market recorded a 62.8% year-over-year increase in leasing volume in the second quarter of 2025, the fastest growth of any U.S. city and the highest since 2019. The increase reflects activity from AI companies, as well as tech and professional services firms expanding or restructuring office space.

AI tenants have leased 6 million square feet across San Francisco, spanning the Financial District, Mission Bay, and other areas, with over 267 companies signing leases this year.

At Salesforce Tower, BXP Inc. has signed 480,000 sq. ft. of leases, with additional space still in negotiations. Daily occupancy at the tower is approximately 83% of pre-pandemic levels. Overall office availability in the city declined to 35.8%, with sublease space decreasing for eight consecutive quarters and direct availability falling for the first time since 2019.

In addition to AI, demand is also present in law, accounting, and venture capital sectors, indicating activity across multiple industries.

Key Highlights:

Leasing volume: +63% YoY

Office availability: 35.8%

AI footprint: 6 million sq. ft. leased

Industry activity: Tech, law, accounting, venture capital

Historic growth: Strongest leasing momentum since 2019

The data points highlight current trends in San Francisco’s office leasing market, including AI-driven demand, tightening availability, and cross-industry leasing activity.

Richmond Unveils Plans to Transform Hilltop Mall into Vibrant Urban Hub

Richmond is taking big steps to reimagine the Hilltop Mall site, a 143-acre area with huge potential for housing, retail, and entertainment. Early plans shared at the Aug. 21 Planning Commission meeting show the city envisions an urban center with high-rise apartments, shops, restaurants, and entertainment spaces, gradually tapering down to lower-density buildings at the edges.

While Prologis, which owns most of the site, is pushing for mid- to lower-density housing due to market realities, the city wants to make the most of this once-in-a-generation opportunity to meet Richmond’s housing growth goals. The plan could eventually include up to 200 housing units per acre and buildings as tall as 135 feet.

Construction is likely still a few years out, with the Hilltop Horizon Specific Plan expected to be finalized in 2026. In the meantime, part of the site is already being put to use: Prologis leased 14 acres of the mall parking lot to autonomous vehicle developer Glydways for testing and distribution.

This redevelopment could transform Hilltop Mall from a traditional shopping center into a mixed-use destination, bringing new homes, retail, and entertainment options to Richmond and making it one of the Bay Area’s most notable redevelopment projects.

Low Income Housing Project Officially Broke Ground in Potrero Hill

Construction has officially begun on an affordable housing development at 300 De Haro Street in Potrero Hill, San Francisco. The 11-story building will feature 425 studio units, including fully furnished options, providing accessible living for young workers, service professionals, and middle-income earners.

As the largest affordable housing project in San Francisco in over five years, the development highlights the impact of Senate Bill 35 in streamlining permits for new housing. When completed in summer 2027, the building will offer a fitness center, co-working space, green areas, and retail options, while also creating hundreds of construction jobs for the local community.

This milestone reinforces San Francisco’s commitment to expanding affordable housing and supporting residents in high-demand neighborhoods like Potrero Hill.

Income qualification: To qualify for a unit, individuals or families must earn between $41,000 and $95,000 annually, which is 30%–70% of the area’s median income (AMI).

Roblox Transforms Bay Meadows into Corporate Hub

Roblox is continuing its rapid growth at Bay Meadows in San Mateo, the 83 acre community built on the former racetrack site. The gaming giant has added another 68,000 square feet at Station 4 and now occupies more than 750,000 square feet across multiple buildings, making Bay Meadows its official headquarters.

With nearly 2,500 employees, Roblox has transformed the development into a major corporate hub, driving business to nearby shops and restaurants. The company requires staff in office three days a week as it competes with Epic Games, Unity, and Meta for top engineering talent.

Roblox’s expansion comes as Peninsula office vacancies hit a 10 year high, but its growth signals renewed momentum in the market. Daily active users jumped 41% in the last quarter to 111.8 million, while revenue climbed 21% to $1.1 billion.

Read more about the project here!

Thompson Builders Plans 258-Unit Central SoMa Project

Thompson Builders has proposed a new 258-unit apartment tower at 360 Fifth St. in San Francisco’s Central SoMa, replacing a previously approved 127-unit design. The site, once abandoned by Leap Development during the pandemic and nicknamed “trash lake,” was foreclosed on by lender Lone Oak before Thompson acquired it.

The 244-foot project, designed with Handel Architects, will include studios, one- and two-bedroom rentals, 130 parking spaces, 196 bike spots, and 9,300 sq. ft. of open space. Rising apartment demand in SF—one-bedroom rents up 13.3% and two-bedrooms up 16.3% year-over-year-could boost the project’s feasibility.

Thompson expects approvals in 4–6 months and sees the development as part of a broader Central SoMa residential shift, alongside other large housing proposals from Strada Investment Group and Kilroy Realty.

Read more about the project here!

Pier 70 and Power Station Transformational Project

San Francisco's waterfront is undergoing a major transformation, with the Pier 70 and Power Station projects leading the parade. These developments are reinvisioning the Dogpatch neighborhood, once ran by heavy industry. While construction may take years, developers are focusing on activating the area early with temporary entertainment and fun recreational spaces. Pier 70's Building 12, now housing attractions such as Standard Deviant Brewing and Bay Padel, is already drawing a crowd, offering its visitors a unique waterfront experience.

As the developments progress, projects like Prequel Park and Elevation Sky Park will further enhance public access, with green spaces, sports facilities, and immersive event venues. Their goal is to turn this once industrial area into a vibrant escape for both work and play. While full residential and commercial spaces are still in the works, these early activations are building public interest, showcasing the potential of the area.

With additional projects along the waterfront, including Mission Rock and Power Station, San Francisco’s eastern shore is headed for a major revitalization. These developments are not only expected to attract new businesses but also bring new residents to the neighborhood, making it one of San Francisco's fastest-growing areas. For now, locals and visitors alike can enjoy the new amenities, while eagerly anticipating the complete transformation of the waterfront in the years to come.

California Forever's Solano Foundry: A High-Tech Manufacturing Hub

California Forever has unveiled plans for the Solano Foundry, a massive high-tech manufacturing park that aims to become the largest in the U.S. Located on 2,100 acres in California, this project is designed to keep manufacturing within the state by offering solutions to challenges like lengthy approval processes, power access, and high costs of living. This project is set to be built in Suisun, just 27 miles from San Francisco.

This futuristic park will include 40 million square feet of manufacturing space, focusing on advanced technology and innovation. The development promises 90-day permit approvals, which would significantly speed up the process for businesses looking to hit the ground quick. The area will also have luxury-style amenities, including lounges, cafes, and community areas, features typically found in tech campuses rather than industrial parks.

Alongside the manufacturing facilities, the park will complement California Forever's proposed 1,400-acre shipbuilding operation and an affordable city with middle-class housing. The location’s proximity to Silicon Valley and the Travis Air Force Base makes it an ideal site for tech and manufacturing businesses.

With backing from the real estate firm JLL and a commitment to fast-tracked construction, the Solano Foundry could become a national hub for advanced manufacturing and support the reshoring movement that’s gaining momentum in the U.S. The project aligns with California Forever’s vision of creating a community-driven, tech-focused region that will bring jobs, innovation, and affordable housing to the state.

*Image from California Forever Rendering

Tanforan Mall Redevelopment: A Fork in the Road – Jobs or Housing?

The redevelopment of San Bruno’s Tanforan Mall presents two distinct paths: one that prioritizes jobs and another focused on housing. Both proposals envision transforming the 44-acre site, but they offer vastly different futures for the city.

One plan, backed by developers Alexandria Real Estate and Strada Investment Group, envisions creating nearly 2,500 permanent jobs by focusing on life sciences and research and development (R&D) space. With 1.8 million square feet of lab space, the project promises a significant boost to the local economy, providing opportunities for workers who currently commute from surrounding areas.

The alternative proposal offers up to 1,514 new housing units, creating a space for residents to live near Caltrain and major transit lines. This would offer a solution to the growing housing shortage in the Bay Area, with a focus on affordable housing close to jobs and public transportation.

Both plans have their advantages. The life sciences-heavy version would create permanent jobs while maintaining some retail, such as Target and the Century theater, though it would demolish over 785,000 square feet of retail space to make way for modern developments. The housing plan, however, focuses on addressing the affordable housing crisis in San Bruno and offers a more residential future for the area.

As city officials assess these plans, they’ll have to balance the need for job creation against the growing demand for housing. The project’s location, with direct access to BART and SamTrans, makes it an ideal spot for both new businesses and new residents. Whether the city moves toward life sciences or housing, one thing is clear: Tanforan is set to undergo a major transformation in the coming years.

Oakland School for the Arts to Expand into Historic Dufwin Theater

Oakland School for the Arts (OSA) is set to expand its campus by acquiring the historic Dufwin Theater at 519 17th Street — just a block from its current home at the Fox Theater in Uptown. The move gives the school much-needed classroom space as it continues to grow and outpaces its current footprint.

OSA will begin occupying the basement, ground floor, and fifth floor of the building, with plans to renovate other levels over time. The deal, currently in escrow, is expected to close by the end of the academic year.

Executive Director Mike Oz envisions creating an “arts corridor” along Telegraph Avenue, blending education, performance, and community engagement. Plans also include a storefront at the Fox Theater for a student-run radio station, merch shop, and record label.

In honor of late alum Angus Cloud, the school will also help develop a nearby community park featuring a skate park, soccer field, and more — turning underused space into vibrant community hubs.

“We’re not just staying, we’re doubling down,” Oz said. “We want to flip the narrative and lead by example.”

Prologis Proposes Massive Housing Plan at San Francisco Caltrain Railyards

Big plans are in the works for San Francisco’s Caltrain station at Fourth and King. Prologis has announced early plans to transform the 20-acre railyard site into a major transit-oriented neighborhood, including 1,500 to 4,000 new homes.

If approved, the 7-million-square-foot development would be one of the largest housing additions near a major transit hub in the city — second only to the Transbay Terminal. The vision includes high-rise towers (one reaching 850 feet!!), office space, parks, restaurants, a new transit station, and public open space.

This future Central SoMa development aims to bring connection and a vibrant face to one of the city’s most underused sites, linking Mission Bay, SoMa, and key transit lines like Caltrain and Muni. It also comes at a time when San Francisco faces a housing shortage and increased pressure to build near transit due to new laws such as SB 79.

Prologis says affordability will be part of the plan, though details are still in progress. City leaders are already urging the developer to make sure the homes are accessible to all income levels.

The project is still in early stages, with formal plans expected later this year and approvals likely years away. But one thing is clear — San Francisco is reimagining what its future neighborhoods could look like, and housing near transit is at the center of it all.

Exciting News for Fillmore Street 🎥

The long-awaited renovation of the historic 112 year old Clay Theater is finally underway, with plans for its return as a single-screen theater! 🎥

Once complete, the theater will feature 200 seats and host over 500 film screenings annually. The renovation is being led by Cody Allen as part of the Upper Fillmore Revitalization Project, with the support of investor Neil Mehta and local donations. Architect firms Page & Turnbull, Min Design, and the Perron-Roettinger design studio are all contributing to this transformative project.

Ted Gerike, who founded Now Instant and led digital content for Metrograph in New York, will direct the Clay, aiming to make it a hub for local voices and global cinema. The project will include 4K digital projection, 35mm film capabilities, enhanced acoustics, and meet modern safety standards.

A new chapter for Fillmore Street begins today, with the Clay Theater set to be a key part of its cultural and creative revitalization. Can't wait to see this historic space reimagined!

Learn More Here!

Bay Area Realtor Proposes Transformative Housing Project in San Mateo, Signaling Major Residential Expansion

A Bay Area realtor, Zach Trailer, is proposing to redevelop a 75-year-old apartment complex in San Mateo into a modern six-story housing project. His plan includes demolishing a 39-unit building and replacing it with 162 contemporary units, 15% of which would be reserved for lower-income households. This marks a significant increase in density, more than quadrupling the number of housing units, and adding open space and amenities like co-working areas.

The project is part of a broader expansion in San Mateo, which is undergoing its largest residential growth in decades. Following the passage of Measure T in 2024, which lifted height and density limits, over 3,700 new homes are in the works. However, the city still needs to zone for 7,015 new homes by 2031. Despite growing momentum, challenges like high interest rates and tariffs may hinder progress.

Trailer’s project is notable because it replaces an existing apartment complex, potentially with lower rents, which could spark debates over balancing housing growth with protections for current renters. The shift reflects a broader trend where even older housing complexes are being considered for redevelopment.

$540.5M Multifamily Deal Signals Growing Investor Confidence in Bay Area Real Estate Market

A Los Angeles-based investor, PCCP LLC, has made waves in the Bay Area with a $540.5 million acquisition of a 1,770-unit multifamily portfolio across San Francisco and Oakland. This marks one of the largest multifamily transactions in San Francisco since the pandemic and signals a stronger appetite for Bay Area assets.

The acquisition includes 76 apartment buildings, with 66 in San Francisco and 10 in Oakland, purchased from Veritas Investments and Ivanhoe Cambridge. These properties were initially acquired for nearly $750 million between 2018-2021, but PCCP’s purchase values the portfolio at approximately $305,000 per unit, about 30% lower than previous investments.

Why it matters:

This is the largest San Francisco multifamily deal of 2025 so far and shows growing optimism for recovery in the Bay Area’s real estate sector.
San Francisco’s rent growth has been accelerating, now among the fastest in the U.S., signaling an uptick in market confidence post-pandemic.
PCCP’s investment adds to a growing number of institutional players betting on the city’s comeback, joining firms like Fortress Investment Group and Artemis Real Estate Partners.
Meanwhile, Oakland continues its early-stage recovery, with new construction deals seeing deep discounts.

PCCP, now one of the larger multifamily investors in San Francisco, will retain Veritas Investments as the property manager. This partnership continues Veritas’ prominent role in the city, despite the loss of a separate, large portfolio earlier this year.

As investor confidence grows, both cities continue to provide opportunities for savvy investors looking to capitalize on multifamily real estate at favorable pricing. Read More Here!

San Francisco’s Pier 29 Set to Become a Thriving Hub for Artists and Creatives

Big news for the Bay Area arts scene — Pier 29 is getting a brand-new palette as San Francisco’s largest artist studio and exhibition space, thanks to an exciting partnership between the San Francisco Port Commission and Community Arts Stabilization Trust (CAST).

In a unanimous decision, the Port Commission officially greenlit the lease agreement that will transform the historic waterfront pier into a vibrant cultural playground. Think artist residencies, public exhibitions, immersive workshops, and creative programs designed to breathe new life into the Embarcadero. After years of underuse since the 2013 America’s Cup, the waterfront is finally getting its artistic spark back.

"Our arts and culture are driving San Francisco’s comeback," said Mayor Daniel Lurie, celebrating the move as a win not just for artists but for the entire city. The project aims to draw locals and visitors alike to a waterfront destination buzzing with creativity.

At the heart of the project is CAST’s vision for reclaiming underutilized spaces for community use. CEO Ken Ikeda shared that Pier 29 is just the beginning — a model for how neglected spaces across the Bay Area (and beyond) can be reimagined for artists and cultural organizations.

One particularly exciting piece of this project is Art + Water, a residency program co-led by renowned author and educator Dave Eggers alongside JD Beltran. Their program will offer affordable six-month residencies where artists can both create and teach, addressing the urgent need for accessible studio spaces and affordable art education in San Francisco.

Pier 29 will feature a 47,000-square-foot indoor event space and a 23,000-square-foot outdoor area, making it one of the most ambitious arts projects on the West Coast. Plans include free public performances, hands-on workshops, and a walk-in gallery where visitors can experience art being made — and even take a piece of the city’s creativity home.

In a time when the Bay Area's artists are constantly battling rising costs and shrinking studio spaces, this transformation of Pier 29 signals opportunity and a recommitment to the arts as the heart of San Francisco.

Stay tuned — Pier 29 is about to become one of the city's brightest cultural beacons!

👋🏻 Bye Bye BART?

BART is considering selling five parcels of land, totaling 235 acres in the East Bay, to help address its budget shortfall caused by decreased ridership during the pandemic. The properties, located in Livermore, Hercules, and Brentwood, are deemed surplus due to changing priorities. BART plans to offer the land to affordable housing developers first, per the Surplus Lands Act. If no developers are interested, the land may be auctioned or listed with a broker. The sales, aimed at closing a budget gap, would need approval from BART's Board of Directors. The parcels, purchased 50 years ago, were initially intended for system expansions, though their sale may affect future projects like the Valley Link Rail. BART estimates the sales could be completed within 2-5 years.

🏢 San Francisco's Plan for 36,000 New Homes

San Francisco’s Planning Department has just rolled out a new rezoning plan to make space for 36,200 new homes, mostly in areas like the Sunset and Richmond districts that have been resistant to development in the past. The plan is a response to state housing requirements, as the city needs to add 82,069 new units by 2031. The zoning changes will allow taller buildings along commercial streets, like 85-foot buildings in the Sunset and Richmond, with incentives for developers to include affordable housing.

This shift marks a big change for San Francisco, especially on the Westside, which has seen much lower density compared to the rest of the city. Some areas, like Van Ness Avenue, could see buildings as tall as 650 feet with bonuses for adding affordable units.

While the plan aims to address the city’s housing crisis, some worry about the impact on tenants, particularly those in low-income housing or small businesses. The city says it has protections in place for residents, but it's unclear what protections commercial tenants will have.

This rezoning is just one piece of the puzzle, though. San Francisco isn’t responsible for actually building the 82,069 units—it’s up to private developers, who are facing high construction costs and stagnant rents. Still, the city hopes that by creating room for growth, it can keep up with demand while preserving its unique vibe. Read more here.

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What's New San Diego: Summer 2026

By Sydney Winstead • July 23, 2026

What's New in San Diego: Summer 2026 San Diego is always evolving, and Summer 2026 has brought a wave of exciting new restaurants, hotels, attractions, development, and experiences across the county. Whether you're a longtime local, new to the area, or simply planning your next outing, here are a few of the newest places worth adding to your list.

Moving to San Diego: Your 2026 Relocation Guide

By Sydney Winstead • July 13, 2026

Everything You Need to Know About Living in San Diego Whether you're relocating for work, military orders, a new opportunity, or simply a change of scenery, San Diego offers an unmatched blend of coastal living, year-round sunshine, and diverse neighborhoods. Home to thriving industries like biotechnology, healthcare, defense, education, and technology, the city continues to attract professionals, families, students, and remote workers from across the country. If you're planning a move, here's everything you need to know before settling into America's Finest City.

Bay Area Office Buildings Are Becoming Housing: What It Means for the Future of Real Estate

By Sydney Winstead • July 8, 2026

The transformation of office space across the San Francisco Bay Area continues to evolve, and one of the latest examples is taking shape in San Ramon. Recently, homebuilder Lennar announced plans to redevelop the Canopy office campus at Bishop Ranch into a new residential community featuring 255 townhomes, along with a future affordable housing development and neighborhood amenities. The project reflects a broader trend in commercial real estate as developers explore new uses for underutilized office properties. Why Are Office Buildings Being Redeveloped? In recent years, changing workplace trends have led many companies to reassess their office space needs. At the same time, many communities across California continue to address housing demand, creating opportunities to reimagine office campuses for residential and mixed-use development. Rather than leaving vacant or underused office buildings in place, some developers are converting these sites into communities that combine housing, parks, retail, restaurants, and public gathering spaces. The Transformation of Bishop Ranch For decades, Bishop Ranch has been known as one of the Bay Area's largest business parks. Today, plans for the property include a broader mix of residential, retail, and recreational uses. The long-term vision includes thousands of new homes, expanded dining and shopping options, parks, and other community amenities. The latest 255-townhome project represents another step in the ongoing redevelopment of the area. What This Means for the Bay Area Real Estate Market Office-to-residential redevelopment could influence the Bay Area market in several ways, including: Adding new housing options Reducing overall office inventory Supporting mixed-use neighborhood development Revitalizing existing business districts Encouraging continued redevelopment and investment As more communities evaluate how to adapt underused commercial properties, similar projects may continue to emerge throughout the region. Looking Ahead The redevelopment of office properties into residential communities is one of several trends shaping the future of Bay Area real estate. While every project is unique, these developments highlight how commercial properties can evolve alongside changing market conditions and community needs. AMSI continues to monitor real estate trends across the Bay Area and share market insights for property owners, investors, buyers, sellers, and renters. Visit AMSI Living for additional market updates, housing trends, and local real estate news. Looking to rent 👉🏼 AMSI Looking to buy 👉🏼 NOVO Read more about the development here !

Fourth of July Events and Plans in San Francisco

By Sydney Winstead • June 29, 2026

Fourth of July Events in San Francisco & the Bay Area (2026) Looking for the best ways to celebrate the Fourth of July in the Bay Area? From waterfront fireworks and hometown parades to live music, food vendors, and family-friendly festivals, there's no shortage of ways to enjoy Independence Day. Whether you're staying in San Francisco or exploring nearby communities, here are some of the top celebrations happening this year. San Francisco Fourth of July Celebration This year, San Francisco's official Fourth of July celebration will feature a spectacular fireworks display over the Golden Gate Bridge, marking America's 250th anniversary. The show begins at 9:30 p.m. and will be the city's only official fireworks display. Before the fireworks, visitors can enjoy a full day along the waterfront with live music, shopping, dining, and entertainment at Pier 39, Fisherman's Wharf, and Aquatic Park. Best places to watch the fireworks: Crissy Field Pier 39 Fisherman's Wharf Northern Embarcadero Marin Green Tip: Arrive early and bring a jacket—summer evenings along the bay can be chilly. North Bay Celebrations If you're looking to venture outside the city, the North Bay is packed with classic Fourth of July traditions. Sausalito Spend the day enjoying a community parade through Old Town, followed by a picnic, live music, food vendors, and an evening fireworks show over the waterfront. Sonoma Watch one of the area's favorite hometown parades before enjoying food, games, and local nonprofit booths around the historic plaza. Fireworks wrap up the festivities in the evening. Napa Downtown Napa starts the day with a festive parade before transitioning into an afternoon festival featuring live entertainment, food vendors, and a nighttime drone show over Oxbow Commons. Calistoga Celebrate with a morning parade followed by an evening laser light show complete with music and immersive visuals. East Bay Favorites Communities throughout the East Bay are hosting celebrations perfect for all ages. Popular events include: Alameda – One of the Bay Area's largest Fourth of July parades. Pleasant Hill – Firecracker 5K, family activities, parade, and evening fireworks. Concord – Pancake breakfast, parade, festival, and fireworks. Richmond – Waterfront celebration with live music, food vendors, and fireworks. San Pablo and Pinole – Family-friendly celebrations featuring drone shows instead of traditional fireworks. South Bay & Peninsula Events There are plenty of opportunities to celebrate throughout the South Bay and Peninsula. Highlights include: San Jose – The Rose, White & Blue Parade followed by a community festival. Morgan Hill – Freedom Fest featuring races, a parade, classic cars, live music, and one of the area's largest fireworks displays. Sunnyvale – Carnival rides, food trucks, live entertainment, and family activities. Half Moon Bay – Pancake breakfast, parade, and downtown festival. Palo Alto – Summer festival with food trucks, games, live entertainment, and its annual chili cook-off. 🎶 Live Music & 4th of July Entertainment Looking for more than fireworks? Many Bay Area communities are celebrating with live music, food vendors, and family-friendly entertainment throughout the day. ILLUM Block Party at The Midway Looking for a high-energy way to celebrate the Fourth? Head to The Midway for the ILLUM Block Party, featuring electronic music superstar deadmau5 alongside Nero. The outdoor and indoor festival runs from 3:00 p.m. to 10:00 p.m. and is one of San Francisco's biggest Independence Day parties for EDM fans. This is a 21+ event, and tickets are required. Fisherman's Wharf Enjoy free live performances throughout the afternoon and evening before the city's fireworks display. With waterfront restaurants, shopping, and views of the bay, it's one of the best places to spend the holiday. Sausalito After the morning parade, the celebration continues with live music at Gabrielson Park, plus food, drinks, and waterfront festivities before the evening fireworks. Napa The Oxbow Commons Festival features live entertainment from Wonderbread 5, local food vendors, family activities, and concludes with a spectacular drone show over downtown Napa. Morgan Hill Freedom Fest offers a full day of festivities with live entertainment, food vendors, classic cars, and one of the South Bay's largest fireworks shows. Celebrate the Fourth Around the Bay Whether you're watching fireworks over the Golden Gate Bridge, enjoying a hometown parade, or spending the day exploring one of the Bay Area's many festivals, there's no shortage of ways to celebrate Independence Day this year. Grab your picnic blanket, gather your friends and family, and enjoy one of the best summer weekends the Bay Area has to offer.

San Francisco's New Film Voicemails for Isabelle: Every Spot You Can Visit in Real Life

By Sydney Winstead • June 22, 2026

Official promotional poster for Voicemails for Isabelle. Image © Netflix. Netflix's Voicemails for Isabelle isn't just a love story—it's also a love letter to San Francisco. While much of the film was shot in Vancouver, director Leah McKendrick made sure some of the city's most iconic locations made it on screen. From waterfront views to hidden neighborhood gems, here's your guide to exploring the real-life places featured in Voicemails for Isabelle.

Best 4th of July Events in San Diego 2026

By Sydney Winstead • June 18, 2026

Best 4th of July Events in San Diego 2026 Looking for the best ways to celebrate Independence Day in San Diego? From spectacular fireworks displays and family-friendly festivals to waterfront concerts and rooftop celebrations, San Diego offers no shortage of ways to enjoy the holiday. Whether you're planning a day with the family or a night out with friends, here are some of the top 4th of July events happening across San Diego County in 2026. Big Bay Boom As Southern California's largest fireworks display, Big Bay Boom remains one of San Diego's most anticipated Fourth of July traditions. Four barges positioned throughout San Diego Bay launch a synchronized fireworks show beginning at 9:00 PM, creating a spectacular display visible from multiple waterfront locations. Best Viewing Locations: Shelter Island Harbor Island North Embarcadero Marina District Coronado Ferry Landing Coronado Independence Day Celebration Spend the day in one of San Diego's most iconic beach communities during Coronado's annual Independence Day celebration. Festivities begin with the 77th Annual Independence Day Parade along Orange Avenue at 10:00 AM, followed by live entertainment, community activities, and an evening fireworks display launched from Coronado Golf Course. Location: Coronado Island SeaWorld's Ocean of Dreams Drone Show Looking for an alternative to traditional fireworks? SeaWorld's Ocean of Dreams combines cutting-edge technology with artistic storytelling as 600 synchronized drones illuminate the night sky with marine-inspired aerial displays set to music. Location: SeaWorld San Diego Old Town 4th of July Celebration Step back in time at Old Town San Diego State Historic Park. This family-friendly event celebrates Independence Day with historical demonstrations, traditional games, sack races, tug-of-war competitions, and activities inspired by 19th-century America. Location: Old Town San Diego State Historic Park United We Rave Music Festival For those looking to celebrate with music, United We Rave returns to Fiesta Island with a free outdoor festival featuring multiple stages and performances from more than 30 artists. Expect a mix of house, techno, bass, and reggaeton throughout the day. Location: Fiesta Island America The Beautiful: 250 at The Rady Shell Celebrate America's upcoming 250th anniversary with the San Diego Symphony during a patriotic waterfront concert at The Rady Shell. Enjoy live orchestral performances under the stars before heading out to watch fireworks around the bay. Location: The Rady Shell at Jacobs Park Quartyard R&B Block Party East Village comes alive with music, dancing, and nostalgic hits during Quartyard's 90s and 2000s R&B All White Party. This lively celebration is perfect for those looking to enjoy Independence Day with great music and an energetic crowd. Location: Quartyard, East Village Harbor & Sky Rooftop Bar Fireworks Celebration Take your Fourth of July celebration to new heights at Harbor & Sky Rooftop Bar. Guests can enjoy a BBQ buffet, live entertainment, specialty cocktails, and premium views of the Big Bay Boom fireworks display from one of downtown's most popular rooftop venues. Location: Harbor & Sky Rooftop Bar, Downtown San Diego Celebrate Independence Day in San Diego From family-friendly festivals and patriotic parades to waterfront concerts and spectacular fireworks displays, San Diego offers something for everyone this Fourth of July. Be sure to arrive early for popular events, plan transportation ahead of time, and enjoy one of the most exciting weekends of the summer.

How to Spot Rental & Real Estate Scams

By Sydney Winstead • June 16, 2026

Presented by AMSI Living How to Spot Rental & Real Estate Scams Searching for a rental home or real estate opportunity should be exciting—not stressful. Unfortunately, online scams have become increasingly common, making it important to know what warning signs to watch for before sharing personal information or sending money. Here are some simple ways to protect yourself during your housing search. 🚩 Red Flag #1: The Price Seems Too Good to Be True If a property is significantly below market value, proceed with caution. Scammers often use unusually low prices to generate interest and create urgency. Compare similar properties in the area to determine whether the pricing is realistic. 🚩 Red Flag #2: You're Asked to Send Money Before Viewing the Property Be cautious if someone requests a deposit, application fee, wire transfer, or security deposit before you've toured the property or verified ownership. Legitimate property managers and landlords typically provide documentation and allow prospective renters to view the property before requesting significant payments. 🚩 Red Flag #3: The Listing Appears on Multiple Sites With Different Information Pay attention to inconsistencies. Different prices, contact information, photos, or descriptions across multiple websites can be a sign that a listing has been copied or altered without authorization. 🚩 Red Flag #4: Communication Feels Unprofessional Watch for: Poor grammar or spelling Generic responses Refusal to answer questions Requests to move conversations off reputable platforms immediately Trustworthy landlords, agents, and property managers should communicate clearly and professionally. 🚩 Red Flag #5: They Create Extreme Urgency Scammers often pressure people into making quick decisions. Be cautious of statements such as: "Several people are waiting to send payment." "You must secure it today." "The property will be gone in an hour." Take the time to verify details before committing. 🚩 Red Flag #6: They Can't Verify Ownership or Representation Before signing a lease or making a purchase, confirm that the person you're communicating with is authorized to rent, manage, or sell the property. Look for: Company websites Licensed real estate professionals Verified property management companies Public ownership records when appropriate 🚩 Red Flag #7: The Contact Information Doesn't Match Scammers often impersonate legitimate leasing agents, property managers, or real estate professionals. Before applying, signing documents, or sending money, verify the agent's phone number and email address through the company's official website. If the contact information on the listing doesn't match what's listed by the company, proceed with caution and confirm directly with the office. That one feels especially relevant because a lot of rental scams today involve copying real listings and pretending to be the leasing agent. ✅ How to Protect Yourself Before moving forward with any property: Tour the property whenever possible Verify the address and listing details Research the company or agent Read reviews and testimonials Never send money through unusual payment methods Keep copies of agreements and communications Ask questions if something feels unclear Final Thoughts Most rental and real estate transactions are legitimate, but a little extra caution can go a long way. Taking time to verify information, research the property, and work with trusted professionals can help you avoid scams and move forward with confidence. At AMSI, we're committed to helping renters, buyers, and property owners navigate the housing process safely and successfully. If you have questions about a listing or need guidance during your search, our team is here to help. Disclaimer: This article is intended for informational purposes only and should not be considered legal advice. If you believe you have been the victim of fraud, contact local authorities or the appropriate consumer protection agency.

Summer Home Design Trends

By Sydney Winstead • June 12, 2026

As summer arrives, homeowners and designers are embracing spaces that feel comfortable, functional, and connected to the way people live today. From natural materials and wellness-inspired spaces to thoughtfully designed outdoor areas, this season's trends focus on creating homes that are both beautiful and livable. Here are some of the top summer home design trends shaping interiors and exteriors in 2026. Indoor-Outdoor Living One of the most sought-after design trends continues to be the seamless connection between indoor and outdoor spaces. Large sliding glass doors, covered patios, outdoor dining areas, and comfortable lounge spaces allow homeowners to extend their living areas beyond four walls and make the most of the summer season. Warm, Natural Materials Natural textures are taking center stage in home design. Wood accents, stone surfaces, woven details, and linen fabrics bring warmth and character to a space while creating a relaxed, timeless aesthetic that feels welcoming year-round. Earthy Color Palettes This summer, soft and nature-inspired hues are replacing cooler gray tones. Warm whites, sandy beiges, muted greens, terracotta accents, and subtle blues help create a calming atmosphere that feels both modern and inviting. Statement Lighting Lighting has become more than a functional feature—it's now a focal point. Oversized pendants, sculptural fixtures, and unique lighting designs add personality and visual interest while helping define the style of a room. Spa-Inspired Bathrooms Homeowners are increasingly looking to bring a sense of relaxation into everyday living. Spa-like bathrooms featuring walk-in showers, soaking tubs, natural stone finishes, and soft lighting offer a retreat-like experience without leaving home. Multifunctional Spaces Flexible living remains a priority as homeowners seek spaces that can adapt to changing needs. Home offices, guest rooms, reading nooks, and creative workspaces are being designed with versatility in mind, allowing each area to serve multiple purposes. Sustainable Design Choices Eco-conscious features continue to influence home design. Energy-efficient appliances, water-wise landscaping, sustainable materials, and smart home technology not only support long-term savings but also appeal to environmentally minded homeowners. Curated Outdoor Spaces Outdoor areas are being designed with the same attention to detail as interior rooms. Comfortable seating, outdoor kitchens, fire pits, and thoughtfully selected landscaping help transform patios and backyards into extensions of the home. Texture Over Bold Color Rather than relying on vibrant colors, many designers are creating depth through layered textures. Natural wood, plaster finishes, stone accents, woven materials, and rich fabrics add visual interest while maintaining a clean and cohesive look. Personalized Design Perhaps the biggest trend of all is individuality. Homeowners are moving away from one-size-fits-all interiors in favor of spaces that reflect their personal style through artwork, vintage pieces, collected décor, and meaningful design choices. Looking Ahead This summer's home design trends emphasize comfort, functionality, and connection—whether through natural materials, flexible living spaces, or inviting outdoor environments. By incorporating thoughtful design elements that support both everyday living and personal expression, homeowners can create spaces that feel timeless, stylish, and uniquely their own. Dreaming of a new space to reinvent this summer, look no further — discover new listings available here.

San Francisco Summer Dining Guide: Patios, Rooftops & Food Trucks

By Sydney Winstead • June 3, 2026

Discover the best hot spots to grab a cocktail, bites, and soak in summer in SF— San Francisco offers no shortage of ways to enjoy the city outdoors, from rooftop bars with skyline views to lively patio dining and some of the Bay Area's most beloved food trucks. Whether you're looking for craft cocktails above the city streets, waterfront dining, or casual local eats on the go, these San Francisco rooftop, patio, and food truck destinations showcase some of the best outdoor experiences the city has to offer.

Summer in San Francisco: 15 Events, Activities & Local Favorites to Enjoy This Season

By Sydney Winstead • June 2, 2026

Summer in The Bay Looking for the best things to do in San Francisco this summer? From iconic festivals and outdoor concerts to waterfront adventures and weekend getaways, summer is one of the most exciting times to explore the city. Whether you're a longtime resident, new to the Bay Area, or planning a visit, these summer events and activities showcase the very best of San Francisco. Can't-Miss San Francisco Summer Events