BLUEPRINT

Hot Spots

It’s been a busy start to 2026 with some outstanding new openings in the area. Here are some of our favorites (so far):

BAR PANISSE - BERKELEY

Berkeley’s most celebrated food establishment, Chez Panisse, ﬁ nally opens it’s sister right bar next door. The walk-in only bar serves thoughtfully curated small plates, cocktails and has a draft list, too. As one would expect, the execution on all of the above is excellent and the interior space feels familiar and new at the very same time. It’s also the most casual of the 3 Alice Waters options. Thurs - Mon 5-10PM, 1515 Shattuck Ave, Berkeley

FLOUR + WATER - OAKLAND

Oakland just landed a great new addition. Famous in SF for their thin, crispy-yet-chewy pizzas made with slow fermented dough, the Oakland location thoughtfully leans local with Oaktown Spice Co.–seasoned wings, a bright green sauce inspired by another East Bay pizza institution, and a beer collaboration with Temescal Brewing. It’s a con ﬁ dent, community minded opening and another sign that Oakland continues to shine as one of the Bay Area’s most exciting food destinations. Wed-Mon 11:30-10PM, The Lark Building, 271 24th St, Oakland

OAKLAND’S UPSWING

sometimes in ways that make it a little harder to “package” than other cities. Over the past few years, the challenges have been very real: public safety, expanding homelessness, business strain, and a lot of residents feeling exhausted from the headlines. But as we enter 2026, it feels like we’re seeing something that’s worth noting: upward momentum.

For one, the public safety conversation is shifting because the numbers are starting to shift. Multiple reports show violent crime fell (-25%) in 2025, including a meaningful reduction in homicides (-22%) compared to 2024. While that doesn’t erase anyone’s lived experience (and it doesn’t mean the work is done), it does matter.

At the same time, Oakland’s national reputation is quietly getting a refresh in the place where it’s always had a superpower: culture . . . especially food. Oakland was named the #1 “Best Food City” in the U.S. for the second year in a row by Condé Nast Traveler readers, ahead of cities like New Orleans, New York, and even San Francisco. And it’s not just about bragging rights, it signals economic gravity. A strong food scene supports small business ecosystems, keeps neighborhoods vibrant, and gives people a reason to spend time (and money) locally. And best of all, Oakland’s strength here isn’t just in one “hot” neighborhood it traverses the entire city.

Now, let’s talk real estate because this is where the “Oakland comeback” story needs some clarity. Oakland, like the Inner East Bay, is not one market. Citywide stats can look soft (for example, Oakland’s median sale price was down year-over-year in late 2025), while certain submarkets (Rockridge & N. Oakland) showed gains. That’s not a contradiction but rather the market doing what it always does in transition periods: rewarding the neighborhoods and homes that feel safest, most livable, and most “ready,” (Continued)

BERKELEY’S UPDATED BESO ORDINANCE 101

As of January 1, 2026, Berkeley’s Building Emissions Saving Ordinance (BESO) introduces an important new requirement for sellers of single-family homes and duplexes: a Home Energy Score must be completed before listing the property for sale. This score, rated from 1–10 and valid for five years, must be included in the MLS and disclosure package for all potential buyers.

BESO’s broader goal is to reduce emissions and improve energy efficiency, but the ordinance is more flexible than many homeowners might expect.

BESO uses a credit-based system where sellers must earn 6 total credits to comply. Credits can come from one major upgrade or a combination of smaller improvements, and work completed within the last 5 years can count. High-impact electrification upgrades tend to earn the most credit, while smaller efficiency improvements can be stacked together. Here’s a rundown:

6-CREDIT UPGRADES (FULL COMPLIANCE)

Heat pump water heater • Heat pump HVAC system • Electrical service panel upgrade • Smart service panel (One of these alone can satisfy BESO requirements.)

2–4 CREDIT UPGRADES

Solar panels • Battery storage • Energy-efficient window replacements • Wall or attic insulation • EV charger • Induction/electric range • High Home Energy Score (9–10)

1–2 CREDIT UPGRADES

Electric clothes dryer • Pre-wiring for future electrification • Floor or crawlspace insulation • Air sealing • Whole-house fan

All upgrades must be permitted and codecompliant, and some may qualify for local, state, or utility rebates that can significantly reduce net costs. The flexibility of this system is intentional and it allows homeowners to choose improvements that best fit their home, budget, and long-term plans.

Sellers also have the option to defer BESO compliance to the buyer. In this case $5,000 is deposited into a city account ($2,500 from seller and $2,500 from the buyer). Buyers who take on deferred upgrades receive the full deposit back after completing the work and have up to two years to do so. If the home is not brought compliant then the $5,000 deposit is forfeited to the City of Berkeley.

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while being less forgiving on condition, location challenges, or uncertainty. For buyers, that can translate to a very rare thing in Bay Area real estate: opportunity with upside especially for those who are strategic and patient.

The other big force pushing this conversation is happening right across the bay. San Francisco has been incredibly competitive again due to rising incomes, AI growth, and RTO, with pending sales jumping sharply in late 2025. You can see it on the rental side too, San Francisco rents recently surged at one of the fastest rates in the country. When SF gets hotter and more expensive, Oakland becomes one place some buyers look when they want more space, more of a neighborhood feel, or simply a shot at landing a home without competing with 15-20 oﬀers (literally).

On the political and civic side, the mood feels cautiously optimistic and very focused on basics. The “Pulse of Oakland” voter polling found residents were less pessimistic than in recent years about the direction of the city, even as homelessness and gun violence remain top concerns. That’s a subtle but important shift. People aren’t asking for miracles; they’re asking for competent momentum: safer streets, cleaner corridors, faster response times, and policies that feel realistic.

Homelessness is the hardest issue to write about honestly because it’s both deeply human & deeply visible and it affects daily life in a way that’s impossible to ignore. Oakland’s current approach includes an Encampment Management Policy designed to reduce public health and safety risks while coordinating outreach and services. At the same time, the city is actively debating a more aggressive encampment abatement framework; the big storyline lately is that the state homelessness council stepped back from a funding threat after Oakland revised its approach to meet minimum legal requirements, clearing a path for Oakland to keep moving forward (with plenty of ongoing debate about what “humane and effective” looks like). The most credible reason for optimism here is that Alameda County has also allocated significant Measure W funding ($1.8B!) toward homelessness solutions and real resources that, if executed well, can create more actual exits from the street rather than constant reshuffling.

So when we suggest that “Oakland is making a comeback,” we don’t mean the city is suddenly a Utopian destination. The trajectory and momentum feels better than it has in a while: measurable safety gains, national recognition for what Oakland does best, real policy focus on fundamentals, and a broader Bay Area economy (including AI) that’s putting new energy back into the region. Oakland doesn’t need a hype campaign, instead it needs steady progress. And after a few tough years, it feels like we’re starting to see more of it.

MARKET PULSE

SEE HOW YOUR NEIGHBORHOOD STACKED UP IN 2025

Peak Citrus Season Carnitas

Peak citrus season is upon us! There are no shortages of outstanding salad recipes to showcase the beauty & flavor of winter citrus but our absolute go-to is making carnitas. To make it easier and more flavorful, we pull out the Instant Pot to get it moist & juicy and then we finish it in a pan to add a little crispness to the edges. This recipe is a MUST-TRY.

There’s a common belief that the spring real estate market begins sometime in March or April. While the data does show that, you have to remember that closed sales in March/April are from homes that were marketed and went into contract in February/March. In practice especially here in the East Bay (and especially this year) the spring market actually begins much earlier. Mid January is often when serious buyers re-engage, new buyers enter, sellers start ﬁnal preparations, and momentum begins to build long before most people realize it’s happening.

By mid-late January, many buyers have had enough time to reset after the holidays and reassess their overall financial situation. Those who managed to avoid end-ofthe-year layoffs have become more confident and motivated. The slew of AI dollars seems to be endless (for now) and the competition for homes in SF is nearing all-time highs. Interest rates are hovering in the low 6% now as oppose to low 7% which can increase a buyer’s budget by almost 10%.

When we factor in limited inventory we’ve got conditions that are ripe for a competitive and frenetic spring season. Estela and I are adamant about hosting open houses as often as possible even when it’s not our listing. This allows us to connect with buyers in the market to ﬁnd out where they are coming from, what they are looking for (or not looking for) and how they are thinking. The open houses we’ve hosted in the last half of January were absolutely slammed!

Homes that are thoughtfully prepared and listed early often beneﬁt from increased attention, a larger buying pool, and less competition within the market. By contrast, homes that wait until late spring sometimes enter a more crowded marketplace, where buyers may have thinned out and they have more options and pricing can become less forgiving.

Even for homeowners not planning to sell this year, understanding this cycle can be helpful. It explains why you may suddenly see more “For Sale” signs popping up, why certain homes go pending quickly, and why pricing conversations tend to sharpen as winter turns into early spring.

Ingredients

• 1 (6lb) pork butt roast

• 1 1/2 tbsp kosher salt

• 1 tbsp dried oregano

• 2 tsp ground cumin

• 1 tsp black pepper

• 1/2 tsp chile powder

• 1/2 tsp paprika

• 2 tbsp olive oil

• 1 cup fresh OJ (Cara Cara or Heirloom) + 4 oranges, halved

• 1 onion coarsely chopped

• 5 cloves of garlic, diced

Steps

1. Trim excess fat from pork. Cut into 2 inch cubes and transfer to bowl.

2. Coat pork with spices, add olive oil and toss. Add pork to Instant Pot then add onions, garlic and orange juice. Cook on Pressure Cook setting for 50 minutes.

3. Remove pork from Instant Pot, reserving the juices and shredding the pork.

4. Add 1/2 shredded pork and 1/2 reserved cooking liquid to skillet over med-high heat. Cook until liquid is completely reduced into the pork. Squeeze juice from 2 oranges over the pork and continue to cook until edges of pork are crispy. Add salt to taste. Repeat with remaining pork, liquid & oranges.

5. We recommend serving with pickled red onions, salsa & some crema (1/2 milk and 1/2 sour cream) for one of the tastiest tacos imaginable.

(Thousand Oaks)

2/7 & 2/8 LUNAR NEW YEAR CELEBRATION AT CHILDREN’S FAIRYLAND Enjoy the timelessness of Fairyland (in its 75th year!) and celebrate the Year of the Horse with a jam packed lineup of activities: Sweet Treats Sampling, Learn to Lion Dance, Playdough Won Ton Making & Live Lion Dance Performances. Sat & Sun 10-4PM, Children’s Fairyland, Oakland

Upcoming Events

2/14 FAMILY EVENT: BOTANICAL VALENTINE’S TEA The UC Botanic Garden hosts their annual event for the entire family. Take an educational walk through the gardens and enjoy an herbaceous tea party with a variety of healthy snacks. Saturday, February 14th 1-2:30PM UC Botanical Garden

2/21 MARCUS SHELBY SEXTET: PIEDMONT PIANO Legendary

bassist and composer Charles Mingus comes into focus in Conversation: The Language of Charles Mingus, led by bassist Marcus Shelby and his sextet. The program features rarely performed Mingus compositions from the 1950s, excerpts from Beneath the Underdog, archival film clips, and spoken reflections that offer a rich, immersive look at the creative life of one of the most influential artists of the 20th century. Show starts 5:30pm, tickets $30 avail at www.piedmontpiano.com

EDITOR’S PICK

2/22 BLACK JOY PARADE Join thousands in attendance for this annual parade and street faire supporting Black business, artists, performers, activists, and more. 200+ vendors, 2 stages of live music & performances, and the largest Black Joy Parade in the country! Parade is free and starts at 12:30. Route runs on Broadway from 14th to Grand

GRAND OPENING

Finding Vettey features a carefully curated, stunning collection of handmade, artisan products from across regions of Mexico.

• Pottery

• Textiles

• Jewelry

• Clothing

• Housewares