California Density Intel

The laws change. We change with them.

A live tracker of the California density legislation that matters for infill developers, homeowners, and capital partners. Every brief is researched against current sources and rewritten for operators — not lawyers.

In plain English: We turn confusing California density laws into clear "yes / no and how" answers for your specific parcel.

Scheduled refresh: every Monday at 6:00am PT.

SB9

Lot splits & two-unit conversions

Updated 687 months ago

Active statewide · Enforcement varies by city

SB9 lets eligible single-family homeowners split a lot in two and build up to two units per parcel — up to 4 total units where 1 existed. Owner-occupancy of one unit for 3 years is required on a split. Cities continue to test the bounds with overlay rules; San Jose, Sacramento, and Oakland have the cleanest paths.

Operator takeaway

Treat SB9 as the baseline density play on any flat, non-historic Bay Area lot ≥2,400 sqft. The deal usually pencils when comp PSF supports two detached cottages or one duplex + ADU.

leginfo.legislature.ca.gov hcd.ca.gov

AB1033

ADUs sold separately as condos

Updated 687 months ago

Active · Opt-in by city · San Jose was first to approve

AB1033 allows cities to authorize separate condo sale of accessory dwelling units. Where adopted, a homeowner can build an ADU (or JADU), condo-map the parcel, and sell the ADU as a separate condominium — unlocking equity without selling the primary residence.

Operator takeaway

The highest-margin homeowner play we run. On a Bay Area lot, an AB1033 condo conversion typically adds $400K–$900K of net realizable value vs. holding an unsold ADU as a rental.

leginfo.legislature.ca.gov sanjoseca.gov

SB79

Transit-oriented density

Updated 687 months ago

Signed · Effective 2026 · Implementation rules pending

SB79 layers state-mandated density on parcels within a defined radius of major transit stops — light rail, BART, Caltrain, frequent bus corridors. Allowable unit counts and heights step up the closer the parcel sits to the station.

Operator takeaway

If a lot is inside the half-mile transit ring, the eligibility tool defaults to a multi-unit infill structure rather than SB9. This is the single biggest unlock for ¼- to ½-acre parcels in San Jose and Sacramento.

leginfo.legislature.ca.gov

SB1123

Small lot subdivisions, by-right

Updated 687 months ago

Active · Streamlined ministerial approval

SB1123 extends the Starter Home Revitalization Act, requiring ministerial (non-discretionary) approval of small-lot subdivisions of up to 10 units on vacant, residentially-zoned parcels up to 5 acres. No CEQA discretionary review, no public hearing, no design overlay veto.

Operator takeaway

This is the by-right play we layer on top of SB9 for assemblage and infill deals. Cuts entitlement time from 12–18 months to 60–90 days on qualifying parcels.

leginfo.legislature.ca.gov

Refreshing against live sources…

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The same legislation translated into a specific answer for your address: split, ADU, condo conversion, or hold.

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