The Rise: Transforming Cupertino Housing and Community Landscape

Table of Contents

Introduction:

Nestled in the heart of Silicon Valley, Cupertino, California, is renowned as the headquarters of Apple Inc., a global symbol of innovation. However, this small city of approximately 60,000 residents faces a significant challenge: a housing crisis driven by skyrocketing costs and limited supply. With median home prices hovering around $2.8 million and a cost of living 451% above the national average, many residents, including educators and service workers, struggle to afford housing. The Rise, a multi-billion-dollar mixed-use development on the former Vallco Mall site, aims to address these challenges by delivering 2,669 homes, including 890 affordable units, alongside retail, office spaces, and community amenities. This article explores Cupertino’s housing crisis, the transformative potential of The Rise, the community’s response, and its implications for the city’s future.

Cupertino’s Housing Crisis:

Cupertino’s housing market is among the most competitive in the United States, scoring 92 out of 100 on Redfin’s competitiveness index (Redfin). In April 2025, the median home sale price was $2.8 million, a 9.65% decrease from the previous year, yet still far beyond the reach of many. Homes typically receive six offers and sell in about 11 days, reflecting intense demand fueled by the city’s proximity to tech giants like Apple. The median price per square foot is $1,440, up 1.2% from last year, underscoring the premium placed on space in this tech hub.

The city’s economic profile highlights the disparity driving the crisis. While the average household income is approximately $231,139, this figure is skewed by high-earning tech professionals. Many residents, such as teachers, retail workers, and retirees, earn significantly less, making homeownership or even renting a challenge (NBC Bay Area). The cost of living in Cupertino is 325% of the national average, with housing costs 451% higher, according to Payscale.

Cupertino has faced criticism for its slow progress in addressing housing affordability. The city missed its 2023 deadline to submit a state-mandated housing element plan, leading to lawsuits from housing advocates like YIMBY Law and the California Housing Defense Fund (San José Spotlight). Programs like the Community Development Block Grant (CDBG) and Below Market Rate (BMR) Affordable Housing Fund exist, but their impact has been limited, leaving many residents calling for more robust solutions (Cupertino Housing).

The Rise: A Vision for Cupertino’s Future:

The Rise, developed by Sand Hill Property Company, is a transformative project aimed at redefining Cupertino’s urban landscape. Located on the 50-acre site of the former Vallco Mall, near Apple Park, it was approved by the Cupertino City Council in February 2024 (San Francisco YIMBY). The development includes:

Residential Units: 2,669 apartments, with 890 deed-restricted affordable units for low-income households, addressing a significant portion of the city’s housing needs.
Commercial Space: 1.95 million square feet of office space and 226,400 square feet of retail, creating a vibrant town center.
Parking and Amenities: Parking for 9,570 cars, including 2,603 residential spaces, 798 retail spaces, and 6,050 office spaces, alongside two town squares, a playground, a recreation park playfield, and pedestrian pathways.

Designed by Kohn Pedersen Fox (KPF), The Rise integrates with Cupertino’s low-rise urban fabric, with most buildings eight stories or less, except for three high-rise office buildings (KPF). The project features a diverse architectural palette, using natural colors and materials like cement, metal, and wood to create visual intrigue. Initially, plans included a 30-acre green roof, but modifications in December 2023 scaled back this feature to align with market conditions and community feedback (San Francisco YIMBY).

The Rise is a cornerstone of Cupertino’s housing element plan, adopted in May 2024, which commits to adding 4,588 homes over the next decade across 36 sites (Silicon Valley News). By providing over half of these units, The Rise significantly advances the city’s Regional Housing Needs Allocation (RHNA) obligations, particularly for low-income housing.

Community Response and Controversies:

The Rise has been a polarizing project. Housing advocates, such as YIMBY groups, view it as a critical step toward alleviating Cupertino’s housing shortage, especially given its 890 affordable units. However, community groups like Better Cupertino have raised concerns about the project’s scale, building heights, and potential disruptions (Better Cupertino). Earlier plans, which included seven towers over 20 stories, faced significant opposition, leading to the modified, lower-rise design approved in 2024. Critics argue that the project may prioritize tech workers due to its proximity to Apple Park, potentially sidelining other community members.

Residents have also expressed worries about construction impacts, including traffic congestion and noise, despite assurances from Sand Hill Property Company that they will adhere to stringent state and local regulations to minimize disruptions (The Rise). Community organizations like Cupertino for All advocate for equitable housing that supports schools, small businesses, and environmental sustainability, emphasizing the need for The Rise to benefit all residents, not just high-income tech employees (Cupertino for All).

Broader Context: Governance and Other Housing Initiatives:

Cupertino’s housing efforts are complicated by governance challenges. In April 2025, the city faced scrutiny over the departure of City Manager Pamela Wu, who received a $311,098.53 severance package after being placed on administrative leave (San José Spotlight). This marks the fourth city manager turnover since 2018, raising concerns about leadership stability and its impact on housing initiatives.

Other housing projects in Cupertino have also sparked debate. For example, the Foothill-De Anza Community College District’s plan to convert McClellan Terrace Apartments into student housing prompted protests from residents facing displacement (Cupertino Facts). Additionally, a teacher housing project by nonprofit Eden Housing, expected to provide 250 to 300 affordable homes by 2028, reflects a growing trend to support educators in high-cost areas (Mercury News).

Economic and Social Implications:

The Rise is poised to reshape Cupertino’s economic and social fabric. By providing affordable housing, it could attract a more diverse population, including teachers, service workers, and young families, fostering a more inclusive community. The retail and office spaces aim to create a vibrant town center, boosting local businesses and reducing reliance on car-centric infrastructure. However, the project’s success depends on its ability to balance the needs of tech employees with those of other residents, ensuring that affordable units are accessible to low-income households.

The housing market in Cupertino remains a strong investment opportunity, with forecasts predicting a median home price of $3.54 million by 2030, a 22.04% increase from 2025 (Wallet Investor). The Rise could stabilize prices by increasing supply, but its proximity to Apple Park may also drive demand, potentially offsetting affordability gains.

Future Outlook:

As construction progresses, The Rise will be a litmus test for Cupertino’s ability to address its housing crisis while maintaining its community character. The project’s emphasis on pedestrian-friendly spaces, green areas, and diverse architectural styles aligns with resident desires for a more walkable, bikeable city, as expressed by Councilmember J.R. Fruen (El Estoque). However, challenges like construction disruptions, governance instability, and community skepticism must be addressed to ensure its success.

The Rise could set a precedent for other Silicon Valley cities grappling with similar housing challenges. By integrating residential, commercial, and public spaces, it offers a model for sustainable urban development in tech-driven regions. Its impact will depend on transparent communication with residents, equitable implementation of affordable housing, and effective management of construction impacts.

Conclusion:

The Rise represents a bold step toward addressing Cupertino’s housing crisis, offering thousands of homes, including affordable units, and creating a new community hub in the heart of Silicon Valley. While it has sparked debate over its scale and impact, its potential to alleviate housing shortages and foster a more inclusive community is significant. As Cupertino navigates its role as a tech hub, The Rise will test the city’s ability to balance growth, affordability, and community values, shaping its future for decades to come.For more information visit fintechzoominsights.

Key Data Table:

Aspect	Details
Project Name	The Rise
Location	Former Vallco Mall, Cupertino, CA
Developer	Sand Hill Property Company
Housing Units	2,669 (890 affordable)
Office Space	1.95 million square feet
Retail Space	226,400 square feet
Parking	9,570 spaces
Status	Construction underway (The Rise)
Median Home Price	$2.8 million (April 2025, [Redfin](https://www.redfin.com/city/4561/CA/Cupertinoсию

FAQs: The Rise – Transforming Cupertino’s Housing and Community Landscape

Below are frequently asked questions about The Rise, a transformative mixed-use development in Cupertino, California, addressing the city’s housing crisis and its impact on the community.

What is The Rise development in Cupertino?

The Rise is a multi-billion-dollar mixed-use project by Sand Hill Property Company on the former Vallco Mall site in Cupertino, California. It includes 2,669 homes (890 affordable), 1.95 million square feet of office space, 226,400 square feet of retail, and parking for 9,570 vehicles, aiming to create a vibrant city center near Apple Park.

Why is The Rise important for Cupertino?

The Rise addresses Cupertino’s housing crisis, where median home prices are around $2.8 million. By providing 2,669 homes, including 890 affordable units, it helps meet state housing mandates and supports diverse residents, such as teachers and service workers, while fostering a community hub with retail and office spaces.

How does The Rise address Cupertino’s housing crisis?

With 2,669 homes, including 890 affordable units for low-income households, The Rise fulfills over half of Cupertino’s goal to add 4,588 homes by 2033. It aims to ease the affordability gap in a city where housing costs are 451% above the national average.

Who is developing The Rise?

The Rise is being developed by Sand Hill Property Company, with architectural design by Kohn Pedersen Fox (KPF). The project was approved by the Cupertino City Council in February 2024.

What types of housing will The Rise offer?

The Rise will include 2,669 residential units, with 890 designated as affordable for low-income households. The development will offer a mix of family and senior housing to cater to diverse community needs.

How will The Rise impact Cupertino’s community?

The Rise aims to create a vibrant town center with retail, office spaces, two town squares, a playground, and pedestrian pathways. It could attract diverse residents and boost local businesses, but concerns include construction disruptions and whether it will prioritize tech workers over others.

What are the main features of The Rise?

Key features include:

2,669 homes (890 affordable)
1.95 million square feet of office space
226,400 square feet of retail
Parking for 9,570 cars
Community amenities like town squares, a playground, and a recreation park playfield

When will The Rise be completed?

Construction is underway, with a grading permit issued as of 2025. While a final completion date hasn’t been specified, the project is expected to progress over the next few years, aligning with Cupertino’s housing plan through 2033.

How was The Rise approved?

The Cupertino City Council approved The Rise in February 2024 after revisions to earlier plans, which included scaling down building heights to eight stories or less (except for three office high-rises) to address community concerns about scale and design.

What controversies surround The Rise?

Community groups like Better Cupertino opposed earlier plans for taller buildings, citing lack of community input. Current concerns include construction-related traffic and noise, and whether affordable units will truly serve low-income residents or favor tech workers due to the project’s proximity to Apple Park.

How does The Rise fit into Cupertino’s housing plan?

Cupertino’s housing element plan, adopted in May 2024, aims to add 4,588 homes by 2033 to meet state mandates. The Rise’s 2,669 homes, including 890 affordable units, cover over half of this goal, making it a cornerstone of the city’s housing strategy.

Will The Rise affect traffic in Cupertino?

The project includes parking for 9,570 vehicles, which may mitigate some traffic concerns, but residents worry about construction-related congestion. Developers have committed to following state and local regulations to minimize disruptions.

How does The Rise compare to other housing projects in Cupertino?

Unlike smaller projects, like the Foothill-De Anza student housing plan or Eden Housing’s teacher housing project (250–300 units by 2028), The Rise is significantly larger, offering 2,669 homes and commercial spaces, making it a unique effort to transform Cupertino’s urban landscape.

What is the cost of living in Cupertino, and how does The Rise help?

Cupertino’s cost of living is 325% above the national average, with housing costs 451% higher. The Rise’s 890 affordable units aim to make housing accessible for lower-income residents, such as service workers and educators, in a city where the median home price is $2.8 million.

How does The Rise relate to Apple Park?

Located near Apple Park, The Rise may attract tech workers, boosting local housing demand. However, its affordable units aim to serve a broader population, ensuring the project benefits diverse residents beyond the tech industry.

What are the community concerns about The Rise?

Residents, including groups like Better Cupertino, have raised concerns about construction impacts, traffic, and whether the project aligns with community needs. Some fear it may prioritize high-income tech workers over local service workers or retirees.

How will The Rise impact local businesses?

The 226,400 square feet of retail space and two town squares are designed to boost local commerce by creating a vibrant hub for shopping and dining, potentially attracting both residents and visitors to support Cupertino’s economy.