Oceanside · North County San Diego · Infill Development

What could you build
on your property?

Steele Development evaluates zoning, density, state-law incentives, and entitlement pathways for infill properties across Oceanside and North County San Diego.

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14 Units Under Construction
~$7M Completed Asset Value
10yr Investment Horizon
SoCal Primary Market

About

Entitlement expertise meets long-term capital.

Steele Development is a Southern California–based real estate developer focused on complex urban infill, transit-oriented development, and coastal residential projects. We source opportunities others overlook, navigate the entitlement process with precision, and build for the long arc.

Our strategy centers on density bonus law, California's affordability programs, and strategic assemblage — creating projects with built-in barriers and durable value in supply-constrained coastal markets.

Operating across Oceanside, Point Loma, and the broader San Diego region, with an eye toward institutional-quality exits over a 10-year horizon.

Oceanside coastline with waves and palm trees 806 N Cleveland St at sunset — completed Steele Development project in Oceanside
Oceanside · CA

What We Do

Three pillars.
One strategy.

We operate at the intersection of design, capital, and development — taking projects from raw land through entitlement, construction, and long-term stabilization.

01

Design & Entitlements

Navigating California's density bonus law, SB79, coastal commissions, and affordability programs to unlock maximum yield on infill sites. We pursue projects others walk away from.

02

Ground-Up Development

Ground-up multifamily and mixed-use projects in supply-constrained coastal markets. From 14-unit boutique builds to master-planned assemblages, we control quality from permit to delivery.

03

Investment & Holds

Strategic long-term holds with a 10-year view toward institutional exits. We co-invest alongside partners in short-term rentals, multifamily, and land plays while building toward PE-scale outcomes.

Portfolio

Active Projects

01 — Cleveland Street Completed

From $700K Distressed Purchase to $7M Coastal Asset

Acquired a distressed property in Oceanside for $700K, fully rehabilitated the site, and operated it as an Airbnb during the entitlement process — generating income while building value. Now a 3-unit luxury condominium valued at approximately $7M.

Cleveland Street — Distressed property with graffiti before acquisition Before — Distressed Acquisition
Cleveland Street — Completed 3-unit luxury condo After — $7M Asset
$700K
Acquisition
3
Luxury Units
~$7M
Current Value
10x
Value Created
Cleveland interior Cleveland interior Cleveland interior Cleveland interior

View Full Gallery →

02 — 1002 S. Tremont Street Entitlement

Distressed Acquisition. STR Income. Planned 12-Home Mixed-Use Building.

Acquired a distressed Oceanside property, renovated and stabilized it as a short-term rental generating cash flow while working through entitlements. Current design: a four-story building with 12 homes over a parking podium, plus ground-floor commercial space, using SB 79 and density bonus law.

Tremont — Distressed exterior before acquisition Before — Distressed Acquisition
Tremont — Renovated exterior, now operating as STR After — Producing STR Income
1002 S Tremont — current rendering of the 12-home mixed-use building by day Current Design — Day
1002 S Tremont — the same building at night with the ground-floor shop lit up Current Design — Night
12
Home Target
Oside
Downtown Oceanside
SB79
Entitlement Pathway
STR
Current Income
TOD
Transit-Adjacent
Tremont interior Tremont interior Tremont interior Tremont interior

View STR Gallery →

03 — Point Loma Under Construction

Approved Plans Acquired. Now Breaking Ground.

Acquired a Point Loma site with fully approved plans — bypassing the entitlement timeline entirely. Currently under construction from raw land through framing, delivering ground-up infill housing in one of San Diego's most supply-constrained coastal neighborhoods.

Point Loma — 3D Rendering, 14-unit coastal development Approved Plans — 14-Unit Coastal Development
Point Loma — Raw land excavation Breaking Ground
Point Loma — Foundation and rebar work Foundation & Framing
14
Units
Ground-Up
Construction Type
Coastal
Point Loma, San Diego
Point Loma — Drilling rigs on raw land Point Loma — Rebar and foundation work Point Loma — Concrete and framing progress Point Loma — Structure taking shape

View Construction Gallery →

04 — Oceanside Transit Corridor In Progress

A Transit-Oriented Neighborhood Project

Our long-term project near the Oceanside Transit Center: turning worn-out, car-oriented lots into homes and street-level shops people can walk to from the train. Project details are shared with approved investors.

Concept rendering of a walkable, transit-oriented neighborhood beside the Oceanside Transit Center

Concept  ·  Investor Access →

Pipeline

Castle Creek
Master-Planned · San Diego

Castle Creek

Master-Planned Community · In Negotiation

Pipeline

Our Approach

Complexity is our competitive advantage.

We pursue deals where the path to value creation requires expertise most developers don't have — and patience most capital doesn't possess.

I

Strategic Assemblage

We buy the properties nobody else wants: tired commercial lots, auto uses, and teardowns in neighborhoods that deserve better. Putting neighboring parcels together lets us build something that actually fits the block instead of one-off infill.

II

Entitlement Engineering

California has spent years telling cities to build housing near transit. SB 79 and density bonus law are the tools. We do the zoning work, sit down with the city, and take projects through approvals — that's the job.

III

Patient Capital Deployment

We hold through stabilization, building toward institutional-quality exits at scale — targeting private equity and hedge fund buyers over a 10-year horizon.

IV

Selective Partnerships

We co-invest alongside aligned partners who share our long-term view. Capital relationships are built on performance, transparency, and shared upside.

How It Works

From property to pathway — in four steps.

01

Submit Your Property

Use our intake form to share basic property details — address, APN, and your development objectives. No commitment required.

02

We Screen Zoning & Pathways

Our team reviews zoning, density bonus eligibility, SB 79 transit proximity, and other state-law incentives applicable to your parcel.

03

Receive Recommended Next Steps

You receive a preliminary assessment outlining potential development pathways, estimated density, and recommended next steps — subject to further analysis.

04

Qualified Properties Advance

Properties with strong development potential may proceed to detailed feasibility analysis, entitlement strategy, or partnership discussion.

Property Review

Request a property review.

Submit your property for a preliminary development screening. We evaluate zoning, potential density under California density bonus law and SB 79, and entitlement pathways — then recommend next steps.

This is a preliminary screening, not a formal feasibility study. All assessments are subject to municipal review, agency confirmation, and site-specific analysis. Not legal or investment advice.

Thank you. We've received your property details and will follow up within 2 business days.

Service Area

Oceanside Entitlement & Infill Development

Oceanside sits at the center of one of California's most dynamic infill corridors. With an active transit center, proximity to Camp Pendleton, and a rapidly evolving downtown, the city offers a compelling combination of zoning flexibility and market demand for housing — particularly for transit-adjacent and density-bonus-eligible projects.

What We Do in Oceanside

Steele Development identifies, acquires, and navigates entitlements for infill properties across Oceanside's transitioning corridors. Our process begins with zoning and overlay analysis, evaluates density bonus and SB 79 eligibility, and maps potential entitlement pathways — from by-right development to discretionary review.

We focus on parcels where the current use significantly underperforms the potential allowed density, particularly in areas near the Oceanside Transit Center and along corridors designated for higher-density development under the city's General Plan.

Our Track Record

Our portfolio includes completed projects, properties currently under entitlement review, and and longer-term work near the Oceanside Transit Center. All density and unit counts referenced are preliminary targets subject to municipal review and agency confirmation.

Learn More About Oceanside Entitlements →

All zoning interpretations, density estimates, and entitlement pathways described are preliminary and subject to municipal review, environmental assessment, and agency confirmation. This content is for informational purposes only and does not constitute legal, financial, or investment advice.

Density Bonus

California Density Bonus Analysis

California's Density Bonus Law (Government Code §§ 65915–65918) is one of the most powerful tools available to infill developers — allowing projects that include designated affordable units to potentially receive significant increases in allowable density, along with incentives and concessions that can improve project feasibility.

When a developer commits to including a percentage of affordable housing units, the project may qualify for a density bonus of up to 50% above the base zoning, along with additional incentives and concessions such as reduced parking requirements, increased height allowances, or modified setbacks.

Learn More About Density Bonus →

Density bonus calculations shown are preliminary estimates based on current interpretations of California Government Code §§ 65915–65918 and may vary by jurisdiction. This content is for informational purposes only and does not constitute legal, financial, or investment advice.

SB 79

SB 79 Transit-Oriented Development

California Senate Bill 79 (signed in 2025, effective July 1, 2026) established new provisions for transit-oriented development on sites near qualifying transit stops. The law creates tiered density allowances based on proximity to transit, potentially allowing significantly higher density than base zoning — particularly when combined with existing density bonus provisions.

For qualifying parcels, the combination of SB 79 transit-proximity density with density bonus provisions may allow development at densities substantially above base zoning — in some cases potentially reaching 100+ dwelling units per acre on parcels previously limited to single-family use.

Learn More About SB 79 →

SB 79 eligibility, tier classification, and density allowances described are preliminary assessments. This content is for informational purposes only and does not constitute legal, financial, or investment advice.

Feasibility

Property Feasibility Reviews

Before committing capital to entitlements, construction, or acquisition, understanding the development potential of a site is essential. Steele Development offers preliminary feasibility screenings for infill properties across North County San Diego — helping property owners, brokers, and investors understand what a site could potentially become.

Our preliminary screening evaluates zoning, density bonus eligibility, SB 79 transit-proximity qualification, potential unit counts under various entitlement scenarios, and an initial assessment of likely entitlement pathway complexity.

Learn More About Feasibility Reviews →

Feasibility screenings are preliminary assessments and do not constitute formal appraisals, engineering studies, or entitlement guarantees. This content is for informational purposes only and does not constitute legal, financial, or investment advice.

Case Studies

Real projects. Real results.

From distressed acquisitions to luxury coastal assets — explore how Steele Development transforms infill properties through strategic entitlement and patient capital.

806 N Cleveland St — Completed luxury condos

Completed · Oceanside

806 N Cleveland St — Coastal Luxury Condos

From $700K distressed acquisition to ~$7M 3-unit luxury asset. STR income during entitlement. Two blocks from the beach.

Read Case Study →
1002 S Tremont — preliminary development rendering

Entitlement · Oceanside

1002 S Tremont — Mixed-Use Infill Development

Distressed acquisition. STR stabilization. Planned 12-home mixed-use building near the Oceanside Transit Center.

Read Case Study →
Point Loma — Ground-up construction in progress

Under Construction · San Diego

4264 Whittier St — Point Loma Development

14-unit ground-up infill in one of San Diego's most supply-constrained coastal neighborhoods. Acquired with approved plans.

Read Case Study →
View All Case Studies

Received

Thank you for submitting your property.

We've received your property details and will conduct a preliminary screening. Expect a follow-up within 2 business days with our initial assessment and recommended next steps.

Explore Our Projects

Investors

Project updates for
our investor list.

Approved investors get access to our private project page, with current deals, project details, and updates as they happen.

Request Investor Access →

Access is reviewed and approved by Steele Development.

Contact

Let's build something together.

Whether you're a capital partner, broker, landowner, or potential co-developer — we're always open to the right conversation. Reach out directly or use the form.

Market Southern California · San Diego Region
Focus Multifamily · Mixed-Use · Coastal
Website www.steeledev.co

Message received. We'll be in touch shortly.

All zoning interpretations, density estimates, and entitlement pathways described are preliminary and subject to municipal review, environmental assessment, and agency confirmation. This content is for informational purposes only and does not constitute legal, financial, or investment advice.