Housing Policy to Pay Attention to Right Now in Sacramento

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– What’s in (and out of) the state budget

– The housing bills gaining traction and the ones quietly dying

– How this legislative session could shape housing access in our region for years to come

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July 30, 2025

New Cupertino Project Brings 40 Homes for Adults with IDD

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Cupertino is moving forward with the Mary Ave Villas, a 100% affordable housing project for individuals with Intellectual and Developmental Disabilities (IDD). With 40 deeply affordable units on City-owned land, this project marks a significant milestone in the city’s commitment to inclusive housing.

On July 15th, the Cupertino City Council held a study session on the Mary Avenue Villas, a deeply affordable housing proposal focused on serving individuals with intellectual and developmental disabilities (IDD). Following extensive discussion and strong public support, the Council voted 3-2 to move the project forward. A motion to delay was ultimately set aside in favor of a substitute motion by Councilmember Fruen, which advanced the project with direction to address remaining informational concerns.

Mary Avenue Villas, proposed by Charities Housing, will bring 40 deeply affordable homes to City-owned land. The mix includes studios, one-, and two-bedroom units, plus a three-bedroom staff apartment. At least 18 homes will be set aside for IDD residents, with the average affordability at or below 40% of Area Median Income (AMI) across all units. The two buildings will include elevators, EV-ready parking, a community room, and on-site property management, surrounded by new landscaping, pedestrian pathways, and bike lanes. First prioritized over a decade ago, this site remains Cupertino’s only Housing Element site designated specifically for extremely low-income households.

This project marks a critical step toward meeting Cupertino’s RHNA goals and fulfilling specific programs outlined in its Housing Element. Just as importantly, it demonstrates the City’s willingness to invest in housing that meets the needs of its most vulnerable residents. We are grateful to the Councilmembers who voted in support and commend them for helping Cupertino lead with compassion and inclusion.


As the project continues to move forward, your continued engagement and advocacy will be essential to ensure it becomes a reality and provides homes for some of our community’s most vulnerable residents.