It’s the way we think
that sets us apart.

TMG Partners has been in the business of developing award-winning, financially-successful, community-based real estate for 39 years. As much as we have accomplished over the last three decades, we believe it is the way we THINK about our region, the risks we manage, the critical timing of our projects and the value we create that sets us apart.
Localism

Real Estate is
a local business.

No, really.

The San Francisco Bay Area is an extremely diverse real estate marketplace with countless micro-business climates teeming with possibility. But you have to be here—and know here—to make the most of the opportunities all around us. Having been exclusively committed to the Bay Area for over three decades, we have developed a keen local intuition which gives us a unique advantage in recognizing both the opportunities and risks in this complex market.
Regionalism

We Think
Mega

If we try to solve our land use problems by focusing only on the nine Bay Area counties, we will fail.

Michael CovarrubiasChairman & CEO

As the Bay Area’s economy has grown over the last three decades, so too has its challenges—particularly related to transportation, housing, affordability and climate change. To plan for growth of 4 million more people in the next third of a century, TMG is thinking bigger, beyond our nine Bay Area counties, and working on longer term strategies to create greater connectivity across our entire megaregion.
Timing

It’s got to work at low tide as well as high tide.

Some of our best deals are the ones we didn’t do.

Matt FieldChief Investment Officer

Almost anyone can make money in a positive economic climate. But it takes discipline, depth of market knowledge and experience in all major product types to know when to buy and when to sell. The most profitable deals can be the ones you decide just don’t make sense or are outbid by an “out of town” competitor. Because we are active in our markets on a daily basis, TMG Partners has managed a portfolio through 39 years of market cycles that works in all phases and has withstood the sands of time.
Vision

huh?

Once it’s obvious, it’s too late.

Cathy GreenwoldSenior Advisor

If you wait for the statistical proof to confirm real estate opportunities, you’re looking backwards. TMG Partners has cultivated an approach to studying the business landscape that reveals market opportunities before they become obvious. Our contrarian investment strategy balances optimism and caution with the intent of turning forward-looking investments into no-brainers.
Returns

Redefining IRR

Our measure for success goes beyond profit.

Lynn TolinChief Operating Officer

Most investment professionals have a clear understanding of IRR: Internal Rate of Return, a purely financial measurement of performance. At TMG we use a different definition. For us, IRR means balancing Integrity, Relationships and Results. We measure every aspect of our business through this lens to ensure our partners, communities, tenants and buyers are treated with the highest degree of respect and responsibility while we consistently deliver superior financial performance.
Think
Localism
Regionalism
Timing
Vision
Returns
Close
Close

TMG Partners is a privately-held full service development company headquartered in San Francisco focusing on urban infill projects in the San Francisco Bay Area. Our exclusive focus in the Bay Area helps us understand the nuances of market trends and timing. about

Recent Projects. Signature Projects. Bay Area Experience Map.
680 Folsom

680 Folsom
San Francisco

521,425 sq. ft. Office/Retail

Acquired 2010
Sold 2012

Go to Project Page

Richmond City Center
Richmond

166,000 sq. ft. Retail/Residential
98 Units Residential

Acquired 1991

Powell Street Plaza

Powell Street Plaza
Emeryville

180,000 sq. ft. Retail

Built 1988
Sold 1990

Bay Center Office

Bay Center Office
Emeryville

330,000 sq. ft. Office

Acquired 1987
Completed 1988
Sold 2007

EmeryBay Apartments

EmeryBay Apartments
Emeryville

684 Units Residential
616,000 sq. ft.

Completed 1988
Sold 2007

Atrium
Emeryville

130,000 sq. ft. Office

Acquired 1988

Public Market

Public Market
Emeryville

118,960 sq. ft. Office
107,570 sq. ft. Retail/Food
45,230 sq. ft. Theater

Completed 1994
Renovated 2011-2012
Sold 2012

Go to Project Page
Showplace Center

Showplace Center
San Francisco

144,000 sq. ft. Retail

Acquired 1990
Sold 1992

Marin City

Marin City
Marin City

42 Acres Land
340 Units Residential
185,000 sq. ft. Retail

Acquired 1990
Completed 1997

Go to Project Page

The Homes at Almaden Lake
San Jose

228 Units Residential
274,000 sq. ft.

Acquired 1993

Mid Point Technology Park

Mid Point Technology Park
Redwood City

1,012,500 sq. ft. Office

Acquired 1994
Sold 2006

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600 Battery Street

600 Battery Street
San Francisco

118,000 sq. ft. Office

Acquired 1997
Sold 2001
Acquired 2019

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Hamilton

Hamilton
Novato

300 Acres Land
400,000 sq. ft. Office
900 Units Residential
150,000 sq. ft. Retail

Acquired 1995–1999
Sold 1997–2000

Go to Project Page
1000 van ness

1000 Van Ness
San Francisco

76,500 sq. ft. (14 Screen) Theater
50 Luxury Loft Condominiums
20,500 sq. ft. Retail
28,200 sq. ft. Health Club

Acquired 1997
Sold 2001

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123 Townsend
San Francisco

150,000 sq. ft. Office

Acquired 1998

1275 Crossman
Sunnyvale

79,000 sq. ft. Office

Acquired 1998

Cypress Business Park

Cypress Business Park
Mountain View

118,000 sq. ft. Office/R&D

Acquired 1998

The Landmark at One Market

The Landmark at One Market
San Francisco

400,000 sq. ft. Office
40,000 sq. ft. Retail

Acquired 1998
Sold 2005

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310 Townsend
San Francisco

54,000 sq. ft. Office

Acquired 1999

145 South Hill
Brisbane

50,000 sq. ft. R&D

Acquired 2000

180 Montgomery Street

180 Montgomery Street
San Francisco

287,500 sq. ft. Office
12,500 sq. ft. Retail

Acquired 2000
Sold 2007

845 Montgomery
San Francisco

25,000 sq. ft. Office

Acquired 2000

Albany Target

Albany Target
Albany

10.2 Acres Land
200,000 sq. ft. Retail

Acquired 2000
Sold 2003

Emeryville Warehouse Lofts

Emeryville Warehouse Lofts
Emeryville

127 Units Residential
6 Units Office
7 Units Live-Work

Acquired 1997
Completed 2001

River Oaks Parkway
San Jose

46,000 sq. ft. R&D

Acquired 2000

3553 North First Street
San Jose

90,000 sq. ft. Office

Acquired 2000

Midas Way/Lakeside
Sunnyvale

99,000 sq. ft. Office

Acquired 2001

The Crossing

The Crossing
San Bruno

20 Acres Land
1,063 Units Residential
12,000 sq. ft. Retail
500-Room Hotel

Acquired 2001
Completed 2003

Go to Project Page
Meridian & Paragon at The Crossing

Meridian & Paragon at The Crossing
San Bruno

485 Apartments Residential

Developed 2002–2006
Sold 2006

Go to Project Page
One South Van Ness

One South Van Ness
San Francisco

476,000 sq. ft. Office
17,000 sq. ft. Retail

Acquired 2004
Sold 2007

Block 9
San Francisco

542 Units Residential
6,400 sq. ft. Retail

Acquired 2015

Wolfman Gold
Emeryville

185 Units Residential
191,000 sq. ft. Retail/Residential

Acquired 2005

Holy Redeemer
Oakland

1160 Mission

1160 Mission
San Francisco

246 Units Residential
5,000 sq. ft. Retail

Acquired 2005
Sold Out 2010

Go to Project Page
650 Townsend

650 Townsend
San Francisco

620,000 sq. ft. Office
30,000 sq. ft. Retail

Acquired 2006
Sold 2012

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Hawthorne Plaza

Hawthorne Plaza
San Francisco

422,000 sq. ft. Office

Acquired 2006
Sold 2007

Yahoo! Campus Acquisition

Yahoo! Campus Acquisition
Santa Clara

46 Acres Land Assemblage
500,000 sq. ft. Office/R&D

Acquired 2000, 2005–2006
Sold 2000, 2006

SOMA Square

SOMA Square
San Francisco

192,000 sq. ft. Office
98,000 sq. ft. Retail

Acquired 2006
Contributed to REIT 2010

University Plaza

University Plaza
East Palo Alto

210,000 sq. ft. Office/Retail

Acquired 2007

Watergate Towers
Emeryville

814,000 sq. ft. Office/Retail

Acquired 2009

155 5th Street
San Francisco

355,000 sq. ft. Office

Acquired 2010
Sold 2011

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208 Utah

208 Utah
San Francisco

80,000 sq. ft. Office

Acquired 2010
Sold 2012

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Rue Ferrari
San Jose

286,000 sq. ft. R&D

Acquired 2011

500 Terry Francois
San Francisco

291,000 sq. ft. Office

Acquired 2011

1275 Market

1275 Market
San Francisco

350,000 sq. ft. Office

Acquired 2011
Sold 2012

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Alcion Bayside
Fremont

234,000 sq. ft. R&D

Acquired 2011

Hamm's Building
San Francisco

188,000 sq. ft. Office

Acquired 2012

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Alcion Orchard
San Jose

111,000 sq. ft. R&D

Acquired 2012

Alcion Junction

Alcion Junction
San Jose

156,000 sq. ft. Office

Acquired 2012

Alcion Bunker Hill
Santa Clara

81,000 sq. ft. R&D

Acquired 2012

First and Mission
San Francisco

2,000,000 sq. ft. Mixed-Use

Acquired 2013
Sold 2015

Public Market Expansion

Public Market Expansion
Emeryville

120,000 sq. ft. Office
180,000 sq. ft. Retail
490,000 sq. ft. Residential

Acquired 2005
Sold 2012
Construction Completed 2015

46555 Landing Parkway
Fremont

118,000 sq. ft. R&D

Acquired 2015

1330 Broadway

1330 Broadway
Oakland

320,000 sq. ft. Office

Acquired 2015

Go to Project Page
Breuner Building

Breuner Building
Oakland

200,000 sq. ft. Office

Acquired 2016

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2460/2480 North First

2460/2480 North First
San Jose

147,774 sq. ft. R&D

Acquired 2016
Sold 2019

Go to Project Page
3700 California

3700 California
San Francisco

For-Sale Residential

Go to Project Page
88 Bluxome

88 Bluxome
San Francisco

1,030,000 sq. ft. Mixed-use

Go to Project Page
Platform 16

Platform 16
San Jose

1 million sq. ft. Office

Acquired 2017

Go to Project Page
Champion Station

Champion Station
San Jose

819,000 sq. ft. Office/R&D

Acquired 2013

Go to Project Page
1880 Mission

1880 Mission
San Francisco

202 Residential Units
157,764 sq. ft. Residential/Retial

Acquired 2010

Go to Project Page
260 Fifth + 900 Folsom

260 Fifth + 900 Folsom
San Francisco

260 5th Street: 182 Units Residential
900 Folsom Street: 281 Units Residential
5,000 sq. ft. Retail

260 5th Street Acquired 2007
900 Folsom Acquired 2011
Completed 2012

Go to Project Page
1221 Broadway

1221 Broadway
Oakland

520,000 sq. ft. Office

Acquired 2018

505 Brannan

505 Brannan
San Francisco

150,000 sq. ft. Office
Phase I: 6-Story Building
Phase II: 11-story vertical addition

Acquired 2015
Phase I Completed Q1 2018

Go to Project Page
2201 Valley

2201 Valley
Oakland

750,000 sq. ft. Mixed Use
30,500-33,500 sq. ft. Office Space
15,000 sq. ft. ground floor retail & arts spaces

Approved January 2019

Go to Project Page

Samsung Research Center
Mountain View

385,000 sq. ft. Office

Acquired 2006
Sold 2015

Go to Project Page

Oakmead Tower
Sunnyvale

104,470 sq. ft. Office

Acquired 2012
Sold 2015

Pier 70 Parcel K North Managed by PKN Manager LLC
San Francisco

1.5 Acres Land Development
275,000 sq. ft. Residential/Retail/Office
250 Units Residential

Go to Portfolio

News.

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Sale shows Fremont downtown district’s viability
Fully-leased Capitol Square gains new long-term operators

The vision for the Fremont Downt

read more >
Profile picture of Pinkston.
This real estate exec has not given up on Oakland

As managing director of land use and policy for San Francisco-based developer TMG, she’s able to do just that — developing mixed-use community-oriented projects across the Bay Area and shaping land-use and housing policy.

read more >
Architectural designs for the exterior of a structure.
Mountain View building is bought for $100 million-plus as values flop

Despite hefty price, deal points to faltering Bay Area office market

read more >
More News