{"id": "n-e7d2647548", "slug": "reston-reston-crossing", "type": "office-park", "name": "Reston Crossing", "aka": [], "city": "Reston", "county": "Fairfax County", "state": "VA", "country": "US", "census_division": 5, "lat": 38.95095, "lon": -77.36144, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "office", "year_opened": null, "year_closed": null, "acres": null, "gla_sqft": null, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from ffxnow.com, model-extracted, unreviewed: Reston Crossing, an office park with buildings constructed in 1986 and 1998, is proposed to be redeveloped into a mixed-use neighborhood with 1,820 housing units, 3.1 million square feet of development including office and retail, and 4.75 acres of park space.", "strategy": ["redevelop"], "new_use": ["housing", "office", "retail"], "share_retrofit": null, "status": "proposed", "year_retrofit": null, "developer": "Bernstein Management Corporation", "architect": null, "after_notes": "replacing them with more than 3.1 million square feet of new development, including 1.48 million square feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square feet of ground-floor retail", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": null, "public_subsidy": null, "entitlement_year": null, "planning_notes": null, "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "51059", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,230", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/office-parks/va/reston-reston-crossing/", "events": [{"year": 2019, "date": null, "kind": "note", "detail": "Fairfax County Board of Supervisors approved the project", "source_id": 8842}], "sources": [{"id": 8841, "site_id": "n-e7d2647548", "url": "https://www.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/", "title": "Reston Crossing redevelopment revived under new property owner", "publisher": "ffxnow.com", "date": null, "quote": "Reston Crossing", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8842, "site_id": "n-e7d2647548", "url": "https://www.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/", "title": "Timeline", "publisher": null, "date": null, "quote": "Bernstein Management Corporation is seeking to revive and expand on a mixed-use redevelopment of the Reston Crossing offices that still exists only on paper, nearly seven years after the Fairfax County Board of Supervisors approved the project.", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [{"id": 535, "site_id": "n-e7d2647548", "kind": "sale", "date": null, "year": 2025, "acres": null, "sqft": null, "buyer": "Bernstein Management Corporation", "seller": "Brookfield Property Partners", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/", "source_title": null, "source_date": null, "quote": "Bernstein has proposed replacing them with more than 3.1 million square feet of new development, including 1.48 million square feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square feet of ground-floor retail.", "verified": "draft", "retrieved": "2026-10-18"}, {"id": 534, "site_id": "n-e7d2647548", "kind": "sale", "date": null, "year": 2024, "acres": null, "sqft": null, "buyer": "Bernstein Management Corporation", "seller": "Tishman Speyer", "broker": null, "lender": null, "loan_maturity": null, "loan_status": null, "listing_url": null, "status": null, "notes": null, "source_url": "https://www.ffxnow.com/2026/03/10/reston-crossing-development-push-revived-under-new-property-owner/", "source_title": null, "source_date": null, "quote": "Bernstein acquired the Reston Crossing office buildings (2001 and 2003 Edmund Halley Drive) from the previous aspiring developer, Tishman Speyer, for $37.25 million on Dec. 11, 2024.", "verified": "draft", "retrieved": "2026-10-18"}], "parties": [{"name": "Bernstein Management Corporation", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Reston Crossing (Reston, VA) is a proposed redevelopment of an existing office park. Bernstein Management Corporation acquired the site via two 2024-2025 sales (total $90.25M from Brookfield and Tishman Speyer).", "why": "The project plans 3.1M sq ft of new development: 1.48M sq ft Class A office, 1.6M sq ft multifamily housing, and 31,000 sq ft retail. It aligns with regional trends: 14 nearby projects within 10km (including 3 proposed office/housing parks within 3km), and housing demand shows 1.2% annual ZHVI growth (2026-09).", "where_it_stands": "Status: proposed. Approved by Fairfax County in 2019. Construction permits issued in 2024 (1,032 units). Traffic: Route 267 (8 lanes, 88,879 ADT) nearby.", "for_a_planner": ["High-volume road access confirmed", "Regional housing/office market context available", "14 competing projects within 10km"], "for_a_developer": ["$90.25M acquisition cost", "3.1M sq ft new development scope", "2024 construction permits filed"], "risks_and_unknowns": ["No completion timeline provided", "No tenant commitments stated", "No environmental or zoning constraints noted"], "data_quality": "partial", "one_line": "Proposed 3.1M sq ft mixed-use redevelopment (office/housing/retail) by Bernstein, with 2024 construction permits and regional market alignment.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "d3fef9cfc767"}, "cluster": {"within_10km": [{"id": "n-915c56e5d3", "name": "Reston National Golf Course", "city": "Reston", "status": "proposed", "km": 0.7}, {"id": "n-3ab9acdeed", "name": "10800 Parkridge Boulevard", "city": "Reston", "status": "proposed", "km": 0.9}, {"id": "n-7e555beee0", "name": "10701 Parkridge Boulevard", "city": "Reston", "status": "proposed", "km": 0.9}, {"id": "n-db89351b3b", "name": "10690 Parkridge Boulevard", "city": "Reston", "status": "proposed", "km": 0.9}, {"id": "n-ebd29e537e", "name": "Alexander Bell Drive", "city": "Reston", "status": "proposed", "km": 0.9}, {"id": "n-ec2705a10e", "name": "Preston White Drive", "city": "Reston", "status": "proposed", "km": 0.9}, {"id": "n-f46271099f", "name": "575 Herndon Parkway", "city": "Herndon", "status": "approved", "km": 2.0}, {"id": "n-6983c57d04", "name": "Makers Point offices", "city": "Reston", "status": "proposed", "km": 2.7}, {"id": "n-39905d7686", "name": "Woodland Park office park", "city": "Herndon", "status": "proposed", "km": 3.0}, {"id": "n-bdf2addd85", "name": "Lincoln Park Herndon", "city": "Herndon", "status": "proposed", "km": 3.0}, {"id": "n-e995d5adee", "name": "Lake Fairfax Business Park", "city": "Reston", "status": "proposed", "km": 3.1}, {"id": "n-ff377dbbff", "name": "Fair Oaks Business Park", "city": "Fair Oaks", "status": "proposed", "km": 9.5}], "count_10km": 14, "count_25km": 38}, "elevation": {"elevation_ft": 409.1, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51059481202", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 9.92896606156275, "median_family_income": 79813.0, "snap_households": 266.0, "pop2010": 6438.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 756212, "month": "2026-09", "change_1y": 0.012, "change_5y": 0.169}, "zori": {"latest": 2507, "month": "2026-09", "change_1y": 0.011, "change_5y": 0.217}, "county_fips": "51059", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51059481202", "jobs": 9256, "retail_jobs": 49, "food_accommodation_jobs": 16, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "20191", "month": "202609", "median_listing_price": 544000, "median_listing_price_yy": -0.0799, "active_listing_count": 93, "median_days_on_market": 27, "price_reduced_share": 0.2221, "pending_ratio": 0.3784, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51059481202", "kfr_p25": 0.4619, "jail_p25": 0.0202, "kids_count": 1030.4806, "commuting_zone": "Washington DC", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "n-e9c006c891", "name": "Prosperity Business Campus", "city": "Merrifield", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "14 km away"]}, {"id": "n-c270fd80aa", "name": "1950 Old Gallows Road", "city": "Tysons", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "13 km away"]}, {"id": "n-e995d5adee", "name": "Lake Fairfax Business Park", "city": "Reston", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "3 km away"]}, {"id": "n-39905d7686", "name": "Woodland Park office park", "city": "Herndon", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "3 km away"]}, {"id": "n-ff377dbbff", "name": "Fair Oaks Business Park", "city": "Fair Oaks", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "9 km away"]}, {"id": "n-6983c57d04", "name": "Makers Point offices", "city": "Reston", "state": "VA", "score": 6.5, "why": ["same strategy: redevelop", "also in VA", "3 km away"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Fairfax County", "2024": {"units_1": 1032, "units_2_4": 0, "units_5plus": 1829, "value_total": 497832451}, "2023": {"units_1": 1204, "units_2_4": 2, "units_5plus": 2042, "value_total": 466553009}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51059", "year": 2025, "establishments": 2426, "employment": 49323, "avg_annual_pay": 51506, "lq_employment": 0.79, "employment_change_1y": 0.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2730, "emp": 50096}, "2023": {"estab": 2457, "emp": 49386}, "estab_change": -0.1, "emp_change": -0.014, "county_fips": "51059"}, "schools": {"district": "Fairfax County Public Schools", "district_geoid": "5101260", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 1, "schools": ["Dogwood Elementary"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "storms": {"county": "51059", "years": "2016-2025", "events": 780, "by_type": {"Thunderstorm Wind": 386, "Flood": 246, "Flash Flood": 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"place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "14 within 10 km", "origin": "computed"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "replacing them with more than 3.1 million square feet of new development, including 1.48 million square feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square f", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "re feet of Class A office space, 1.6 million square feet of multifamily housing and 31,000 square feet of ground-floor retail", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-10%", "origin": "census-cbp"}, {"slug": "place-high-traffic", "name": "30,000+ vehicles a day on an adjacent road", "group_": "place", "evidence": "88,879 on 267", "origin": 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