Prism Sunnyvale

Alicante Morgan Hill

Reflection Mountain View

The Dividend Difference

A MORE THOUGHTFUL APPROACH TO BUILDING, CRAFTED WITH INTEGRITY TO ELEVATE EVERYDAY LIVING

As a privately owned Silicon Valley builder, we remain nimble, attentive, and closely connected to each homebuyer. Thoughtful design, sought-after locations, exceptional customer care, energy-efficient features, and elevated standards are just a few of the things that set Dividend Homes apart.

With over 40 years of homebuilding experience, from single-family estates to innovative urban townhomes, each community is shaped by the character of its surroundings. Our deep roots in Silicon Valley inform a site-specific approach that gives every neighborhood its own distinct sense of style.

Taking a regional, boutique approach to homebuilding, Dividend Homes has earned a reputation built on trust, quality, and lasting relationships. Discover how the Dividend Difference enhances everyday living.

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Our Team

Our Executive Team has worked together for years, guiding Dividend Homes with a shared focus on what matters most — creating elegant, timeless homes designed to be lived in and cherished for generations.

Jim Pedicini

President

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Jim Pedicini

President

Jim is the President and Chief Operating Officer of Dividend Homes, bringing decades of experience in real estate finance, operations, and development. He began his career at Arthur Andersen & Company and Itel Corporation before serving as Chief Financial Officer of Dividend Development Corporation. In 1984, he co-engineered the leveraged buyout of Ditz-Crane, a major homebuilding operation of McKesson Corporation. Jim holds a Bachelor of Arts in Economics from Boston College and an MBA from the Amos Tuck School at Dartmouth College.

Jim is known for his expertise in structuring and negotiating complex financing packages, enabling projects to move forward across varying market conditions. He plays a key role in financial strategy, project feasibility, and joint venture structuring, bringing a disciplined, solutions-oriented approach that supports long-term growth.

He is passionate about creating communities that deliver lasting value for homeowners and the neighborhoods they serve. Jim takes pride in the strategic thinking and collaboration required to bring complex projects to life, and in helping guide them from early vision through successful execution. Outside of work, he enjoys traveling, spending time with his family, and unwinding with a good book on the beach.

Molly Long

VP and General Counsel

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Molly Long

VP and General Counsel

Molly is the Vice President and General Counsel of Dividend Homes, bringing over 35 years of experience in transactional real estate, business law, and land use planning. A founding shareholder of the company, she joined Dividend Homes in 1994 after serving as real estate counsel to Dividend Development Corporation and practicing at Silicon Valley law firm Berliner Cohen. Molly holds a Juris Doctor from Santa Clara University School of Law and an MBA from Santa Clara University School of Business.

Molly is known for her deep expertise across the full lifecycle of residential development, from land acquisition and entity formation to project financing and regulatory approvals. She works closely with federal, state, and local agencies, as well as partners across the development process, bringing a thoughtful, detail-oriented approach to navigating complex legal and compliance matters while protecting and advancing the company’s interests.

She is passionate about shaping communities through careful planning and responsible development, and takes pride in the role legal strategy plays in bringing projects to life. Outside of work, Molly values time spent with family and enjoys staying connected to the community she has helped shape throughout her career.

Josh Vrostos

VP of Real Estate Development

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Josh Vrostos

VP of Real Estate Development

Josh brings over 18 years of experience in land acquisitions, entitlements, and residential development. As Vice President of Real Estate Development at Dividend Homes, he leads strategic land acquisitions and development planning to support the company’s continued growth. He holds an MBA and a Master of Science in Real Estate from the University of San Diego, where he was recognized as a Burnham Scholar, and earned his undergraduate degree in International Relations from the University of California, San Diego.

Known for his expertise in site selection, negotiations, and navigating complex regulatory approvals, Josh plays a key role in advancing communities from concept through entitlement. His approach is strategic and analytical, shaped by a strong foundation in both development and sales, allowing him to balance market insight with execution and long-term value creation.

Josh enjoys identifying and shaping new opportunities that ultimately become thoughtfully designed communities. Outside of work, he enjoys traveling with his wife and two boys, trying new restaurants, and staying active outdoors.

MJ Frankel

VP of Acquisition Planning

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MJ Frankel

VP of Acquisition Planning

MJ brings over a decade of experience in residential real estate development, leading communities from entitlement through final sale. A licensed California attorney, general contractor, and real estate broker, his multidisciplinary background spans legal strategy, finance, and operations—providing a comprehensive perspective across the full development lifecycle.

MJ is known for navigating complex approvals, structuring partnerships, and solving regulatory and infrastructure challenges that keep projects advancing. He works closely with internal teams, consultants, and agencies, bringing a pragmatic, hands-on approach focused on clear communication, accountability, and efficient execution.

He is passionate about transforming carefully selected sites into thoughtfully designed communities that deliver long-term value for homeowners. Outside of work, MJ enjoys architecture, automotive craftsmanship, travel, and discovering memorable dining destinations.

KC Phillips

Director of Construction Operations

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KC Phillips

Director of Construction Operations

With nearly 30 years of leadership at Dividend Homes, Keith “KC” Phillips is a seasoned construction executive known for his expertise in high-quality residential development. As Director of Construction, he has overseen the delivery of approximately 1,200 homes, representing more than $1.25 billion in value. His experience, attention to detail, and comprehensive knowledge of homebuilding have been instrumental in shaping the company’s construction standards.

Known for managing complex projects with precision, KC leads all aspects of construction, including site improvements, utilities, grading, city compliance, and model home execution. He is especially valued for his hands-on leadership style, commitment to craftsmanship, passion for interior design, and ability to build genuine relationships with homebuyers, trade partners, and vendors alike.

KC finds the greatest reward in seeing a community take shape from the ground up and knowing each home will become part of a family’s story for years to come. He is proud to help carry forward Dividend Homes’ reputation for quality, care, and enduring value. Outside of work, he enjoys working on classic cars, golfing, and spending time with his two children.

Val Serrato

Director of Construction Administration

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Val Serrato

Director of Construction Administration

Val brings over 30 years of experience in residential construction, with a background spanning operations, purchasing, project management, and construction management. A licensed California General Contractor, she has led planning, trade coordination, and field execution across multiple communities, developing a well-rounded perspective from preconstruction through completion.

Val is known for her ability to bring structure and clarity to complex projects, creating scalable systems and strengthening operations to support efficient execution. She works closely with internal teams and trade partners to maintain momentum, applying a disciplined, solutions-oriented approach grounded in accountability, clear communication, and proactive problem-solving.

She is passionate about guiding projects from concept to completion and takes pride in delivering homes that reflect both thoughtful design and lasting quality. Outside of work, Val enjoys spending time with her family on their small farm.

Alisa Pedicini

Director of Marketing

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Alisa Pedicini

Director of Marketing

Alisa brings a strategic and creative approach to brand building, community launches, and sales-driven marketing across Dividend Homes’ portfolio. As Director of Marketing, she leads positioning, advertising, digital strategy, partnerships, and customer-facing communications. A graduate of Boston College, she holds degrees in Psychology and Economics, bringing both analytical insight and a people-focused perspective to her work.

Known for blending data-driven strategy with elevated storytelling, Alisa specializes in launching communities, generating qualified demand, and creating campaigns that drive results. Her approach is collaborative and detail-oriented, grounded in strong execution, clear communication, and a commitment to an exceptional homebuyer experience.

She is passionate about building lasting relationships with homebuyers and ensuring every interaction reflects the care behind the Dividend Homes brand. Alisa values genuine connection and the relationships formed throughout the journey. Outside of work, she enjoys traveling, hiking with her fur babies, and spending time with family and friends.

Annette Jahn

Director of Accounting

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Annette Jahn

Director of Accounting

Annette serves as Director of Accounting and Human Resources Manager at Dividend Homes, bringing 28 years of experience across accounting, operations, and administrative leadership. Prior to joining Dividend Homes, she worked in the electronics industry as a buyer, managing components for computer manufacturing. Her diverse background has given her a strong foundation in financial oversight, organization, and cross-functional support.

Annette is known for her reliability, attention to detail, and ability to keep both financial operations and internal processes running smoothly. She oversees the accounting department and human resources functions, supporting the team with a steady, hands-on approach and a commitment to accuracy, efficiency, and collaboration.

She takes pride in being part of a team that delivers well-built homes and a positive experience for homeowners, from start to finish. Outside of work, Annette enjoys spending time with her four grandchildren, cheering on Bay Area sports teams, and traveling with her family.

Jake Grunbaum

Counsel

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Jake Grunbaum

Counsel

Jake attended the University of Southern California and then Santa Clara University School of Law. He serves as in-house counsel for Dividend Homes and, for over the past decade, has focused primarily on negotiating, drafting, and executing complex real estate transactions pertaining to real property matters, as well as advising on internal corporate compliance and potential environmental issues.

Jake is known for his comprehensive understanding of the residential development lifecycle, supporting projects from land acquisition and entity formation through entitlements, financing, Department of Real Estate approvals, home sales, and post-closing matters. His collaborative, solutions-oriented approach helps navigate complex legal issues while supporting the successful delivery of each Dividend Homes community.

As both a father of three and a Dividend homeowner, Jake appreciates the lasting impact a thoughtfully built home can have on a family. He takes pride in helping create communities where homeowners can thrive for generations. Outside of work, he enjoys spending time with his family, fishing, golfing, and cheering on his children at their many activities.

Past Communities

Dividend’s Quality Homebuilding Over Decades

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