Woody Gruninger (Stone West Homes / Stonewall Construction) is among the most active speculators we've identified — tied through public records to a string of fire-destroyed Altadena lots being subdivided under SB 1123, each held by its own single-purpose LP. He also wrote the opposition letter asking Sacramento to kill SB 1090, the bill that would pause exactly what he's doing. Here's the record.
The public record shows a coordinated, fast-moving operation:
Public MLS records show Miller represented the buyer's side on every recorded Gruninger acquisition — each lot then placed into its own single-purpose LP and raced toward subdivision.
By contrast, the burned lots not tied to Mr. Gruninger were bought through different agents entirely. That makes Mr. Miller the clearest fingerprint of this operation: the same agent, sourcing burned family lot after burned family lot for the same developer. These are not a series of unrelated sales — they are one assembled pipeline.
This is not a homeowner rebuilding; it is a systematic operation, one single-purpose LP per burned family lot.
| Burned lot | Bought | Buyer's agent | Subdivided into | Single-purpose LP (CA Secretary of State) |
|---|---|---|---|---|
| 1540 E Altadena Dr | $1,750,000 Dec 22, 2025 | Peter Miller Equity Union · #01256871 | 10 units (VTTM + 10-lot map, completed 3/3/2026) + Certificate of Compliance | 1540 Altadena, LP #B20250380082 · formed 11/11/2025 view record ↗ |
| 2821 Santa Rosa Ave | $1,298,000 Nov 4, 2025 | Peter Miller Equity Union · #01256871 | 11 units (11-lot map, completed 2/27/2026) + Certificate of Compliance | 2821 Santa Rosa, LP #B20250340840 · formed 10/14/2025 view record ↗ |
| 1145 E Altadena Dr | $1,300,000 per his own letter | Peter Miller Equity Union · #01256871 | 10 units (10-lot tract map, completed 3/3/2026) | 1145 Alta Dena, LP #B20250340853 · formed 10/14/2025 view record ↗ |
| 1134 E Altadena Dr | $1,000,000 per his own letter | Peter Miller Equity Union · #01256871 | 9 units (9-lot map, completed 4/10/2026) | 1134 Altadena, LP #B20260039879 · formed 1/22/2026 view record ↗ |
| 369 E Altadena Dr | $750,000 Mar 2, 2026 | Peter Miller Equity Union · #01256871 | 9 units (9-lot map, completed 4/10/2026) | 369 Altadena, LP #B20260042027 · formed 1/23/2026 view record ↗ |
| 1691 E Mendocino St | in escrow — confirmed | In escrow (not yet recorded) | 11 units (11-lot tract map, completed 6/10/2026) How is he filing a subdivision map before he even owns the land? | 1691 Mendicino, LP #B20260259847 · formed 6/2/2026 view record ↗ |
| 416 E Altadena Dr | $999,000 Dec 10, 2025 | Peter Miller Equity Union · #01256871 | suspected SB 1123 — no County application on file yet | 416 Altadena, LP #B20250387624 · formed 11/17/2025 view record ↗ |
| 7 burned lots | $7.1M+ on six (+ 1 in escrow) | Peter Miller — all six recorded buys | ~60 new by-right units | 7 single-purpose LPs · all Woody Gruninger, agent |
Subdivision and Certificate-of-Compliance records: LA County EPIC-LA. Entity records: California Secretary of State business search (bizfileonline.sos.ca.gov). Sale prices: public MLS / County records, except 1145 & 1134 E Altadena, taken from Mr. Gruninger's own June 16, 2026 opposition letter. Buyer's-side agent on multiple purchases: Peter Miller, Equity Union.