Cupertino buyers had more homes to choose from this October, and the homes that sold moved faster than they did a year ago. There were 35 homes for sale at month-end, up from 24, and 30 homes closed, up from 16. Median days on market fell from 12 to 8. At the same time, fewer homes went into contract during October, with 14 this year versus 18 last year.The median sale price was $3.10 million, down 15% from $3.65 million last October. Median price per square foot rose 5.6% to $1,666. Those figures can move in different directions depending on which homes sell. If you’re buying or selling in Monta Vista, West of Bubb, or Rancho Rinconada, recent sales of similar homes nearby will tell you more about pricing than the citywide median.For buyers: You have more listings to compare, but be ready to act when a home fits and the price is supported by recent sales. If a home has been sitting or has had a price reduction, that’s where I’d look first for room to negotiate.For sellers: An eight-day median shows how quickly homes that sold could move. With more homes on the market and fewer going under contract during October, buyers have more alternatives. Price against both recent comparable sales and the homes buyers can tour today.Saratoga’s median single-family sale price rose 2.8% to $4.24 million, up from $4.125 million last October. Median price per square foot was nearly flat, slipping 0.5% to $1,479. The bigger change was selling time. Homes that sold spent a median of 22 days on the market, up from 10 days a year earlier.There were 32 homes for sale at month-end, down from 35 a year earlier. Closings fell from 19 to 17, and the number of homes going into contract fell from 23 to 19. Buyers had fewer listings to choose from, yet the homes that closed typically took longer to sell.For buyers: A listing that has been on the market for several weeks is worth a second look. Check its price history and compare it with recent sales of homes with similar lot characteristics, condition, and location. That will help you decide whether there’s room to negotiate on price or terms.For sellers: The higher median is encouraging, but with just 17 closings in October, the mix of homes sold can move the number. Use comparable sales to set your asking price, and plan to review showing activity and buyer feedback early so you can adjust if interest is light.
My Perspective
The question I’d ask a Cupertino seller is simple. If a buyer tours your home and two others this weekend, what will make yours the best value? Answering that before you list can help you decide where to spend on preparation and where to set your asking price.
Frequently Asked Questions
Did Cupertino home values fall 15%? The median sale price fell 15% year over year. To estimate the change in value for a specific home, compare it with similar properties that sold in the same neighborhood.Do Cupertino buyers have more negotiating room?They have more homes to choose from. Negotiating room depends on the listing’s price, time on market, condition, and competing offers.How quickly are Cupertino homes selling?The median was eight days for single-family homes that closed in October 2026, compared with 12 days a year earlier.Suggested chartPlease contact Ramesh for more data to compare October 2025 and October 2026 counts for active listings, closed sales, and homes that went into contract.About the author Ramesh Rao is a Certified Luxury Home Marketing Specialist with Coldwell Banker Realty and has been licensed since 1992. For a closer look at the sales and listings that matter to your Cupertino home search or sale, call 408-806-6496.
Ramesh Rao
Real Estate Agent
Area served: Cupertino, Santa Clara County, CA, Sunnyvale, Santa Clara County, CA, Saratoga, Santa Clara County, CA, Los Altos, Santa Clara County, CA, Atherton, San Mateo County, CA, Santa Clara, CA, San Jose, Santa Clara County, CA, Milpitas, Santa Clara County, CA, Fremont, Alameda County, CA
Expertise: Cash Offers, Luxury, 1031 Exchanges, Empty Nester, High-Net-Worth Privacy
