The Cupertino real estate market cooled a bit in August.
The condo market had been a little soft all year, and it was mixed, but generally cooler, in August. Even so, it’s not a buyer’s market – just a mild seller’s market.
Cupertino Real Estate market – Closed Sales and Trends at a Glance
Here are the most recent real estate statistics, via our Cupertino Real Estate Report. Please note that the RE Report data is syndicated from MLS Listings, which cannot syndicate info entered by other MLS organizations, only listings inputted into MLS Listings. The data from RE Report represents the locally entered info only, which appears to be about 90% of all sales due to the MLS rules.
(If you’re viewing the chart below on a mobile device, please swipe horizontally to see all columns.)
Home prices are down annually but up monthly. The sale to list price ratio remains high, but far lower than both July 2026 and August 2025. A big uptick in homes for sale outpaced the number of closed sales, so the days of inventory are way up.
Trends At a Glance
Aug 2026
Previous Month
Year-over-Year
Median Price
$3,319,500 (+16.5%)
$2,850,000
$3,400,000 (-2.4%)
Average Price
$3,213,100 (+14.7%)
$2,800,890
$3,419,630 (-6.0%)
No. of Sales
20 (+5.3%)
19
17 (+17.6%)
Pending
15 (-6.3%)
16
14 (+7.1%)
Active
40 (+29.0%)
31
12 (+233.3%)
Sale vs. List Price
103.4% (-5.6%)
109.6%
108.4% (-4.6%)
Days on Market
23 (-37.2%)
37
14 (+62.1%)
Days of Inventory
60 (+22.6%)
49
21 (+183.3%)
Next, the Cupertino real estate market via the Altos Research weekly charts (they use LIST prices, not sale prices). To see the FULL report from Altos, please click HERE. This week we do see a big difference between the Altos data (uses all MLS entered listings, but only uses list prices) and the RE Report data, which uses closed sales data, but only from MLS entries entered locally (not Bay East, for instance)
Home buyers looking for exceptionally good public schools often list Saratoga with Cupertino Schools as an area of interest. We’ve written about some of the neighborhoods there previously, but today we want to talk about this area of the city more broadly.
Where is the part of Saratoga with Cupertino Schools?
Saratoga with Cupertino Schools is found in the northwestern part of the city along the borders of Cupertino and West San Jose. Broadly, the south follows Cox Avenue and the north Prospect Road, but there are plenty of zigs and zags. Adjacent school districts include Saratoga and Moreland (Saratoga has a section in Moreland Schools also).
The areas east of Saratoga Sunnyvale Road are either flat or nearly flat, but to the west of it the terrain becomes hilly. Some homes enjoy amazing views.
Home prices are often very similar to Saratoga with Saratoga Union School District. Buyers may be considering both areas, or any areas with Cupertino schools
Neighborhoods that include this area
Neighborhoods in Saratoga with Cupertino Schools include these which we’ve written about previously:
Blue Hills This area includes a number of subdivsions, including Kirkmont, Sea Gull, Azule Homesites, Meadowbrook (townhomes), Blossom View, Park Saratoga, and more)
Greenbrier (within the larger Blue Hills neighborhood)
The Cambrian Park real estate market for houses and duet homes (not a duplex) remains a warm to hot seller’s market, depending on the location, condition, etc. It peaked quite early in 2026, and we’ve been seeing fairly consistent month over month cooling ever since. The condo market
The condo market is softer than the single family home market, which is often the case.
Uncertainty with tech layoffs, visa challenges, inflation, the threat of even higher interest rates, and the war in Iran are all part of the reason for the cooling that we are seeing here and elsewhere.
For those new to the area, Cambrian is most of the 95124 zip code (south of Foxworthy) and most of 95118 (west of Almaden Expressway). It borders Los Gatos, Campbell, Willow Glen, and Blossom Valley. Part of 95124 has Union School District schools, part has Cambrian School District Schools with the Campbell Unified High School District . Part of 95118 has Union schools (and CUHSD), but most is under San Jose Unified School District.
Currently, we have 2 fantastic Cambrian listings and they’ll be open this Saturday, Sept 12, 2026. Please scroll to the bottom of this article for the details and links to more info.
MLS Charts for 95124 and 95118 to provide a quick overview on market conditions
Normally we just provide the RE Report and Altos Research data, but today I wanted to supplement it with multi-month info to provide a better understanding of trends. I tried to pull these for both single family homes and also condos and townhouses, but there are so few condo-TH sales that the MLS deemed it not enough to be useful. (Error message: “Found just 85 listings, possibly too few to chart meaningfully.”) Here are a couple for single family homes.
Average Days on Market or DOM (for homes that sold, not for listed houses) and the Sale Price to List Price Ratio for 95124 and 95118 (a little of 95118 is in Blossom Valley). The DOM has pretty consistently grown in 2026 since a low in February. The Sale to List Price Ratio jiggles a little, but is generally the inverse, with an upward blup in June and July.
The Santa Clara County real estate market for single family homes was mixed in August, with some data points strengthening and others weakening.
For condo buyers, it wasn’t mixed at all: August was again a good month for buying and a challenging month for selling.
The Santa Clara County real estate market brief points for single family homes
Here’s a quick summary based on the numbers that I pulled from the MLS directly today. These are a little different from the RE Report numbers.
Inventory of houses for sale rose both monthly and annually.
The number of home sales fell month over month and year over year, as they did in June and July, an indicator that it’s not an easy market to sell in many parts of Silicon Valley. With inventory rising and sales falling, the market is moving closer to the buyer’s favor (but it’s not a buyer’s market – not by a long stretch).
The average sale price dropped month over month, but was up year over year. (A repeat of last month.)
The median sale price declined both monthly and annually. This number is more indicative of falling home values, but we’d need additional data to confirm that. If this continues for a few months, that would confirm it. Right now it’s just a red flag to pay attention.
The sale to list price ratio rose compared to both the month before and the year before. The homes that are selling are doing well on average.
The average price per square foot rose a hair compared to July 2026, but was up more substantially from August 2025.
A quick word about our two active listings, which are both incredibly good opportunities!
Spacious home on HUGE pie-shaped lot! Great value at $1,999,000
Opportunity knocks! Situated in the Cambrian area of San Jose, this house has room for everyone with 4 bedrooms, 2.5 bathrooms, 2031 SF of living space, 10,430 SF lot with enormous backyard and room to add on or build an ADU. The house features a remodeled kitchen, remodeled bathrooms, dual pane windows, vaulted ceiling in the living room, and loads of natural light throughout the home. The yard includes a large, attractive pool, a separate hot tub, space for an RV, and a good sized lawn. So many possibilities! This is a convenient area close to schools, shopping, dining, and commute routes.Cul-de-sac lot! Please check out the photos, floor plan, and all info at the virtual tour: 1296DentwoodDr.com.
Super bright home, low maintenance! Great price in 95124 at $1,475,000
Bright, younger Cambrian single family home (1996) with 3 beds, 2.5 baths, 1644 SF of living space, 2,346 SF lot, 2 car garage, vaulted ceilings, large dual pane windows, fabulous schools (Lietz, Dartmouth, Branham) in the small Soterion community. HOA dues are just $65 per month, and the HOA manages the front yards! Ultra convenient location close to shopping, dining, schools, commute routes, and even a nearby corporate shuttle stop is just a couple of blocks away! A pedestrian gate to Massidda Court is great for strolling to neighborhood amenities such as the J & P Cosentino farmstead, a neighborhood treasure. This home provides a generously sized back patio. For those preferring a low maintenance home, this is a great fit! Check out all of the details at 4996Agape.com.
Santa Clara County real estate statistics for August 2026 from the RE Report
Here’s the Trends at a Glance table for the Santa Clara County real estate market by home type from our RE Report subscription.
Please keep in mind that these numbers ONLY reflect listings that were entered into the MLS Listings system, and they do not include Bay East, CRMLS, SFAR, or other MLS companies around the state. If it’s not listed in an MLS with a data sharing program, it will not be represented here. The data is off, so some of the stats don’t align with those that I pull from the MLS, but the trends are on target, generally.
Santa Clara County real estate market statistics for SFH
Below please find multi year real estate data charts for Santa Clara County real estate market (single family homes) were pulled by me directly from the MLS. These numbers are a little more accurate than the RE Report ones as they include all listings on the MLS, even if they were entered from a different MLS organization.
Inventory
The Santa Clara County real estate market’s inventory rose in August and is at the high end of what we usually see for this time of year. (This figure is quite a bit larger than the RE Report number of 917. The RE Report only pulls data for listings that were entered into MLS Listings. My charts include all MLS companies that do data sharing with our MLS.)
Please note: for all of the multi year images below, you can see a larger version by clicking on them, which will take you to our article on our website. Still too small? Click on it again and a popup with the largest version will be displayed.
Months of Inventory
The absorption rate or months of inventory grew, indicating cooling market conditions. In most of the U.S. this would be a raging hot seller’s market, but here it’s approaching a balanced market. Note that for other Augusts in recent years this is the largest absorption rate by a good margin. The last time it was this high was January 2023. One month does not make a trend, but this is a figure to watch.
The Blue Hills neighborhood in Saratoga is highly regarded for its natural beauty, well designed homes, excellent public schools, parks, and good commute location. From this community it’s a quick jaunt to coffee shops, restaurants, parks, trails, and shopping.
Interested in Blue Hills neighborhood real estate? Scroll to the bottom of this article and you’ll see a list of homes for sale or recently sold in and nearby this corner of Saratoga
Where is the Blue Hills neighborhood?
Click to view larger map on Google My Maps
The Blue Hills neighborhood is found in the northeastern part of Saratoga, close to Cupertino.
Most sources consider the Blue Hills neighborhood to be bordered by Saratoga-Sunnyvale to the west, Prospect Road to the north, Highway 85 to the east, and Cox Avenue and the railroad tracks to the south. Blue Hills Elementary School is found within this area as well. It includes the Greenbrier subdivision and part of the Summerplace subdivision (the other section is north of Hwy 85).
But the boundaries are a little squishy! The Blue Hills School attendance area is much broader, stretching well past Saratoga-Sunnyvale Road and encompassing this whole area of Saratoga with Cupertino schools (part has this school as the default, and Lincoln as an option).
Additionally, there is a subdivision named Blue Hills of Saratoga off of Prospect Road with 69 houses. It’s now artificially separated from the rest of the Blue Hills neighborhood by the freeway, which cut through this area in the late 1980s and early 1990s.
A large portion of the neighborhood includes the Greenbrier subdivision and homeowner’s association. Adjacent residential areas include Prides Crossing (mostly with the same Cupertino schools, but some of it is in the Saratoga Union School District) and the Golden Triangle, among others.
Gilroy is a scenic area well known for wineries, farmland and fruit stands. More than anything, it’s most iconic produce is garlic, which is celebrated with the annual Garlic Festival, which had been discontinued but is now BACK! In 2026 it was the weekend of July 24-26. It was sold out, unsurprisingly. Clair went with my husband, her dad, and had a great time.
Please note: we have Gilroy real estate market data near the end of this article (for both single family homes and condos / townhomes).
In summer days, the scent of garlic fills the early morning air and blows north along the coastal foothills so that those of us in Silicon Valley get a healthy nose full when grabbing our morning paper off the driveway. This has been my experience since I was a small child and I’m happy that all the progress of the last 40 or 50 years hasn’t changed the smell of garlic heralding mid-summer.
If you’re exploring this city, be sure to also check out Morgan Hilland San Martin, the other South County communities, too!
Gilroy: shopping, dining, wine tasting, parks, golf, and more
A nice easy, and fairly fast trip by car will bring you to South County and to this city nestled at the base of the coastal range. It’s a wonderful day trip to explore the backyard of Silicon Valley, or better, take a whole weekend to get to know the area. There’s a nice downtown area where you can do some shopping and dining. Go out a bit and there are a number of fabulous wineries to check out. And lest we forget, Gilroy is a local epicenter of bargain shopping.
At the intersection of highways 101 and 152, the Gilroy Premium Outlet Mall is found. Go with the intention of spending money, because resistance is futile once you park your car. We have shopped there many times and often found some especially good pricing on clothes.
Many will attest that cars are found for a better price there, too.
This area is also home to a charming family amusement park (aimed at younger kids), Gilroy Gardens. Adults and children alike will appreciate the astounding topiary and twisted special trees which are unlike those you’d find anywhere else. Even if you don’t have small kids, it’s worthwhile to visit this park just to see the amazing trees at least once.
If you’ve never been, it’s worthwhile to visit Chitactac-Adams Heritage County Park, which is about a 7-8 minute drive from Hecker Pass Highway. My family and I visited there and spent about an hour learning about the native people who lived on that site before European settlers came. It was very informative and scenic.
Gilroy, Morgan Hill, Coyote Valley and nearby areas make up the “south county,” which has a little slower pace of living and quite a bit more affordability in housing. The commute is long. The summers are hotter. So there are some trade-offs.
Love golf? There are several courses here: Eagle Ridge, Gilroy Golf Course, and Gavilan Golf Course are all in town.
Once full or orchards and farms, the Berryessa area of San Jose today is largely developed, but a few pockets of trees and agriculture do remain. Most of this district is housing, but there are also a good number of businesses. (The photo below is from a property I sold in this part of North San Jose in 2021.)
Please note that we have real estate market data and statistics near the end of this article – they are updated monthly.
Berryessa boasts very strong commute access, including both light rail and BART as well as major auto routes. Highway 680 runs through it, and 101 and 880 are nearby. Additionally, the major airport for Silicon Valley is in close proximity, too, the Norman Y. Mineta San Jose International Airport. For the South Bay, this is one of the most accessible areas. This and the quality of many of the schools are perhaps the area’s biggest claim to fame.
Where is Berryessa?
Berryessa is in the northern part of San Jose, set between the city of Milpitas to the north and the Alum Rock District to the south. The boundary on the east side is the East Foothills. The boundary on the west is Coyote Creek, approximately. Some resources may put it closer to Highway 101. (If you check 5 different sites, you may get 5 different answers for the boundaries on the west and south side of this district!)
Zip codes are 95131, 95132, 95133. (The MLS also includes a little of 95127, which is often thought of as Alum Rock Park.)
Another interesting, nearby area in San Jose is Japantown. (more…)
Helping nice folks to buy and sell homes in Silicon Valley
Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES
Christie's International Real Estate Sereno, Los Gatos, CA 95030 408 204-7673 Mary@PopeHandy.com License# 01153805
Clair Handy, Realtor
GREEN
Christie's International Real Estate Sereno 214 Los Gatos-Saratoga Rd Los Gatos, CA 95030 ClairHandy@sereno.com License# 02153633
Mary & Clair sell homes throughout Silicon Valley: Santa Clara County, San Mateo County, and Santa Cruz County. with a special focus on: San Jose, Los Gatos, Saratoga, Campbell, Almaden Valley, Cambrian Park.
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Mary Pope-Handy, Realtor ABR, AHWD, CIPS, CRS, SRES Christie's International Real Estate Sereno DRE License #01153805 408-204-7673 mary@popehandy.com “Helping nice folks to buy and sell homes in Silicon Valley since 1993”
Clair Handy, Realtor, GREEN Christie's International Real Estate Sereno DRE License #02153633 408-721-6160 clairhandy@sereno.com “Helping nice folks to buy and sell homes in Silicon Valley”
This is the Valley of Heart's Delight blog , covering Silicon Valley real estate - Santa Clara County, San Jose, Los Gatos, Cupertino, and nearby communities in the South Bay Area and lower Peninsula. Find info on neighborhoods, disclosure issues, buyer and seller tips, and housing market conditions in the west valley and most of the county.Please also see my other websites and real estate market statistics site, which are listed in the sidebar, above.
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Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES Sereno DRE License #01153805 408-204-7673 mary@popehandy.com
“Helping nice folks to buy and sell homes in Silicon Valley since 1993”
The Cupertino real estate market cooled a bit in August.
