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Rao Market Intelligence Series · By Ramesh Rao | Coldwell Banker Realty
Executive Summary
Cupertino had more single-family homes for sale and nearly twice as many closings in October 2026 as it did a year earlier. Homes that sold moved faster, with a median of 8 days on market, even as fewer homes went into contract during the month.
Key Takeaways
- Buyers had more choice. There were 35 homes for sale at month-end, up from 24 last October.
- The two pricing measures moved in different directions. The median sale price fell 15% to $3.10 million, while median price per square foot rose 5.6%.
- Closings and new contracts told different stories. Thirty homes closed, up from 16, while 14 homes went into contract, down from 18.
Market Snapshot
| Single-family homes | October 2025 | October 2026 |
|---|---|---|
| Median sale price | $3.65M | $3.10M |
| Median price per square foot | $1,577 | $1,666 |
| Homes for sale at month-end | 24 | 35 |
| Homes sold | 16 | 30 |
| Homes that went into contract | 18 | 14 |
| Median days on market for homes sold | 12 | 8 |
What Do the Numbers Tell Us?
October closings reflect agreements that may have been reached in earlier weeks. The 14 homes that went into contract measure a different part of the market. I’d watch that figure over the next few months to see whether the decline continues.
The pricing figures also deserve a closer look. A different mix of home sizes, conditions, and locations can move the median sale price and median price per square foot in opposite directions. For a home in Monta Vista, West of Bubb, or Rancho Rinconada, I’d start with the most comparable neighborhood sales.
Market Wisdom for Buyers and Sellers
If you’re buying, use the extra inventory to compare homes before settling on an offer price. Be ready to move when a home fits and the comparable sales support the price. For a listing that has been available longer than similar homes, check its price history and any competing offers before deciding how much room you have to negotiate.
If you’re selling, compare your home with both recent sales and the listings buyers can tour today. The eight-day median applies to homes that sold. Your first week of showings and feedback will give you a more immediate read on how buyers are responding to your price.
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 chart
Please 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.
