Seller's Market
▼ Cooling DownWestside, Cupertino Market Update
Westside favors sellers, but smart buyers can still win. Here's the picture:
- Homes go pending in about 12 days — move quickly or you'll miss out
- Selling 5% above asking — budget above list price to compete
- Monthly payment: $16,040 (20% down) — 1.6x the Bay Area average
- Westside pricing is near the Cupertino city-wide median ($3.22M vs. $3.24M)
Competition is easing. Conditions may improve in coming months.
Median Sale Price
$3.22M
▼ -0.5% YoY
16 sold this month
Down $17K from last year
Days on Market
12 days
▲ +2d YoY
Homes sell in a week or two
Sale-to-List Ratio
104.7%
▼ from 108.2%
Selling 5% above asking
Active Inventory
10
Very low — limited options for buyers
Sold Above List
63%
▲ 4pp YoY
More than half sell above asking
Price Drops
—
Sellers rarely reduce their price
Off Market in 2 Wks
73%
▲ 35pp YoY
7 in 10 go pending within 2 weeks
Monthly Payment
$16,040
— 6.37% · 30yr fixed
Principal & interest only on a 20% down $3.22M home. Add ~30–40% for property taxes, insurance, and HOA.
30-yr Fixed6.37%
15-yr Fixed5.74%
A 1% rate drop would save ~$1,643/mo on the median Westside home. Your actual rate depends on your credit, down payment, and loan type.Westside Trends
Median Sale Price
Down 0.5% year-over-year. The market is adjusting.
What You'd Actually Pay Per Month
Monthly cost has eased 8% year-over-year.
Melanie Tan
8 Blocks Real Estate · DRE #02014153
“I know Westsidewell. Let me help you understand what the numbers mean for your specific situation.”
Let's talk about Westside
Market data: Redfin Data Center · Rates: FRED / Federal Reserve · Updated weekly · Data through Feb 2026
© 2026Melanie Tan, 8 Blocks Real Estate · DRE #02014153
© 2026Melanie Tan, 8 Blocks Real Estate · DRE #02014153