Cupertino, CA — Momentum Score, Home Values & Best-For

All states·California·Cupertino

Santa Clara County · San Jose-Sunnyvale-Santa Clara · population 58,710

Shrinking
Cupertino, CA
Image: Wikipedia · Cupertino, California
OverviewCost of livingMoving guide
View watchlist →
65
Rising
Momentum score · 0–100

Where Cupertino stands

At or near all-time high. population shrinking 0.7% per year. rents up 6.5% in the last year.

Median home $3,183,398
1-year +1.8%
5-yr CAGR +6.4%
vs 5-yr peak -1.8%
Population -0.7%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-01$3183k$1523k$2139k$2755k$3371k201620182020202220242026

Lifestyle scores

🚶
Walkability
64/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
46/100
Marginal for remote
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$4,086/mo$2,867$3,599$4,331202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent136134100120140202220242026

Rent vs buy

Price-to-rent ratio: 64.9
Rent

At a 64.9 price-to-rent ratio, renting beats buying in Cupertino for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
59 · w22%
Home 5-yr CAGR
71 · w22%
Distance from peak
79 · w18%
Population growth
35 · w16%
Rent YoY
85 · w12%
Home 10-yr CAGR
67 · w10%
Long thesis

Cupertino has held up across the cycle: home values at $3,183,398 with +6.4% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Cupertino's population is shrinking 0.7% per year. Housing demand has to come from somewhere — if people are leaving, the buyer pool is shrinking faster than the inventory. That eventually shows up in price.

About Cupertino

Cupertino is a city in Santa Clara County, California, with an estimated population of 58,710. It anchors the San Jose-Sunnyvale-Santa Clara metro area. The population has contracted 0.7% per year on average since 2020. The median home value in Cupertino is $3,183,398 as of 2026-04, up 1.8% over the last 12 months. Over the last five years, home values have averaged +6.4% annual growth, with prices at or near the 5-year peak. Rents in Cupertino average $4,086 per month, up 6.5% year-over-year. The composite momentum score is 65 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +6.4% annualized over 5 years, outpacing US inflation.
●Held the highs: currently -1.8% from the 5-year peak — this market refused to give back gains.
●Hot rental market: rents up 6.5% YoY — landlords have pricing power, supports new investment math.

▼ Bear case

●Expensive AND not growing: median home $3,183,398 with only +1.8% YoY. You’re paying premium pricing for a flat trend.
●Flat or shrinking population: -0.7% per year. Housing demand has to come from somewhere — verify the source.

About Cupertino (Wikipedia)

Cupertino is a city in Santa Clara County, California, United States, directly west of San Jose on the western edge of the Santa Clara Valley with portions extending into the foothills of the Santa Cruz Mountains. The population was 60,381 as of the 2020 census, decreasing by 1,671 (-2.9%) to a Census-estimated 58,710 by 2024. The city is the home of Apple Inc., headquartered at Apple Park.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorKitty Moore
Area11.33 sq mi
Elevation236 ft
IncorporatedOctober 10, 1955
Densityauto/sq mi
Named forArroyo San José de Cupertino Saint Joseph of Cupertino

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Santa Clara County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Santa Clara County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of Cupertino

12 tracked · ranked by median home value
1Monta Vista North$3,609,641+1.6%
2Creston-Pharlap$3,562,425-1.3%
3Garden Gate$3,457,930+2.4%
4Jollyman$3,384,183+2.6%
5Monta Vista South$3,376,121+0.9%
6North Blaney$3,335,997+2.2%
7Rancho Rinconada$3,117,528+4.5%
8South Blaney$3,114,272+1.7%
9Inspiration Heights$2,851,392+0.0%
10Fair Grove$2,818,660+6.2%
11Homestead Villa$1,738,502-1.7%
12Oak Valley$1,650,972-3.6%

Cities like Cupertino

Campbell, CA65 · RisingSaratoga, CA64 · RisingLos Gatos, CA63 · RisingCypress, CA65 · Rising

Run the numbers for Cupertino

ToolCan I afford Cupertino?Income → city shortlistToolROI on a Cupertino rentalCap rate, cash-on-cash, DSCRToolCompare Cupertino to anywhereSide-by-side up to 3 citiesToolCupertino cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the San Jose-Sunnyvale-Santa Clara area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Cupertino listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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