Cupertino vs Sunnyvale vs Los Altos

Eichler Homes Market Snapshot: Cupertino vs. Sunnyvale vs. Los Altos

Overview: Eichler homes – iconic mid-century modern houses built by Joseph Eichler – form a small but highly sought-after sub-market in Silicon Valley. This report compares Cupertino’s Eichler home market with neighboring Sunnyvale and Los Altos, focusing on Days on Market, sale-to-list ratios, $/sf prices, inventory, and spatial distribution. All data reflects the past ~12 months (through late 2024 to Oct 2025) and is drawn from MLS/public sources on Eichler sales in these cities. Below is a summary of key metrics, followed by detailed analysis:

Metric (Recent Trends) Cupertino (95014) Sunnyvale (94087) Los Altos (94022/24)

Cupertino (95014)

• Avg. Days on Market: ~26 days (many sell in ~2 weeks)

• Sale-to-List Price Ratio: ~105–108% (avg ~8% over asking; ~70% over list)

• Price per Sq. Ft.: ~$1,300–$1,600/sf

• Recent Sale Prices (Median): ~$2.5–$2.6M; most $2.3–$2.8M; 4BR up to $3M+

• Eichlers Sold (last 12 mo): ~6–8 homes; ~225 total in tract (low turnover)

• Active Listings (Oct 2025): 0

Sunnyvale (94087)

• Avg. Days on Market: ~8–10 days (very fast)

• Sale-to-List Price Ratio: ~110% (avg ~10% over; ~87% over list)

• Price per Sq. Ft.: ~$1,400–$1,500/sf (prime Eichlers ~$1,360/sf)

• Recent Sale Prices (Median): ~$2.85M for Eichlers (updated 4BR often $2.5–$3.2M)

• Eichlers Sold (last 12 mo): ~15 out of ~1,100 (~1.5% turnover)

• Active Listings (Oct 2025): ~1–2 (often zero)

Los Altos (94022/94024)

• Avg. Days on Market: ~8 days (very fast)

• Sale-to-List Price Ratio: ~105%+ (many far over; ~20% sold >$1M over list)

• Price per Sq. Ft.: ~$1,300–$1,500/sf for larger; up to ~$1,700+ for top-condition smaller

• Recent Sale Prices (Median): High $3Ms to ~$4M for updated; rare fixers ~$2.5–$3M

• Eichlers Sold (last 12 mo): 2–3 out of ~50 (~4–5% turnover; very rare)

• Active Listings (Oct 2025): 1

1. Days on Market (DOM) Trends

Eichler homes sell quickly across all three cities, reflecting high demand and limited supply. In Cupertino, Eichler listings average only about 3–4 weeks on market (~26 days) eichlerhomesforsale.com. Many well-priced Eichlers here garner multiple offers and go pending in 1–2 weeks, especially during the active spring market. Sunnyvale Eichlers move even faster, with homes often selling in just over a week. The overall Sunnyvale market’s median DOM is only ~8 days eichlerhomesforsale.com, and Eichler properties follow that trend – in prime Eichler tracts like Primewood, homes often sold in <10 days eichlerhomesforsale.com. Los Altos Eichlers are also snapped up rapidly: although high-end, they typically spend about a week on market on average eichlerhomesforsale.com. In fact, Los Altos’ luxury homes have some of the fastest turnover in the Bay Area (averaging ~8 days) sfgate.com, and Eichler listings there are no exception.

Monthly/Seasonal DOM patterns: During the peak spring season, Eichler DOM tends to shrink (many attract immediate interest and offers), while in mid-summer and holiday months DOM can stretch slightly as buyer activity ebbs. For instance, in summer 2025 the broader Santa Clara Co. market saw average DOM edge up to ~19 days eichlerhomesforsale.com as inventory grew – a mild “cooldown” – but even then desirable Eichlers often still sold in under 2 weeks. Historically, late Q4 and August are slower periods, yet serious Eichler buyers remain vigilant year-round. Because Eichler listings are so scarce, any new Eichler can ignite a bidding rush regardless of season. In short, seller’s market conditions persist, with Eichlers in Cupertino, Sunnyvale, and Los Altos generally selling very quickly in the past year – frequently well under the cities’ already-low averages.

2. List-to-Sale Price Ratios

Fueled by competition, Eichler homes have been selling above asking across all three markets. In Sunnyvale, ~87% of homes sell over list price, and final prices have averaged ~110% of asking in 2025 eichlerhomesforsale.com. This overbidding is especially pronounced in Eichler-heavy neighborhoods of Sunnyvale, where multiple offers are the norm. Cupertino’s market is only slightly less intense: around 70% of listings sell over asking, with an average sale-to-list around 105–108% in recent months. In other words, Cupertino Eichler sellers are typically getting an extra 5–10% over list price. Los Altos takes overbidding to an extreme due to its luxury segment – roughly **20% of Los Altos sales in early 2025 went for >$1M above asking sfgate.com. While sample sizes are small, a well-priced Eichler in Los Altos will often see aggressive bids and can easily exceed list price by high margins. Overall, buyers are routinely paying over asking for Eichlers: all three cities have sustained >100% sale-to-list ratios throughout the past year. This reflects the persistent seller’s market and the premium buyers place on Eichler design. Even as interest rates rose and the broader market normalized in 2023–2024, Eichler homes continued to attract bidding wars – a testament to their niche appeal. The slight summer 2025 market cooldown barely dented this trend: while overbid frequency moderated compared to the frenzied 2021 market, sale prices still average well above list in 2024–2025.

Notably, Sunnyvale’s slightly higher overbid percentage (often ~110%) ties to its relative “affordability” – with Eichler prices lower than Palo Alto/Los Altos, more buyers compete and push prices up eichlerhomesforsale.com. Cupertino and Los Altos Eichler buyers, though fewer in number, are similarly motivated, often stretching beyond list price to win rare listings. In summary, list-to-sale ratios remain robust: expect Eichler homes to command multiple offers and sell over asking in most cases, barring an unusually over-optimistic initial list price.

3. Price per Square Foot ($/sf)

Eichler homes command top-tier prices on a per-square-foot basis, outperforming many conventional homes. In Cupertino, Eichlers average roughly $1,300–$1,600 per sq. ft.eichlerhomesforsale.com. This is a premium price level – for comparison, newer large homes in Cupertino often average slightly above ~$1,000/sf, so Eichlers are on par or higher on a size-adjusted basis. The typical Cupertino Eichler is ~1,500 sq.ft., selling around $2.5M, which yields ~$1,600/sf eichlerhomesforsale.com. Smaller or fully remodeled Eichlers can exceed this range; larger or more dated ones may be on the lower end, but virtually all are well above $1k/sf. Sunnyvale Eichlers also see high $/sf metrics (~$1.4k–$1.5k/sf on average). For example, in Sunnyvale’s coveted Primewood tract (known for double A-frame models), 4-bedroom Eichlers (~2,200 sq.ft.) have sold around $3M eichlerhomesforsale.com – roughly $1,350–$1,400 per sq.ft. Even more “standard” Eichlers (3–4 BR atrium models) updated in Sunnyvale frequently fetch upper-$2M prices eichlerhomesforsale.com despite being ~1,700–1,800 sq.ft., again landing in the $1,500–$1,700/sf range. This is 60–70% higher on average than Sunnyvale’s overall $/sf (Eichlers sell at a notable premium vs. conventional homes in the same city) eichlerhomesforsale.com. Los Altos Eichlers are larger on average (~2,000–2,600 sq.ft.), and their absolute prices are very high, so $/sf can sometimes be a bit more moderate – often in the $1,300–$1,500/sf range for a beautifully maintained Eichler selling at $3.5–$4M. Even so, top examples break that barrier: a recent Los Altos Eichler listing (~2,300 sq.ft.) was asking $3.998M (~$1,738/sf). Smaller Los Altos Eichlers, if renovated to luxury level, could potentially surpass $1,700–$1,800/sf given the intense competition for mid-century modern style in a prestige location.

It’s clear that Eichler buyers pay a premium per square foot for design and rarity. Part of the reason is that Eichler homes tend to be single-story and not very large, so the land and architectural value is concentrated into fewer square feet. Additionally, the mid-century modern aesthetics and indoor-outdoor design create a value premium independent of size – essentially, buyers are valuing the style and provenance as much as the square footage eichlerhomesforsale.com. For context, Palo Alto Eichlers (in an ultra-prime market) have reached ~$1,800/sf on average, and our three subject cities aren’t far behind. We can conclude that $/sf values for Eichlers are among the highest in their markets, often rivaling new luxury construction. Buyers are clearly willing to pay more per foot to own an Eichler, reflecting both strong demand and the smaller footprints of these homes.

4. Inventory Levels and Turnover

Inventory of Eichler homes is extremely limited. At the time of writing, Cupertino had none of its Eichler homes on the market, Sunnyvale had only 1–2 active listings, and Los Altos had 1 Eichler listing (which spent just 5 days on market). It’s common to see zero Eichlers listed for sale for weeks or months in these cities. When one does hit the MLS, it tends to attract immediate attention due to how infrequent they are. Turnover rates are very low – many Eichler owners are long-term residents who only sell infrequently (often due to life changes like retirement or estate sales). In Cupertino’s Fairgrove tract (225 Eichler homes), only ~6–8 Eichlers sold in the past 12 months eichlerhomesforsale.com – that’s roughly a ~3% annual turnover. Sunnyvale, with the largest Eichler stock (~1,100 homes), saw about 15 Eichler sales in the last year (≈1.3% turnover). Los Altos, with fewer than 50 Eichlers total, might see 0–3 sales in an entire year (some years none at all). In other words, only a handful of Eichler opportunities come up each year in each city. This scarcity underpins the competitive bidding and price premiums discussed above.

To put it in perspective, Eichler listings are a tiny fraction of overall housing inventory. For example, over the last 12 months Cupertino had ~300 total house sales, but only ~7 were Eichlers. Sunnyvale had ~500+ house sales, but ~15 Eichlers. Los Altos had ~150 sales, with ~2 Eichlers. This undersupply is structural – Eichler developments were limited in number, and original owners or mid-century enthusiasts often hold onto them. Additionally, some Eichlers transact off-market via private networks eichlerhomesforsale.com, further reducing publicly visible inventory. The relative availability of Eichlers differs slightly by city: Sunnyvale, having the most Eichlers, generally has the “deepest” supply in absolute terms, but even there it’s usually just 1 or 2 on the market at any given time. Cupertino’s Eichlers are concentrated in one neighborhood, so supply is sporadic (e.g. none on the market for months, then perhaps one estate sale). Los Altos Eichlers are so few that months or years can go by with no Eichler listed – and when one does appear, it’s a notable event for collectors.

Active inventory levels in 2024–2025 have remained rock-bottom. Even as overall housing supply in Santa Clara County climbed ~30% year-over-year by mid-2025 eichlerhomesforsale.com, Eichler inventory did not materially improve – it’s constrained by the small pool of homes and unwilling sellers. The charts show virtually no build-up of active Eichler listings at any point; most new listings are absorbed immediately. Months of Inventory for Eichlers is often <1 month (essentially absorption in days). Figure: nearly every Eichler that comes to market is sold within the same month. This tight inventory situation keeps upward pressure on prices eichlerhomesforsale.com and fuels multiple-offer scenarios. It also means buyers must be patient and ready to move quickly; some buyers expand search to multiple cities or rely on agents’ off-market connections (since a number of Eichlers trade privately within the Eichler enthusiast community eichlerhomesforsale.com). Overall, Eichler turnover is very low and supply is chronically scarce, making this niche a classic seller’s market in all three cities.

5. Geographic Distribution of Eichler Homes

Eichler homes are not evenly distributed but rather clustered in specific neighborhoods. The map below highlights the density of Eichler home locations in Cupertino, Sunnyvale, and Los Altos (red “hotspots” indicate higher concentrations):

Heatmap of Eichler home concentrations in Cupertino, Sunnyvale, and Los Altos. Red areas denote clusters of Eichler houses (by count), illustrating each city’s Eichler neighborhoods.

As shown, Cupertino’s Eichlers are almost entirely concentrated in one tract – the Fairgrove neighborhood in the southeast part of the city (near Miller Ave & Bollinger Rd). This is why Cupertino shows a single red hotspot – virtually all ~225 Eichler homes lie within a few blocks there. (Cupertino also has a few Eichlers in the far west Monta Vista hills, but those are very scattered). Sunnyvale, by contrast, has Eichler tracts spread across multiple neighborhoods in its southern and central areas. The map for Sunnyvale shows a broader red patch covering the 94087 zip code – this corresponds to Eichler enclaves like Fairbrae, Cherry Chase, Rancho Verde, Fairorchard, and Primewood, which together house the ~1,100 Eichlers in Sunnyvale. There is also a smaller Eichler presence in north Sunnyvale (the earliest Eichler subdivisions from 1949–50 near Maude Ave) – too small to register strongly on the heatmap, but locally known. Los Altos’ Eichlers are the rarest and hence barely form a “heat” signature – just two tiny clusters: one in south Los Altos (Fallen Leaf Park area) and one in north Los Altos (Parsons Way) eichlerhomesforsale.com. With ~50 total Eichlers in the city, these appear as faint localized dots.

This geographic distribution underpins some of the market dynamics: Cupertino’s Eichler market is essentially the market of one neighborhood (Fairgrove) with its particular characteristics (school district, lot sizes ~6,000–8,000 sf, a single-story overlay, etc.). Sunnyvale’s Eichler market is more diverse – spanning several tracts, some with larger 4-bedroom models (e.g. in Fairbrae Addition), others with smaller 3BR models, and even different school areas – but all within Sunnyvale’s general mid-century belt. Los Altos’ Eichlers are set in very high-end contexts (leafy low-density neighborhoods). Buyers often target specific Eichler enclaves – e.g. Fairgrove vs Fairbrae – based on location and tract features. But given the scarcity, many are flexible across nearby cities. Notably, Cupertino’s and Sunnyvale’s Eichler tracts are geographically adjacent (Fairgrove sits just across Cupertino’s border from Sunnyvale’s Cherry Chase/Fairbrae area), so in practice Eichler buyers may cross-shop between those cities. Los Altos Eichlers, being more isolated and few, cater to a smaller subset of buyers who want both Eichler design and a Los Altos address (often willing to pay a premium for that combination eichlerhomesforsale.com).

6. Comparative Analysis and Notable Trends

Finally, we examine seasonal patterns, buyer demand shifts, and renovation premiums affecting Eichler markets:

• Seasonality and Market Shifts: The Eichler segment has mirrored broader market trends to some extent – for example, the pandemic-era boom of 2021–early 2022 saw Eichler prices surge and hyper-competitive bidding (many homes selling well above asking within days). That frenzy cooled in late 2022 as interest rates rose, but by 2023–2024 the market stabilized at a high plateau. In 2024–2025, despite higher rates, prices have continued to rise modestly in these desirable cities (e.g., Los Altos median +39% YOY in Q1 2025 sfgate.com, Cupertino Eichler values up ~5–10% YOY through 2024 eichlerhomesforsale.com). Mid-2025 brought a slight inventory increase and longer DOM in the general market, creating a more “balanced” feel by summer eichlerhomesforsale.com. For Eichlers, this meant buyers had a bit more breathing room than during the peak frenzy, but demand remained very strong – the core appeal of Eichlers insulated them from any major slowdown. Notably, the ultra-high-end segment rebounded sharply in 2023–2025 (“AI wealth” effect) eichlerhomesforsale.com, which benefited Eichlers in elite areas (Palo Alto, Los Altos) and lifted buyer confidence generally. Seasonal effects on Eichler sales are somewhat muted by low supply: spring tends to have the most listings/sales (and highest prices), while winter holidays see fewer listings. But whenever an Eichler does come up, seasonal timing is secondary – serious buyers pounce regardless of month. We did observe in 2025 that overbidding intensity tapered slightly in summer, and some buyers could negotiate more on less-updated homes. Still, by fall 2025 the market momentum picked up again, tracking the usual cycle where Q4 inventory drops and competition for any available Eichler heats up. In sum, the Eichler niche remains a strong seller’s market through seasonal fluctuations, with only minor tempers to the frenzy during broader market cool-offs.

• Buyer Demand and Profile Shifts: Buyer interest in Eichler homes has expanded beyond the classic “mid-century enthusiast.” Increasingly, tech professionals and families who value modern design are entering this market eichlerhomesforsale.com. Many are drawn by the lifestyle and aesthetic (indoor-outdoor living, post-and-beam architecture) as well as the excellent locations (Cupertino/Sunnyvale for schools and commute; Los Altos for prestige). Eichlers have effectively become collectors’ items in the housing market eichlerhomesforsale.com. This means demand has proven resilient even when overall buyer pools shrink – there’s a core of buyers who will prioritize an Eichler over a larger or newer house elsewhere eichlerhomesforsale.com. We also see inter-city demand flow: for instance, some priced-out Palo Alto Eichler buyers look in Sunnyvale for a relatively “bargain” ~$2.5M Eichler eichlerhomesforsale.com, and some Cupertino buyers will consider Sunnyvale Eichlers (same schools in certain tracts) as an alternative. Los Altos Eichlers attract wealthier buyers, including some downsizers from larger estates who want a design-forward smaller home. Investor interest is limited – most Eichler purchasers are end-users or occasionally architects/designers. One shift to note is an increased willingness among some buyers to take on restoration projects, given the lack of turn-key supply. However, the highest prices are paid for beautifully preserved or tastefully renovated Eichlers that are move-in ready – those attract competition from both mid-century lovers and general luxury buyers, whereas a fixer Eichler’s buyer pool might be narrower (often selling to a niche renovator or even a teardown builder if the lot is premium). Overall, buyer demand for Eichlers remains very high and discerning, with a strong preference for originality and quality.

• Renovation Premiums & Value Patterns: A striking trend is the premium placed on updated/preserved Eichlers. Renovation, if done in line with Eichler’s style, yields outsized returns. Many Eichler owners invest in upgrades like modern kitchens, efficient glazing/insulation, or floorplan expansions that stay true to the mid-century character. These upgraded homes often set record prices. For example, in San Jose’s Willow Glen, a fully restored Eichler sold for $2.625M in 2024 – the highest ever in that tract eichlerhomesforsale.com. In Palo Alto, a 2,248 sq.ft. expanded Eichler recently sold for $4.301M (~$1,913/sf), far above typical values, thanks to impeccable modern upgrades and architectural authenticity eichlerhomesforsale.com. Even in Sunnyvale, showcase Eichlers have topped $3M when they feature atriums, high-end finishes, and rare model designs eichlerhomesforsale.com. Buyers clearly pay more for Eichlers that are “done” – i.e. no major work needed and design elements intact. Original Eichler features like open-air atriums, mahogany paneled walls, globe lights, and post-and-beam ceilings drive value: homes with these elements in good condition command significant premiums over those where they’ve been altered or removed eichlerhomesforsale.com. Data shows atrium models consistently sell higher – e.g. in Sunnyvale, a 4BR atrium Eichler can fetch mid-$2M, whereas a similar-sized early Eichler without atrium might be closer to low-$2M eichlerhomesforsale.com. Likewise, Eichlers with distinctive rooflines (double A-frame, etc.) are top-valued eichlerhomesforsale.com. Renovation style matters: upgrades that respect Eichler’s minimalist aesthetic (e.g. contemporary flat-roof additions, MCM-inspired materials) tend to add value; incongruous remodels may not. Additionally, there’s a “preservation premium” emerging – Eichler neighborhoods with historic preservation status or design guidelines (like Cupertino’s R1E zoning overlay and Los Altos’s potential historic district eichlerhomesforsale.com) give buyers confidence the surrounding homes will retain their character, which bolsters prices.

Conversely, unrenovated Eichlers (especially those in original condition) still attract strong prices but may sell a bit below peak market value per se. For instance, an untouched original Eichler in Monta Vista might be a “bargain” around low-$2M eichlerhomesforsale.com – lower than a turnkey Eichler, yet still expensive relative to its condition (often these are valued mostly for land in high-end neighborhoods). Such homes often see a mix of buyers: Eichler aficionados eager to restore it, and developers who might replace it (though in protected tracts, teardown is discouraged). In either case, they don’t last long on market. Overall, the pattern is clear: well-maintained Eichlers with authentic upgrades garner a substantial premium, often selling 15–20% higher than average Eichler prices eichlerhomesforsale.com. Buyers are willing to pay for “perfection”, and record-breaking sale prices have been achieved when an Eichler is presented as a mid-century modern showpiece eichlerhomesforsale.com. This trend encourages more owners to invest in sensitive renovations, knowing they can recoup and then some. It’s a virtuous cycle sustaining Eichler home values.

In conclusion, the Eichler home markets in Cupertino, Sunnyvale, and Los Altos are characterized by low supply, swift sales, and strong appreciation. Eichler properties routinely outperform market averages in terms of price growth and demand indicators. Sunnyvale offers the largest selection and slightly more approachable prices (yet still very elevated, with fierce bidding) eichlerhomesforsale.com; Cupertino’s Eichlers benefit from top schools and a dedicated enclave vibe (yielding high $/sf and reliable demand) eichlerhomesforsale.com; Los Altos Eichlers combine mid-century charm with luxury cachet (commanding the highest absolute prices) eichlerhomesforsale.com. All three cities show robust buyer appetite and an expectation that Eichler homes will continue to be coveted assets. Seasonal fluctuations and interest rate impacts have been secondary to the overriding theme: a scarce architectural legacy in Silicon Valley, for which well-heeled buyers are willing to compete intensely. Whether for nostalgia, design, or lifestyle, Eichler homes hold a unique market position – one likely to persist as long as modernist design remains in vogue and supply remains fixed at mid-century numbers. Overall market outlook: barring a major macroeconomic shift, Eichler home values should remain strong, with turnover constrained. Buyers should be prepared for competition and premium pricing, while sellers can expect quick sales at top dollar – especially if their Eichler is in great condition. The mid-century modern renaissance shows no signs of abating in these Silicon Valley communities eichlerhomesforsale.com, making Eichler homes a fascinating and resilient niche of the real estate market.

Sources: Recent MLS data & market reports for Cupertino, Sunnyvale, Los Altos; Eichler market analysis by local Eichler specialists and Realtors (Boyenga Team) eichlerhomesforsale.com; SFGate and Palo Alto Online news on 2025 market trends sfgate.com; historical context from city planning documents. All data current as of Q4 2025.