Where new homes are being built in Cupertino
Cupertino is almost fully built out, and very little of its housing is new. In the Census Bureau's 2020-2024 survey, 1.2% of the city's homes were built in 2020 or later and 5.5% between 2010 and 2019; the median home was built in 1973. New homes come from redevelopment: offices, shops and single-family lots replaced by townhomes and apartments.
The pace changed after the state certified Cupertino's 2023-2031 housing element on September 4, 2024. The plan must make room for at least 4,588 new homes by 2031, and the City Council adopted the rezoning in July 2024. Since then the city has approved a run of townhome projects, most of them on Stevens Creek Boulevard, plus the much larger plan for The Rise on the former Vallco mall site.
The catch for buyers in late 2026: most of these projects are approved but not yet selling. Our check of builder sites in October 2026 found no new-home community with published prices inside Cupertino. Approvals are listed below so you know what is coming and where.
New home communities and projects in Cupertino
The Rise (former Vallco), North Wolfe Road
The largest project in the city covers 50.1 acres at 10123 N. Wolfe Road. Under the third modification approved on February 27, 2026, it includes 2,669 homes, 356 of them affordable, about 1.475 million square feet of office space and about 226,600 square feet of retail. The property owner is Sand Hill Property Company. On August 24, 2026 the city approved further changes for Blocks 1 and 2, covering building form, loading and residential parking. No sales dates or prices are published; check the city's project page for permits.
SummerHill Homes: Stevens Creek Boulevard townhomes
On the former Staples, Fontana's and Pizza Hut sites at 20770, 20830 and 20840 Stevens Creek Boulevard, SummerHill Homes has approval for 59 townhome condominiums in eight three-story buildings on 2.97 acres. The City Council approved it 5-0 on July 1, 2025. The city's page does not say how many units are affordable.
Dividend Homes I: 20085 and 20111 Stevens Creek Boulevard
Dividend Homes plans 57 townhomes, including 11 affordable units, on a 2.6-acre site where two office buildings stand. The Planning Commission approved it 4-1 and the City Council 4-0-1 on January 21, 2026.
Dividend Homes II: 20045 and 20065 Stevens Creek Boulevard
A second Dividend Homes project, mid-block between Randy Lane and Blaney Avenue, replaces three office buildings with 32 townhomes, including 6 affordable units, on 1.77 acres. The City Council approved it on January 21, 2026, the same night as Dividend Homes I.
Toll Brothers: the United Furniture site
At 10065 and 10075 Stevens Creek Boulevard, Toll Brothers has approval for 55 townhome condominiums with 10 accessory dwelling units, in ten three-story buildings on 2.72 acres. The City Council approved it 5-0 on December 16, 2025. Toll Brothers' California page listed no Cupertino community for sale when we checked in October 2026; it did list The Station in nearby Sunnyvale, with condos from $999,000.
SummerHill Homes: Evulich Court on Linda Vista Drive
Away from the boulevard, SummerHill has approval for 51 townhomes, including 10 affordable units, on four former single-family lots at 10857 to 10887 Linda Vista Drive, near Columbus Drive. The 2.53-acre site is zoned for townhomes. The City Council approved it 4-1 on April 1, 2026.
SummerHill Homes: Bandley Drive and Cassis
At 10268 Bandley Drive, SummerHill has approval for 27 townhomes, including 5 affordable units, replacing an office use on 1.55 acres; the City Council approved it 5-0 at its June 2, 2026 hearing. SummerHill's own site separately lists a future Cupertino community called Cassis: 27 townhomes with 3 to 4 bedrooms and 1,507 to 2,292 square feet, "Coming Late 2028", with no prices yet. The unit counts match, but neither page names the other, so ask SummerHill to confirm the site.
Mary Avenue Villas: affordable apartments
Charities Housing, with the Cupertino Rotary and Housing Choices Coalition, plans a 40-unit, 100% affordable apartment community on a 0.79-acre city site next to Highway 85 and the Mary Avenue Dog Park. Nineteen units are reserved for people with intellectual and developmental disabilities. The City Council approved the design permit on February 3, 2026. These are rentals; contact the developer about income limits and waitlists.
Projects still under review in Cupertino
Several more applications had no final decision on the city's list in October 2026: Vista Heights on the former McDonald Dorsa quarry west of Linda Vista Drive (33 homes, 25 single-family and 8 condominiums, filed under the builder's remedy); 35 townhomes at 1655 S. De Anza Boulevard; 12 townhomes at 19820 Homestead Road; and 250 affordable rental homes for educators by Eden Housing at 10333 N. Wolfe Road. Plans can change before approval.
Cupertino new home projects compared
| Project | Builder or applicant | Homes | Type | Status (city page, Oct 2026) |
|---|---|---|---|---|
| The Rise, 10123 N. Wolfe Rd | Sand Hill Property Co. | 2,669 (356 affordable) | Mixed use | Approved, modified Feb and Aug 2026 |
| 20770-20840 Stevens Creek Blvd | SummerHill Homes | 59 | Townhome condos | Approved July 1, 2025 |
| 20085 and 20111 Stevens Creek Blvd | Dividend Homes | 57 (11 affordable) | Townhomes | Approved Jan 21, 2026 |
| 20045 and 20065 Stevens Creek Blvd | Dividend Homes | 32 (6 affordable) | Townhomes | Approved Jan 21, 2026 |
| 10065-10075 Stevens Creek Blvd | Toll Brothers | 55 plus 10 ADUs | Townhome condos | Approved Dec 16, 2025 |
| Evulich Court, Linda Vista Dr | SummerHill Homes | 51 (10 affordable) | Townhomes | Approved Apr 1, 2026 |
| 10268 Bandley Dr | SummerHill Homes | 27 (5 affordable) | Townhomes | Approved by Council, June 2026 hearing |
| Mary Avenue Villas | Charities Housing | 40 (all affordable) | Apartments | Approved Feb 3, 2026 |
| Vista Heights | Lixin Chen (applicant) | 33 | Houses and condos | Under review |
| 1655 S. De Anza Blvd | Joshua Vrotsos (applicant) | 35 (5 affordable) | Townhomes | Under review |
The city's project pages still carry an "under review" line on some approved projects; we used the final actions listed on each page. Approval is not a sales date. Ask the builder for the release schedule and an interest list.
Mello-Roos and HOA fees on new Cupertino homes
Nearly every new home in Cupertino will be a townhome or condominium, so expect a homeowners association with monthly dues that cover common areas, insurance on shared structures and reserves. Ask for the HOA budget and the reserve study in the public report before you sign. Projects on former commercial sites may also carry special assessments or community facilities district taxes; ask the builder for the full annual tax bill estimate, including any Mello-Roos line. Our Mello-Roos guide and HOA law guide explain the rules, and our Santa Clara County property tax guide covers the base rate and supplemental bills on a new purchase.
New vs resale homes in Cupertino: what costs more
Without published new-home prices, the resale market is the benchmark. Redfin's median sale price in ZIP 95014 for the three months to September 2026 was $1,150,002 for townhouses (9 sales) and $3,019,238 for single-family homes (58 sales). Most resale townhouses in Cupertino are decades old. New three-story townhomes will usually be priced above older resale townhomes of the same size, and well below detached houses, which rarely come up new in the city. Compare price per square foot, HOA dues and the tax bill, not just the list price.
For a sense of builder pricing nearby, Toll Brothers listed The Station in Sunnyvale from $999,000 in October 2026. At the 7.24% average 30-year rate Freddie Mac reported for the week of October 29, 2026, the payment on a large Cupertino loan is the main cost, so ask builders about rate buydowns and closing credits.
Inspections and warranties on new construction
- Hire your own inspector. City inspections check code compliance, not workmanship. Book a pre-drywall inspection if the builder allows it, and a final inspection before the walk-through.
- Get the warranty in writing. Ask for the builder's warranty document, what it covers in year one and later years, and how to file a claim.
- Read the public report and CC&Rs. For a condominium or townhome association, they set what you own, what the HOA maintains and the rules on rentals and parking.
- Check the address for hazards. Look up the CAL FIRE hazard zone, FEMA flood map and Cal OES MyHazards. See our wildfire zones guide.
Buying a new home in Cupertino with a local agent
Register your agent at your first visit to a sales office; some builders only pay a buyer's agent who comes in with you on day one. Since 2024 you sign a written agreement with your agent before touring, and it sets how they are paid, so ask whether the builder will cover that fee. Our commission guide explains the rules. A local agent can also tell you which approved projects have broken ground. Read our Cupertino guide, or see our featured Cupertino agent.