Population: 60,257
Households: 20,981
Employed Residents: 28,187
Housing Units: 22,267

Source: ACS 2019 5 year estimates

Jobs: 43,731
Employed Residents per Household: 1.30
Jobs per Employed Resident: 1.62
Jobs-Housing Balance Ratio: 1.98
Source: ACS 2017 5 year estimates

Low-Wage Jobs-Housing Fit Ratio: 13.67
Source: 2015 LEHD Origin-Destination Employment Statistics. For more information about the jobs/housing calculations visit our jobs and housing page.

2019 Homeless Count: 159 persons, all unsheltered (+25% from 2017)
Source: 2019 Homeless Point In Time Count

Average Monthly Rent: $2,900
Rent Change Year over Year: -17%
Source: Rent Cafe, April 2021

Cupertino’s 2020 Affordable Housing Inventory
Extremely Low-IncomeVery Low-IncomeLow-IncomeModerate IncomeTotal UnitsAffordable % of Total Housing Stock
898270153911.9%

SOURCE: Units reported in the Housing Element Annual Performance Report that received building permits in 2019 were added to the unit counts in the previously reported 2018 Base Year table.  This methodology necessarily means that any ELI units, if any, are included in the VLI category since that is how HCD has required production data to be reported.  The RHNA data on new units relies on self-reporting by jurisdiction and can include units for which building permits were issued that never got built.  The percentage of the total housing stock in the community is based the California Department of Finance’s Table E-5. See more information on our affordable housing assets page.

Cupertino Development Pipeline as of January 2021
Applications SubmittedApproved ProjectsUnder ConstructionTotal
Anticipated New Jobs8334101443
Housing Units223645383705

Pipeline as of January 2021. Information reported from City of Cupertino.  The employment projections are derived by applying square-footage-per-employee factors to building floor areas by four building types: 250 square feet for office/R&D; 1,500 feet for hotels; 550 feet for retail/restaurant; and 2,500 feet for manufacturing/warehouse. All are figures applied to a building’s gross square footage.

2014-2022 Regional Housing Needs Allocation 

Every eight years, the Regional Housing Needs Allocation (RHNA) process is used to assign each city and county in California their “fair share” of new housing units to build. These units of housing are intended to accommodate existing need and projected growth in the region. The RHNA process is critical because it requires all cities and counties to plan for the housing needs of their residents, regardless of income, in an effort to plan for future growth and ease the Bay Area’s acute housing crisis. 

Many cities and counties regularly fall short of their RHNA targets, as the Bay Area’s housing crisis continues to grow. Each spring, jurisdictions are required to provide an Annual Progress Report to show how effective their efforts have been in achieving housing development targets by income level. The table below shows Cupertino’s progress.

Cupertino’s 2015-2022 RHNA Permit Progress as of 12/2020
Affordability LevelRHNA TargetPermits IssuedProgress to Goal
Very Low Income356195
Low Income20700
Moderate Income2319340
Above Moderate Income27021680
Total106432831

Permitting progress as of December 2020. Source: HCD 2020 Housing Element Annual Progress Report Permit Summary.  

Accessory Dwelling Units (ADUs)

All California cities and counties are mandated to permit ADUs and JADUs according to state law. The Legislature further updated ADU and JADU law effective January 1, 2021 to clarify and improve various provisions in order to promote the development of ADUs and junior accessory dwelling units (JADUs). These include allowing ADUs and JADUs to be built concurrently with a single-family dwelling, opening areas where ADUs can be created to include all zoning districts that allow single-family and multifamily uses, modifying fees from utilities such as special districts and water corporations, limited exemptions or reductions in impact fees, and reduced parking requirements. Please see the Accessory Dwelling Unit Handbook (PDF) for more information for local government bodies and homeowners interested in adding an ADU or JADU to their property. Our partner, the Housing Trust of Silicon Valley has kicked-off a major initiative, Small Homes, Big Impact to support ADU development throughout Santa Clara County, including outreach and education, and potential new financing mechanisms.

Cupertino ADUs Permitted: 2017-2020
2017201820192020Total% of Countywide Total
11131519582.6%

 

Affordable Housing Policies

Housing Element Policies

The Housing Element of Cupertino’s General Plan identifies several policies that encourage affordable housing development:

  • Residential Development Standards.  Flexibility is allowed for floor area ratios, smaller lot sizes lot widths, and setbacks, particularly for higher density and attached housing projects.
  • Higher Densities.  Residential developments can exceed the planned maximum density in the case of special needs housing so long as neighborhood street capacities are not exceeded and there is no negative impact on neighborhood character.
  • Funding Applications.  Cupertino will partner with and/or support affordable housing developers’ applications for funding at the regional, state and federal levels.
  • Parking Ratios.  Reductions in required on-site parking can be made, on a case-by-case basis.
Housing Mitigation Program

Cupertino has a Residential Housing Mitigation Program that requires for-sale residential development to include 15 percent of the total units be affordable to median (100% AMI) and moderate (120% AMI) income households, of which the total units are broken down into 50% of units for median income and 50% of units for moderate income households. Similarly, Below Market Rate rental units are made available to low income (80% AMI) and very-low income (50% AMI) households.

Qualifying projects may also pay an in-lieu fee rather than build inclusionary units. Housing Mitigation in-lieu fees for developments are as follows, updated April 2018 and effective July 1, 2018:

Cupertino Housing Mitigation In-Lieu Fees

Development TypeFee Level (Per Square Foot)
Residential - Ownership
Detached Single Family Residence17.82
Small Lot Single Family Residence or Townhome19.60
Multi-family Attached Townhome, Apartment, or Condominium23.76
Residential - Rental
Multi-family Attached Townhome, Apartment, or Condominium (up to 35 du/ac)23.76
Multi-family Attached Townhome, Apartment, or Condominium (over 35du/ac)29.70
Non-Residential
Office, Research and Development, or Industrial23.76
Hotel11.88
Commercial/Retail11.88
Effective July 1, 2018

For more information on Cupertino’s affordable housing impact fee policies for both residential and non-residential development, visit these resources:

Additional Resources
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