Population: 60,687
Households: 20,715
Employed Residents: 26,996
Housing Units: 22,112

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: $3,370
Rent Increase Year over Year: 6%
Source: Rent Cafe, June 2019

Cupertino Affordable Housing Inventory

ELIVLILIModTotalPercentage of Housing Stock
898631690.8%

*All cities have various methods of tracking their affordable housing stock, and it is challenging to maintain a comprehensive list of all affordable housing that has historically been available within the community. Our goal with this initial study was to begin the conversation, and hopefully improve the accuracy of our inventory as cities further develop their tracking methods. This initial look was focused solely on deed restricted affordable homes in Santa Clara Cities, and some cities also possess units that are not deed restricted, but are made affordable due through other mechanisms. See more information on our affordable housing assets page.

Source: California Department of Finance – “Table 2: E-5 City/County”  Inventory as of December 2018. Information reported from City of Cupertino

Cupertino Development Pipeline

Application SubmittedApproved ProjectsProjects Under ConstructionTotal
Anticipated New Jobs1,1558,043569,254
Housing Units2043,209233,436
Jobs Per Unit2.69

Pipeline as of March 2019. 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 

Cupertino Permit Progress as of 2019

Affordability LevelRHNA GoalPermits as of 2019Percent Progress
Very Low Income356195%
Low Income20700%
Moderate Income2317432%
Above Moderate27021580%
TOTAL1,06430829%

Permitting progress as of December 2019. Source: HCD 2019 Housing Element Annual Progress Report Permit Summary.  

 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:

Accessory Dwelling Units (ADUs)

Between 2016 and 2018, the City of Cupertino permitted 31 ADUs, for an average of 10 ADUs per year.  Prior to the passing of an updated ADU ordinance in 2016, the City was averaging around 7 ADUs per year.

Additional Resources
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