September 2026 Cypress Real Estate Market Report: Homes Take Longer to Sell

Cypress single-family homes took longer to sell in September 2026. The typical home spent 34 days on the market, more than double last September’s 16 days, and sellers received 97.7% of the original list price, down from 99.0%. The median single-family sale price was $1,105,000, down 3.1%. Over 12 months the picture is steadier, with prices up 2.0% and more homes selling than a year ago. Below I explain what changed, and what buyers and sellers can do with it.

Source: Pacific West Association of REALTORS® (PWR) Local Market Update for September 2026, based on CRMLS data and current as of October 2, 2026. Figures cover Cypress (Orange County) as a whole. Sales prices do not account for seller concessions or down payment assistance.

September 2026 Snapshot: Single-Family Homes vs. Condos

Year-over-year changes compare September 2026 with September 2025. One month of data can swing on a handful of sales, so I also lean on the 12-month figures below.

How I Read the September Numbers

Homes are sitting longer

A 34-day average against 16 a year ago is a sharp change, but it comes from only 11 closed sales, so a few slow homes can move it a lot. The 12-month figure gives better context: 24 days against 19 a year earlier, up 26.3%. That says the slowdown is real but more gradual than September alone suggests. Sellers received 97.7% of the original list price, roughly $25,400 below asking at the median, compared with 99.5% over the past 12 months.

Prices slipped, but the yearly trend is still up

The September median of $1,105,000 is down 3.1%, and the average fell 5.2% to $1,181,364. The average sits about $76,000 above the median, so a few higher-priced sales are lifting it. The 12-month median is $1,150,500, up 2.0% from $1,127,500. I would call Cypress single-family prices flat to slightly up over the year, with September a softer month.

Activity over the year is up, but September slowed

Over 12 months, closed sales rose 12.6% to 214, new listings rose 15.8% to 256, and pending sales rose 9.5% to 208. September cut against that: pending sales fell 47.1% to 9 and inventory rose 9.1% to 36. More homes available and fewer going under contract usually lengthens days on market, which fits what the data shows. Months of supply is still 2.1, which by the common rule of thumb leans toward sellers, but the margin has narrowed.

Condos and Townhomes: Buyers Have the Most Room Here

Cypress condos and townhomes show more supply and slower sales than single-family. Months of supply is 4.6, up from 3.1, inventory is up 41.7% to 34 units, and homes took 46 days to sell. The 12-month figures point the same way: 44 days against 30 a year earlier, and 97.7% of original list price. The September median of $808,000 is up 7.6%, but the 12-month median is $775,000, up just 0.6%, so I would not read it as a price jump. With 13 closed sales in September and 99 over 12 months, the sample is still modest, but the direction is clear: buyers have more leverage than they did a year ago.

Bao’s Take: Beyond the Numbers

If you are selling in Cypress

The stretch where homes sold in under three weeks near asking has narrowed. If you list this fall, price to closed sales from the last 60 to 90 days, not to last year’s. A home priced too high now has less room to recover, since the average home is taking longer to sell and September had only 9 single-family pendings. I cover how to test your number in How to Tell If a Long Beach Home Is Overpriced, which I wrote for Long Beach but the approach carries over.

If you are buying in Cypress

You have more time and some negotiating room, especially on condos. On single-family homes, look at how long each one has been listed and whether the price has changed. Homes that have passed the 34-day average are where I would test an offer below asking. I would not lowball a fresh listing based on the citywide 97.7%. If you are deciding whether to wait on rates, Should You Wait for Mortgage Rates to Fall Before Buying? covers that decision.