October 2026 Cypress Real Estate Market Report: Sellers Gave More Ground and Pending Sales Dropped

Cypress sellers gave up more ground in October. Single-family homes that sold went for 96.9% of original list price, down from 99.0% a year ago, and took 39 days to sell, up from 19. Pending sales fell 43.8% to 9, even though the median price barely moved at $1,161,800.

In the September Cypress report the story was days on market. October adds pricing: when homes take longer, buyers tend to negotiate harder.

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

October 2026 Market Snapshot: Cypress

How I Read the Numbers

1. The median held, the average did not

The October median of $1,161,800 is down just 0.7% from last year and only $11,300 above the 12-month median of $1,150,500 (up 1.8%). The average tells a different story: $1,113,209, down 10.9%, and $48,591 below the median. When the average sits below the median, some lower-priced sales are pulling it down. With 17 closings, that can happen in a single month, so I would trust the median more than the average here.

2. What 96.9% means in dollars

Homes sold for 96.9% of their original list price, which is about 3.1% below asking. At the October median, that is roughly $36,000. A year ago the figure was 99.0%, about $11,700 at that month’s median, so the gap between original asking and final price grew by about $24,000. This measure compares to the original list price, so it includes price reductions along the way. Over the last 12 months the figure is 99.3%, which makes October look more like a soft month than a new normal.

3. Pending sales fell while inventory rose

• Pending sales: 9 versus 16 a year ago (-43.8%). Pending sales are homes that went under contract but have not closed yet, so they tend to show up in closings in the weeks ahead.
• Inventory: 39 homes for sale versus 34 (+14.7%), or 2.3 months of supply.
• Context: over the last 12 months, pending sales are up 11.3% to 207, so October was one weak month against a stronger year.

Condos and Townhomes: A Small Sample

Eight townhouse-condo units closed at a median of $739,000 (+6.4%), after 45 days on market on average and 97.8% of original list price. Eight sales is a small sample. The 12-month median is $779,000 (+1.7%) across 93 closed sales, with 24 units for sale (3.2 months of supply).

Bao’s Take: Beyond the Numbers

For Home Sellers

Homes that sat longer sold for less. The first two weeks on the market matter most, and an asking price that is too optimistic often leads to price cuts later and a lower final result than pricing correctly at the start. Look at what actually closed near you in the last 60 to 90 days, not what is listed. Two posts that can help: how to tell if a home is overpriced and why some homes sell quickly while others sit. Want a number for your home? Start with a home value request.

For Home Buyers

On single-family homes, October shows buyers had more room to negotiate than a year ago, but one month is not a rule. Ask for the original list price and price history, compare against recent closings, and keep in mind that the report does not account for seller concessions. If rates are on your mind, here is how I think about waiting.

Nearby market reports (October 2026):Long Beach, Garden Grove, Lakewood, Cerritos, Los Alamitos, Artesia.