Why Cypress, California Is Still One of Orange County's Best-Kept Secrets (Even at $1 Million)

If you've been following the Cypress real estate market this fall, you've probably noticed something interesting: homes are still selling, buyers are still competing for the right properties, and yet there's more inventory available than we've seen in years. It's one of those rare moments where the market is giving both buyers and sellers a real opportunity—but only if you know how to navigate it. With Thanksgiving just days away and the year winding down, now feels like the perfect time to take stock of what's actually happening in our local market. Because if there's one thing I've learned after 28 years of helping families buy and sell homes here, it's that Cypress doesn't follow the same playbook as the rest of Orange County. We're a little different. And right now, that difference is working in a lot of people's favor. Prefer to listen? Stream The Five-Minute Real Estate Fix episode on this topic below:

The Cypress Market in November 2025: What the Numbers Really Tell Us

Let's start with the headline: the median home price in Cypress is approaching $1 million in recent months, marking an increase year-over-year. It's not the first time we've neared that threshold, but it's still significant—especially as we close out 2025. For context, that's a $300,000+ savings compared to neighboring Los Alamitos (where the median is $1.3 million) and nearly $100,000 more than Buena Park. Cypress continues to offer a premium product without the premium price tag you'd pay in nearby beach communities or Los Alamitos Unified School District neighborhoods. Homes are moving, too. The average days on market sits around 49 days, which is faster than Los Alamitos and right in line with what we're seeing across competitive Orange County suburbs. But here's the nuance: well-priced, well-presented homes with strong representation are still getting multiple offers—often four or more. If you walk into a showing and the house feels dialed in, expect competition. On the flip side, inventory is up 48% compared to last year. We're sitting at 46 active listings as of early November, compared to the low-30s this time in 2024. Now, before anyone panics or celebrates, let me add some perspective: historically, Cypress averages between 60 and 80 active listings. So yes, inventory is up. But we're still well below normal, pre-pandemic levels. What this really means is that buyers have more options than they've had in a while, and sellers need to be more strategic than ever. Translation? This isn't a "throw it on the market and hope" environment. It's a "work with someone who knows what they're doing" environment.

Why Families Keep Choosing Cypress

I grew up here. My kids go to school here. Our team is based here. So when I talk about why people are drawn to Cypress, it's not just market analysis—it's lived experience. First, let's talk about schools. If you're a parent, you already know that schools drive real estate decisions. Cypress delivers on that front in a big way. Oxford Academy consistently ranks in the top 20 high schools in the entire country. Currently, it is the #19 school in the nation and #2 in all of California. Cypress High School has a strong reputation and deep community roots. Lexington Junior High feeds into both, and the elementary schools—Landell, Arnold, Morris, Vessels, and King—are all well-regarded by families who've been here for years. But it's not just about test scores. It's about the fact that you can walk your kid to school, coach little league at one of the local parks, and actually know your neighbors. Cypress still has that small-town feel, even though we're surrounded by some of the busiest cities in Southern California. And speaking of location: Cypress sits in this perfect pocket where you're 20 minutes from the beach, 15 minutes from Disneyland, and you've got easy freeway access to just about anywhere in Orange County, LA, or the Inland Empire. You're not isolated, but you're not in the chaos of Anaheim or the coastal price pressure. On top of that, the city has quietly been adding quality-of-life upgrades. El Zarape just reopened and now has two locations, and if you've been, you know it's been packed. Trader Joe's is now part of the local lineup, which might sound small but makes a real difference when you're trying to avoid a drive to nearby Cerritos, Huntington Beach, or Long Beach. And if you've got kids who want ice cream after dinner, Rainbow Cone has become a new family favorite. These aren't flashy amenities. But they're the kinds of things that make daily life easier and more enjoyable. And that's ultimately what keeps people here.

Breaking Down Cypress Neighborhoods: Where Does Your Budget Land?

One of the most common questions I get from buyers is: "What can we actually afford in Cypress?" So let's walk through it. If you're looking at entry-level single-family homes, you're typically talking about the Brentwoods or Imperial Estates. These are solid, well-maintained communities that attract first-time buyers, young families, and even investors. They're not massive homes, but they're functional, and they get you into Cypress schools and the community. If townhomes make more sense for your lifestyle or budget, the two big players are Tanglewood and Cypress Village. Both have strong HOAs, well-kept common areas, and tend to move quickly when priced right. As you move up in price and space, you'll find Fairway Parks and Lake Parks—two neighborhoods that offer a bit more square footage, and introduce two-story floor plans, all with grate proximity to parks and schools. These are popular with move-up buyers who want more room but aren't ready to jump into the luxury tier. Then you've got Greenbrooks and Pacesetters, which sit in that sweet spot of spacious family homes with mature landscaping and quiet streets. These are the neighborhoods where you'll find families who've been here for 20, 30, even 40 years. And at the top end, there's Sorrento—the flagship luxury community in Cypress, built in the 1990s. Larger homes, premium finishes, and the kind of curb appeal that makes people slow down when they drive through. If you're coming from a coastal area or looking to trade up within Cypress, Sorrento is often the end goal. Every one of these neighborhoods has its own vibe, and every one of them sells differently depending on market conditions. That's why working with someone who knows the nuances matters.

What Buyers Need to Know Right Now

If you're thinking about buying in Cypress before the end of the year, here's the reality: you have more options than you did six months ago, but the best properties are still competitive. The increase in inventory means you're not forced into panic bidding on the first house you like. You can be selective. You can take your time. But if you find a home that checks your boxes—good location, solid condition, priced fairly—you need to be ready to move. Waiting a week to "think about it" could mean losing out to another buyer who was prepared. Here's what I'm telling buyers right now: Get an underwritten pre-approval before you start looking. Not pre-qualified. Not simply pre-approved. A fully underwritten pre-approval. Sellers and listing agents can tell the difference, and in a multiple-offer situation, it matters. Don't assume every listing is a deal just because inventory is up. Some of those homes have been sitting for a reason—whether it's price, condition, or poor marketing. A good buyer's agent will help you spot the difference between an opportunity and a money pit. Think beyond the purchase price. With interest rates where they are, your monthly payment matters more than the sticker price. Run the numbers with your us or your lender and make sure you're comfortable with the full picture. Be ready to act on a moment’s notice, and take advantage of the seasonal slowdown. A lot of buyers assume the market shuts down during the holidays. It doesn't. In fact, sellers who list during this time are often motivated, and there's less competition from other buyers who are distracted by travel and family plans.

What Sellers Need to Know Right Now

If you're thinking about selling, the good news is that buyer demand is still strong—especially for homes that are priced right and presented well. The challenge is that you're no longer in a market where anything sells in 48 hours just because it exists. Here's what matters: Pricing has to be spot-on. With more inventory available, buyers have options. If your home is overpriced, it will sit. And once a home has been on the market for 30 or 60 days, it starts to feel stale—even if there's nothing wrong with it. The longer it sits, the more negotiating power buyers have. Price it right from day one, and you'll attract serious offers quickly. Presentation matters more than ever. I'm not saying you need to stage like a model home, but your house needs to show well. That means fresh paint, decluttered spaces, good photos, and ideally some strategic staging in key areas. Buyers are comparing your home to everything else available, and first impressions are everything. Marketing matters. A "For Sale" sign and an MLS listing aren't enough anymore. You need an agent who knows how to market a property—professional photography, targeted digital advertising, social media reach, and a network of buyer's agents who trust their recommendations. The homes that are getting multiple offers right now? They're the ones being marketed like they matter. Agent selection is critical. This is probably the most important point. With inventory up and market time stretching for some properties, the difference between the right agent and the wrong agent is tens of thousands of dollars and weeks (or months) of carrying costs. Interview your options. Ask about their marketing plan. Look at their recent sales. And make sure they know Cypress inside and out.

Why Local Expertise Actually Matters

I'll be honest: I'm biased. I think local expertise matters more than most people realize, especially in a market like this. Cypress isn't cookie-cutter. The Brentwoods don't sell the same way Sorrento does. Fairway Parks attract a different buyer than Greenbrooks single-family homes. And if you don't know the schools, the commute patterns, the neighborhood dynamics, and the buyer pool, you're guessing. And guessing costs money. Our team has been based in Cypress for nearly three decades. I grew up here. My family lives here. My parents, Sheri and Guy, started The Whitney Team legacy right here in Cypress in 1996. We've closed nearly 700 transactions and almost $400 million in sales, the vast majority of it right here in this community. That's not a brag—it's just context for why we know what we know. We've seen this market in every condition: boom times, downturns, tight inventory, buyer frenzies, and everything in between. And the lesson is always the same: the agents who know the area, understand the trends, and actually care about their clients' outcomes are the ones who deliver results.

Heading Into 2026: What's Next for Cypress?

As we move into the holiday season and wrap up 2025, I think Cypress is positioned really well. We're holding value better than a lot of neighboring cities. We're attracting families who want quality schools and a real sense of community. And we're still offering a relative bargain compared to coastal areas and premium school districts like Los Alamitos and Rossmoor. The question is whether this balance between inventory and demand holds—or whether we tip back toward a seller's market as we head into spring. My guess? If mortgage rates stay relatively stable and the broader economy doesn't crater, we'll see buyer activity pick right back up in January and February. And if inventory stays low by historical standards, we could be right back into competitive conditions by March. For now, though, this is one of the better moments we've had in a while for both buyers and sellers to make a move—assuming they're working with the right team.

Let's Talk About Your Cypress Real Estate Goals

If you're thinking about buying or selling in Cypress, I'd love to sit down and talk through your specific situation. Whether you want a neighborhood tour, a home valuation, or just a conversation about what makes sense for your family right now, we're here. We'll walk you through the market, answer your questions, and help you figure out the smartest next step—no pressure, no fluff, just honest advice from people who've been doing this for a long time right here in Cypress. Because at the end of the day, Cypress is home. And we're pretty good at helping people find theirs.