How To Read a Cupertino MLS Listing

Ever scroll a Cupertino home listing and feel lost in a sea of abbreviations and fine print? You are not alone. Reading an MLS listing is a skill, and in a fast-moving market like Cupertino, that skill can save you time, stress, and money. In this guide, you will learn how to decode every key field, what to verify, and the local checks that matter most in Cupertino, from permits to HOA health. Let’s dive in.

Start with the top-line details

Status and timing

Status tells you where the listing sits in the process: Active, Coming Soon, Active Under Contract, Pending, Contingent, Cancelled, Withdrawn, or Closed. Local rules for these statuses come from the regional MLS serving Santa Clara County. Public sites can lag, so always confirm the current status with the listing agent. If you see language like “offers due” or a review date, note it and verify the exact instructions before you plan your tour or submit.

Price and price history

LP is the current list price. OLP is the original list price for this MLS record. Price history shows reductions over time. One reduction might reflect strategy or feedback. Multiple reductions with long market time can signal condition issues or overpricing. SP, or sold price, appears only after closing.

DOM vs CDOM

DOM means days on market for this specific MLS number. Some systems also show CDOM, which is cumulative days on market across relistings. DOM can reset if a property is withdrawn and re-entered with a new MLS number. Ask your agent which measure is being shown and how it was calculated.

LP/SqFt and living area

LP/SqFt is the list price divided by the living area listed in MLS. Living area can differ from county assessor records, an appraisal, or the seller’s estimate. Treat price per square foot as a quick screen only. Before you compare to other homes, confirm the square footage source and what is counted as finished living area.

Beds, baths, year built

Bed and bath counts sometimes include half baths as 0.5. Year Built is the original construction year. Some listings also show an Effective Year Built that reflects major renovations. If the home advertises a recent remodel, ask for permits to verify what was done and when.

APN, property type, and parking

APN is the Assessor’s Parcel Number, your anchor to public records. Property type matters for ownership and financing. In Cupertino, many attached homes are condos or PUDs that come with HOA obligations. Parking fields specify spaces and type, like attached garage, detached garage, or carport.

Read the remarks like a pro

Public vs private remarks

Public remarks are the marketing description you see on consumer sites. They highlight features but may not list every material issue. Private or broker remarks are visible to agents and can include offer instructions, inspection notes, HOA contacts, or tenant details. Ask your agent to summarize any critical items that appear in the broker remarks.

Showing instructions and occupancy

Showing rules often appear as “Call LA” for listing agent or “Lockbox” for agent access. Occupancy matters. Owner-occupied homes might require appointments. Tenant-occupied homes can limit access and affect possession timelines. If occupancy is tenant, ask whether a lease survives closing and how that affects your move-in date.

Buyer agent compensation

MLS entries display the buyer’s broker compensation. A low figure can influence agent interest but does not limit your right to representation. Make sure you understand how your agent will be compensated so there are no surprises.

Know the California disclosures you should expect

TDS and SPQ

The Transfer Disclosure Statement (TDS) is a seller-completed form about property condition. Many sellers also provide a Seller Property Questionnaire (SPQ) for added detail. Review both carefully for past repairs, water intrusion, or known defects.

NHD and environmental risks

The Natural Hazard Disclosure (NHD) tells you if the home is in an earthquake fault zone, flood zone, fire hazard severity zone, or other mapped risk areas. In an earthquake-prone region, also look for notes on seismic retrofits or foundation work in disclosures and inspection reports.

HOA documents for condos and PUDs

If the property is in an HOA, expect a packet with CC&Rs, bylaws, rules, insurance summaries, financials, reserve study, budget, and meeting minutes. These documents reveal dues, coverage, pending or potential special assessments, and any litigation. They also affect financing if you are using a loan that requires the project to meet certain standards.

Title and permits

A preliminary title report outlines easements, liens, and recorded covenants. For improvements, verify permit history with the City of Cupertino Building Division. Ask for finaled permits for additions, ADUs, major kitchen or bath remodels, and roof or structural work.

Cupertino-specific checks that matter

School boundaries

MLS often lists nearby or assigned schools. Boundaries can change, and not all addresses map to the same schools. Verify current boundaries with the relevant district before you rely on a specific assignment.

Permits, additions, ADUs

Unpermitted work appears in mature Silicon Valley neighborhoods. If the listing mentions an addition, converted garage, or ADU, request the permit history and final inspection sign-offs. This protects you from appraisal, insurance, or resale issues.

HOA health and financing

For condos and townhomes, the HOA’s financial strength is critical. Review reserves, budget, insurance, and meeting minutes. Ask your lender early about project eligibility if you plan to use financing that has HOA requirements.

Spot value and red flags

Signals of potential value

• LP/SqFt materially lower than recent comparable closed sales nearby after adjusting for bed, bath, lot, and condition.
• Clean, complete disclosures and uploaded inspections.
• Documented permits for improvements.
• HOA with healthy reserves and no special assessments for attached homes.
• Recent price reduction aligned with market feedback, not a new discovery of a major defect.

Red flags to investigate

• Missing standard disclosures like TDS, NHD, or the HOA packet in the MLS documents field.
• Multiple price reductions and long DOM without a clear explanation.
• Repeated status changes or relisting that reset DOM.
• “As-is” language without supporting inspection reports. Sellers can sell as-is, but you can still inspect and negotiate contingencies.
• Listed square footage that conflicts with county records, suggesting unpermitted space.
• Notice of HOA litigation or special assessments for attached homes.
• Tenant-occupied with restrictive showings or a lease that extends past your desired closing.

How to verify what you see

• Public data: Use the APN to pull assessor and recorder information for ownership, parcel size, and deed history.
• Permits: Request the seller’s permit records and check with the City of Cupertino Building Division for major work.
• Title: Review the preliminary title report for easements, liens, and restrictions.
• Schools: Confirm with the school district using official boundary resources.
• Environmental: Read the NHD for earthquake fault, flood, or fire zones.
• Square footage: Compare MLS, county, and any appraiser measurements. Order independent measurements if accuracy is critical.

Step-by-step workflow for buyers

1. Read the full MLS entry.
   • Note status, LP, price history, DOM or CDOM, LP/SqFt, occupancy, and buyer-agent compensation.
2. Download and review documents shown in MLS.
   • TDS, NHD, SPQ, HOA packet, preliminary title, inspection reports.
3. Verify core public data.
   • APN, assessed values, recorded ownership, and permits.
4. Compare to recent local comps.
   • Look within 0.25 to 0.5 miles, similar bed, bath, lot, and condition, sold in the last 3 to 6 months.
5. Run the red flag check.
   • Clarify anything missing or inconsistent before you waive contingencies.
6. Consult your team.
   • Lender for financing and HOA eligibility, inspectors for general, pest, roof, or seismic needs, and title or escrow for any complex issues.

How this shapes your offer in Cupertino

Cupertino often has limited inventory and strong demand, which can create multiple-offer scenarios. Pay attention to any “offers due” dates or instructions listed in the remarks and confirm them. If disclosures and inspections are complete and your verification checks out, you can confidently set contingencies, timelines, and pricing strategy based on risk and your goals. If you find open questions, address them with the listing agent and your professionals before you sign.

Quick reference checklist

• Status, price history, DOM or CDOM.
• LP/SqFt versus recent comparable solds.
• TDS, SPQ, NHD, HOA packet, preliminary title, inspections.
• APN, tax and deed history, and permits.
• Occupancy and showing restrictions.
• School boundary confirmation.
• HOA reserves, assessments, litigation, and insurance for condos and PUDs.
• Independent inspections before waiving contingencies.

Ready to read MLS listings with confidence and act quickly when the right Cupertino home appears? Reach out for local guidance, a clear plan, and support from first tour to close. Connect with Alexander Kalla to get started.

FAQs

What does DOM vs CDOM mean on Cupertino listings?

• DOM is days on market for the current MLS number, while CDOM is cumulative days across relistings. DOM can reset if a listing is withdrawn and re-entered with a new MLS number.

How reliable are school assignments shown in MLS for Cupertino?

• Treat listed schools as indicative only and verify boundaries directly with the school district, since assignments can change and vary by address.

How can I verify square footage on a Cupertino home?

• Compare MLS figures to county assessor data and seller disclosures, and consider professional measurement or an appraisal if accuracy affects value or financing.

Which HOA documents should I review for a Cupertino condo?

• Review CC&Rs, rules, insurance summaries, financials, reserve study, budget, and meeting minutes to check reserves, assessments, litigation, and coverage.

What does “as-is” mean in a Silicon Valley MLS listing?

• As-is means the seller is not promising repairs, but you can and should review disclosures, order inspections, and use contingencies to protect yourself.

How do I check if a remodel or ADU was permitted in Cupertino?

• Request the seller’s permit records and confirm with the City of Cupertino Building Division that the work was permitted and finalized.