Sunnyvale · Santa Clara County

Cherry Chase

Cherry Chase, in the 94087 ZIP and bordered by Fremont Avenue, Hollenbeck, El Camino Real, and Highway 85, is highly sought-after for its tight-knit community and Cupertino Union School District attendance.

Median Sale
$2,858,000
March 2026 · 47 closings

Cherry Chase Real Estate Market Snapshot

Median Sale Price
$2,858,000
+7.8% vs prior-year median
Avg. Days on Market
17
% List Price Received
111%
Homes Sold (March 2026)
47
Median price trend
2025 · $2,650,000 March 2026 · $2,858,000
List-price received
111%
90%100%120%+

As of March 2026 · Source: SCCAOR/MLSListings

Living in Cherry Chase

Cherry Chase occupies the southwestern corner of Sunnyvale in the 94087 ZIP, bordered by Fremont Avenue, Hollenbeck Avenue, El Camino Real, and State Route 85. What sets the pocket apart from the rest of Sunnyvale is its school assignment: Cherry Chase falls within Cupertino Union School District at the K-8 level rather than the Sunnyvale School District that serves most of the city, and that single boundary line drives a measurable price premium for otherwise comparable single-family homes (Sunnyvale School District; Cupertino Union School District).

The street grid is heavy on cul-de-sacs and tree-lined interior blocks, which keeps through-traffic minimal compared to the arterials at the perimeter. Housing stock is dominated by mid-century single-story ranch and split-level homes on roughly 6,000 to 8,000 square-foot lots, with a steady cycle of teardown-and-rebuild activity producing larger two-story homes. Recent rebuild activity has pushed lot pricing to the upper end of the Sunnyvale single-family market.

Schools

Cherry Chase is served at the K-8 level by Cupertino Union School District (CUSD), one of the highest-rated K-8 districts in California, with high school students attending Fremont Union High School District (FUHSD) — primarily Homestead High School and Fremont High School (Sunnyvale School District; Cupertino Union School District). The CUSD-versus-SESD attendance line is the defining boundary of the neighborhood and materially affects pricing for otherwise comparable homes. Buyers should confirm BOTH K-8 and 9-12 attendance at the address level before writing offers, since boundary lines along the perimeter streets can shift between adjacent parcels.

Lifestyle

Daily life in Cherry Chase centers on quiet residential streets and the network of cul-de-sacs that produce minimal through-traffic. The pocket sits within walking or short biking distance of Las Palmas Park and Ortega Park for neighborhood-scale recreation, and Murphy Avenue's restaurants, cafes, and Saturday farmers market are a short drive north. Apple Park in Cupertino and downtown Sunnyvale are both within roughly ten minutes by car, giving residents access to two distinct daily-life anchors without leaving the immediate area.

Commute

Cherry Chase's southwestern position in Sunnyvale puts State Route 85 directly at the neighborhood's western edge for connections south to Cupertino and West San Jose, with Interstate 280 reachable in roughly five to seven minutes for trips north or south on the Peninsula. El Camino Real along the southern boundary provides a continuous east-west corridor, and the downtown Sunnyvale Caltrain station is approximately ten minutes by car for rail service to San Francisco and San Jose. Apple Park, Google's Mountain View campus, and LinkedIn's Sunnyvale headquarters are each within a fifteen-minute drive.

Market

The Cherry Chase Market Right Now

Cherry Chase trades inside the broader Sunnyvale single-family market, where the 2025 annual median sat at $2,650,000 across 505 closings with average days on market of 15 and list-price-received of 110% (SCCAOR/MLSListings). March 2026 ran tighter and more competitive, with a Sunnyvale-wide single-family median of $2,858,000 across 47 closings, average price-per-square-foot of $1,583, and list-price-received of 111% on 17 average days on market (SCCAOR/MLSListings). Cherry Chase typically prices at or above the citywide median because of its Cupertino Union School District attendance, with turnkey rebuilt homes pushing into the upper end of the distribution. Buyers focused on this pocket should expect competitive bidding and overbid premiums on well-prepared CUSD-attendance listings.
Transactions

What Buyers and Sellers Should Know About Cherry Chase

Cherry Chase sits within Sunnyvale's R-0 and R-1 low-density residential zoning, governed by Sunnyvale Municipal Code Chapter 19.18, with setbacks under Chapter 19.34 and a 25-foot front yard setback required for any second-story development in R-0, R-1, or R-2 zones (Sunnyvale Municipal Code). Buyers planning a teardown or second-story addition should plan for Design Review under Chapter 19.84: ANY second-story addition or second-story exterior modification in R-0, R-1, or R-2 zones is subject to design review with a 14-day public comment period before director-level approval (Sunnyvale Municipal Code). Mature street-tree canopy is protected under Chapter 19.94, which requires a Protected Tree Removal Permit before removal of any protected tree on private property, with applications filed at least 10 working days before the proposed removal date (Sunnyvale Municipal Code). Sellers in Cherry Chase must comply with Sunnyvale's Storm Water Management Agreement to Maintain disclosure under Chapter 12.60.200 if Best Management Practice stormwater installations have been added since 2001 (SCCAOR Local Disclosures). Total transfer tax remains the standard $1.10 per $1,000 of sale price (Sunnyvale Municipal Code Chapter 3.20).
Field Notes

Market Notes by Lisa M. Lum

Recent activity in the Cherry Chase, Cumberland, and Birdland submarkets through Q1 2026 has shown turnkey single-family homes with verified Cupertino Union School District attendance receiving four to eight offers, with overbid premiums typically running eight to fifteen percent (SCCAOR/MLSListings). Lisa Lum observes that Cherry Chase sellers who commission pre-listing inspections and verify both K-8 and 9-12 attendance at the address level for marketing materials generally achieve cleaner escrows, while buyers should be prepared for shorter contingency periods and competitive contract terms.

Updated 2026-05-06

Frequently Asked Questions about Cherry Chase

Why is Cherry Chase priced above other Sunnyvale neighborhoods?
Cherry Chase falls within Cupertino Union School District at the K-8 level rather than Sunnyvale School District, and that boundary line drives a measurable premium for otherwise comparable homes. The pocket's cul-de-sac street grid and steady rebuild cycle reinforce the pricing position (Cupertino Union School District).
What are the boundaries of Cherry Chase?
Cherry Chase sits in the 94087 ZIP, bordered by Fremont Avenue to the north, Hollenbeck Avenue to the east, El Camino Real to the south, and State Route 85 to the west. The school-district line generally tracks these perimeter streets, but buyers should verify attendance at the address level.
Do I need design review for a second-story addition in Cherry Chase?
Yes. ANY second-story addition or second-story exterior modification in R-0, R-1, or R-2 zoning is subject to Design Review under Sunnyvale Municipal Code Chapter 19.84, with a 14-day public comment period before director-level approval (Sunnyvale Municipal Code).
Does Cherry Chase have a homeowners association?
No. Cherry Chase, like most established single-family neighborhoods in Sunnyvale, operates without a mandatory HOA (Sunnyvale Neighborhoods directory). Individual parcels may carry recorded CC&Rs or easements; buyers should review the preliminary title report for any property-specific encumbrances.
What lot sizes are typical in Cherry Chase?
Cherry Chase parcels typically run 6,000 to 8,000 square feet, with mid-century single-story ranch and split-level homes as the dominant original housing stock. Teardown-and-rebuild activity has produced a growing share of larger two-story homes on the same lot footprints.
What is the transfer tax in Cherry Chase, Santa Clara County?
Santa Clara County charges a base transfer tax of $1.10 per $1,000 of consideration. The county's largest cities (San Jose, Mountain View, Palo Alto) impose additional municipal transfer taxes — confirm the rate that applies to Cherry Chase with escrow.
What disclosures are required when selling a home in Cherry Chase?
California requires Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978), water-conserving plumbing fixtures, and smoke and carbon monoxide alarm certifications. Santa Clara County properties may also need to comply with local supplemental disclosures depending on the city.
What is the difference between median and average home price in Cherry Chase?
Median price is the middle number when all sale prices are sorted — half of homes sold above, half below. It resists distortion from a few very expensive sales. Average price is the arithmetic mean and can be skewed upward by individual high-end transactions. Median is the more reliable indicator of typical Cherry Chase home pricing.

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Last updated 2026-05-06 · By Lisa M. Lum, Realtor® · Coldwell Banker Realty · DRE 02005150