What is actually happening in Los Gatos
Local coverage of what is actually moving the Los Gatos market: recorded sales, policy, and the numbers behind the headlines, written by the agent who works here.
449 Closings, $1.13 Billion: Los Gatos 2025 by the Numbers
The full-year record covers 449 closed transactions across single-family, townhouse, and condominium segments, with a market-wide median of $2,290,000 and total volume of $1,129,374,552. The sharpest divide of the year ran not between segments but between price bands: the $2M–$3M band logged 101 closings while the top tier above $5M managed just 25, yet that upper tier posted the highest median price-per-square-foot of any band at $1,484.
343 acres sold in Los Gatos for $13 million — at $37,880 per acre
The sale of 25373 Spanish Ranch Road recorded as a land transaction, not a house sale. At 343.19 acres and $13 million, price per acre is the only unit that makes sense.
Back on the market 7 months after it last sold, at $98,000 more
22163 Miller Ridge Road recorded as sold in February 2026 for $1,400,000. It hit the active market again in August at $1,498,000 — a $98,000 spread in under seven months.
Los Gatos August 2026: One Sale at 156% of List Pulls $56M Month Into Focus
Twenty-three closings across all segments produced $56.5M in volume, with a single hillside single-family sale at 14942 Larga Vista Drive accounting for more than 11% of it—and closing at $2.25M over asking.
The renovation everyone does returns the least. Here is what actually moves the number.
Four ways to add value to a Los Gatos home, ranked by what they actually return — and why the full kitchen gut is near the bottom.
The cheap house is the one nobody wants. That is the whole story of this market.
San Francisco single-family homes are up 22.2% year over year to $2.2 million on AI money. In Los Gatos, 78% of active listings have been sitting more than two weeks — and the slow ones are the cheap ones.
A marketplace that sells rental homes without dragging the tenant through it
No showings, no sign, no open houses. The Investor Exchange lists tenant-occupied property directly to investors — and the tenancy transfers untouched.
Two hillside estates, five million dollars apart. Only one has a view.
A 2014 estate on 1.72 acres above Los Gatos with the whole valley in front of it asks $6,995,000. A new build in Saratoga on a smaller lot, looking at its own pool, asks $11,980,000.
July 2026 in Los Gatos: More Sales Closed Under Ask Than Over, Yet the Median Held Above $2.5M
39 closings in Los Gatos in July 2026, with the sample behind every number.
June 2026 in Los Gatos: More homes sold under asking than over, yet the median still climbed
55 closings in Los Gatos in June 2026, with the sample behind every number.
May 2026 in Los Gatos: More single-family homes sold, and the median rose with them
56 closings in Los Gatos in May 2026, with the sample behind every number.
April 2026 in Los Gatos: A market split straight down the middle
48 closings in Los Gatos in April 2026, with the sample behind every number.