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.
5,800 Los Gatos Homes Built Before 1980. Does Yours Know What Roof It's On?
More than 5,800 homes in this market were built before 1980, and most of those original roofs have been replaced at least once. October is the right time to find out what the current one looks like.
Four Los Gatos homes listed the same morning — $2.3 million apart
No pending sales, no recorded closings — just four new single-family listings that appeared on the MLS feed on October 16, ranging from $1,199,000 on Betty Ann Court to $3,480,000 on Marchmont Drive.
Betty Ann Court is back at $1,199,000 — but five nearby sales tell a different story
A 1,541-square-foot single-family home in Los Gatos sold for $990,000 in December 2024 and is now listed at $1,199,000 — a $209,000 spread in 22 months. Five nearby single-family sales in the past year tell a more complicated story.
Four Los Gatos homes listed Thursday — from $2.19M to $4.2M, none pending
Four single-family homes appeared on the MLS feed on October 17. Nothing went pending and nothing closed.
14961 National Avenue Is Back Listed $100,000 Below What the Owner Paid
The National Avenue house sold for $2,450,000 in November 2024. It is now listed at $2,350,000 — a $100,000 reduction before a single offer is made. Nearby peers in the same size band have traded between $1,750,000 and $3,065,000 over the past year.
A $4 million close on Lora Drive — $300,000 under ask
14302 Lora Drive, a 4,467-square-foot single-family home, recorded a sale at $4,000,000 — $300,000 below its list price. One condo came on at $1,100,000. Nothing went pending.
17625 Bruce Avenue asks 26% above its peer median — and ranks 57th out of 59 active listings
Among 22 single-family sales of similar size and bedroom count within a mile over the past year, only one recorded price — $6.25M on Alexander Avenue — came in higher. The list price of $5,299,000 lands at $1,811 per square foot.
Bought for $751,000 in December, now asking $1,350,000 on Soda Springs Road
18065 Soda Springs Road changed hands in December 2025 for $751,000. Ten months later it is listed at $1,350,000. Among comparable single-family homes active right now, it is the priciest on a per-square-foot basis.
Four Los Gatos listings, $990K to $3M — and nothing else moved
No closings, no pending sales — just four new listings that appeared on the MLS feed on October 10, spanning nearly a $2 million price spread and two property types.
A $400,000 single-family listing appeared in Los Gatos — where the median sale is $2.4 million
700 Laurel View Road appeared on the MLS feed on October 11 at $400,000 — the only activity of the day, and a price that sits near the bottom of what Los Gatos has traded in the last six months.
15550 Glen Una Just Listed — 415 SqFt Smaller Than A Neighboring Comp
The list price of $5.5 million equals the highest same-street peer sale in the last 12 months and lands in the 94th percentile of all Los Gatos sales tracked over the past 180 days.
Two Los Gatos listings, one Friday, $1.75 million between them
No closings, no pending sales. The day's story is the spread between the two new listings — 105 Spreckles Avenue at $2,200,000 and 102 Alta Heights Court at $3,948,000.
700 Laurel View Road asks $400,000. The cheapest mountain home on the market.
Among 19 similar single-family homes currently listed in Los Gatos, 700 Laurel View Road ranks last by price. The nearest peer listing asks $545,000.
Alpine Avenue asked $6.998 million — and Hamsher Court asked $1.089 million. Same day, same Los Gatos MLS.
Four properties appeared on the MLS feed on October 6 — two single-family homes and two condominiums — with asking prices that run from $1.089 million to $6.998 million. Nothing went pending and nothing closed.
Bought for $1,395,000 in May 2025, 24766 Skyland Road is back at $1,575,000
24766 Skyland Road sold for $1,395,000 in May 2025 and is now listed at $1,575,000 — a $180,000 spread in 17 months. Six nearby single-family sales in the past year give some context for where the ask lands.
38 Alpine Avenue is asking $7M — the highest of 26 active Los Gatos listings like it
Among 26 active single-family listings of similar size and bedroom count in Los Gatos, 38 Alpine Avenue carries the highest asking price. One comparable recorded sale — 85 Reservoir Road at $7,600,000 — exceeded it in the past 12 months.
A $465,000 condo just listed in a city where the median sale is $2.4 million
A single condominium at 14225 Lora Drive appeared on the MLS feed on October 3. Nothing went pending and nothing closed.
Three of the four Los Gatos listings on October 2 topped $3.6 million
All four homes that appeared on the MLS feed on October 2 were single-family. Nothing went pending and nothing closed.
14225 Lora Drive #2 Asks $465,000 — But the Last Unit Its Size Sold for $25,000 Less
Five recorded sales at the same Lora Drive complex over the past year show a range of $440,000 to $535,000. At $465,000, unit #2 sits near the bottom of that range — and the record explains why.
Two single-family homes, $1.6 million apart, both hit Los Gatos MLS on the same day
A single-family home at $599,000, a townhouse at $1,495,000, and a single-family home at $2,198,000 appeared on the MLS feed on October 1. No sales recorded, no contracts signed.
The Los Gatos House Listed at $599,000 While Its Only Rival Asks $895,000
Among nine comparable single-family sales in the area, the median price was $930,000 and one closed at $2.25 million. The Norman Drive listing is priced well below the cheapest of them.
Mountain-top compound sells below asking price
A single-family home on Soda Springs Road recorded at $1,370,000 — $130,000 below its list price — while a $2.8M house and a $1.199M condo appeared on the MLS feed. Nothing went pending.
At $595,000, This Lora Drive Condo Is Asking More Than Any Recent Sale in the Same Complex
Unit 56 at 14225 Lora Drive sits at the bottom 4.4th percentile of all active Los Gatos inventory, but it is priced above every recorded peer sale at the same address in the past 12 months.
15303 Top Of The Hill Court lists at $6.6M, above every peer sale but one in the past year
Five comparable single-family sales within a mile over the past year ranged from $4.6M to $7.8M. The new listing at $6.6M lands in the top quarter of that range, at $1,467 per square foot.
Clean Your Gutters Before the First Rain Hits Los Gatos
More than 5,800 homes in this parcel record were built before 1980. Older rooflines, mature trees, and the foothills' oak-and-redwood canopy make September the right month to get up there before the rain does.
Los Gatos Has a New Fire Zone Map. Here Is What It Changes for Owners.
The Town adopted new fire hazard severity zone maps in June 2025, replacing maps that were more than fifteen years old. The zone on your parcel now determines what you must do before you sell and what the building department will require when you pull a permit.
Six homes hit the Los Gatos MLS on September 25, led by a $6.6 million listing; one single-family home closed $50,000 over ask
105 Loma Alta Avenue recorded a sale at $2,550,000, or $1,616 per square foot, on a list price of $2,500,000. Six properties appeared on the MLS the same day, ranging from a $795,000 condo to a $6.6 million single-family home.
At $450 per square foot, 2505 Bear Canyon Road is the third-cheapest single-family listing in its size class right now
Among 40 active single-family listings of similar size and bedroom count, 2505 Bear Canyon Road ranks third by price. The gap to its peers is not subtle.
At $920 per square foot, this 1-bedroom condo at 600 Pennsylvania Avenue ranks ninth out of ten similar listings on the market right now
Among ten active condos and townhomes of similar size and bedroom count in Los Gatos, 600 Pennsylvania Avenue #5 ranks ninth by asking price. A unit with the same square footage in the same building recorded a sale at $850,000 in April.
Smoke over the Bay on Wednesday came from a planned burn on Angel Island — what Los Gatos homeowners should know
Fire crews treated 85 more acres of a 260-acre prescribed burn on Angel Island, about 50 miles north of Los Gatos. The smoke was no wildfire, and no more burning is planned this week.
