16359 Shady View Lane traded at $2,179 a foot — 93% above the Los Gatos market median

$2,179 a foot on a 1,285-square-foot lot

The single most compressed fact about 16359 Shady View Lane is this: it recorded at $2,179 per square foot, against a Los Gatos market median of $1,128 — a 93% premium on the metric that strips out size as an excuse. The sale hit the MLS as sold on September 16, 2026, at $2,800,000, landing at the 98.3rd percentile of 727 sales in the broader dataset.

The subject record

Recent comparable sales

Across these six sales in the 1,028–1,542 sq ft band, the range runs from $482 to $1,940 per foot before Shady View Lane enters the picture — which tells you the band is doing the least work in explaining this price.

What the cross-section shows

Against the broad market. The 180-day Los Gatos market (248 sales) carries a median price of $2,394,500 and a median of $1,169 per foot. Shady View Lane's $2,800,000 is 17% above that price median, an unremarkable gap on its own. The per-foot figure is where the story lives: $2,179 against $1,169 is a 86% premium over the current 180-day median — and 93% above the longer-dataset median of $1,128 across 727 sales.

Against the size band. Within the 1,028–1,542 sq ft cohort (89 sales), the median price is $1,485,000 and the median per-foot is $1,056. Shady View Lane cleared that band's median price by $1,315,000 and beat its per-foot median by $1,123. A buyer paid nearly twice the band's typical rate for each of the 1,285 feet they acquired.

Rank. At the 98.3rd percentile of 727 sales on price per foot, this is not the top of a trend — it is an outlier. The only recent comp that approaches it is 42 Broadway, which recorded at $1,940 per foot on August 11. Even that sale, itself an elevated data point, sits $239 per foot below Shady View Lane.

Year over year. The 180-day market median per foot moved from $1,132 (prior year, same window, 278 sales) to $1,169 (current, 248 sales) — a 3.3% gain. The median price moved from $2,312,500 to $2,394,500, roughly 3.5%. Both metrics are traveling in the same direction at similar speeds, which makes the Shady View Lane result — clocking in at 86% above today's PPSF median — harder to attribute to a rising tide. The lot, at 8,901 square feet against the current market median lot of 10,129 square feet, is not outsized. The explanation lives in the structure's position, configuration, or condition, not in the land area alone.

What the premium bought. The record does not specify what separates this house from a $1,056-per-foot alternative in the same size band. What it does specify is that someone paid $2,800,000 for 1,285 square feet — and that the 8,901-square-foot lot, while respectable, is below the market median. The premium is concentrated entirely in the structure and whatever the address delivers that the comp table cannot.

What this means

For a buyer watching the Los Gatos small-home market: the 1,028–1,542 sq ft band prices at a median of $1,056 per foot across 89 sales, but the top of that band reaches $2,179. The difference between median and outlier is not always visible in a floor plan or a satellite image.

For an owner of a similarly sized home in Los Gatos: a sale at the 98.3rd percentile of 727 transactions raises the ceiling of what the market will ratify, but one data point does not reset a comp set. The band's median remains $1,056 per foot.

For anyone undecided: Los Gatos has recorded 248 sales in the last 180 days with a price range from $296,820 to $7,800,000. Shady View Lane's $2,800,000 sits above the price median but near the middle of that full range — which means the per-foot figure, not the headline price, is the actual news here.

Tim McMullen · Tim McMullen, Broker · CA DRE #02016832
[email protected] · (415) 691-9272