700 Laurel View Road asks $400,000. The cheapest mountain home on the market.
Among 19 single-family homes of comparable size and bedroom count currently listed in Los Gatos, 700 Laurel View Road ranks last by asking price. The next cheapest peer listing — 860 Canyon Vista — asks $545,000, a $145,000 gap. At $400,000, this is not a pricing anomaly that needs a market-wide comparison to explain itself; the peer data does it plainly.
| Address | 700 Laurel View Road, Los Gatos |
|---|---|
| List price | $400,000 |
| Beds / Baths | 2 bed / 1 bath |
| Size | 1,095 sq ft |
| Price per sq ft | $365 |
| Lot | 129,809 sq ft (2.98 acres) |
| Year built | 1992 |
| MLS | ML82064276 |
| Listed | October 11, 2026 |
How it compares with homes like it
The peer rule here is: same type (single-family homes), within one bedroom of two, size within 25% of 1,095 sq ft, over the last 12 months, nearest radius with at least four sales. That produced 41 recorded sales, with a median price of $1,685,000 and a median price per square foot of $1,250. The subject's $365 per square foot is 71% below that median figure.
Among the 19 current peer listings, the median asking price is $1,029,000 and the median asking price per square foot is $950. At $365 per square foot, 700 Laurel View Road sits at roughly 38% of the peer median on a per-square-foot basis.
Three factors explain the gap. First, the home is small — 1,095 square feet with one bathroom. Second, it sits deep in the Santa Cruz Mountains foothills, on Laurel View Road, a location that adds land (nearly three acres) but subtracts the convenience and commute access that drives most of this market's pricing. Third, the public record does not show a recent renovation, and the listing has been active since mid-October 2026 without a recorded price change.
The closest recorded peer sale in the data is 50 Ocean View Road, 0.91 miles away — a 2-bed, 1.5-bath home of 844 square feet that changed hands in April 2026 at $950,000, or $1,126 per square foot. That property is smaller; this one is priced less than half as much. The disparity is real and suggests condition and location are doing most of the work here.
Comparable sales
All dates are month-level estimates from recorded data.
| Address | Recorded | Price | Sq ft | $/sq ft | Distance |
|---|---|---|---|---|---|
| 50 Ocean View Rd | April 2026 | $950,000 | 844 | $1,126 | 0.91 mi |
| 205 Old Orchard Rd | November 2025 | $975,000 | 1,260 | $774 | 1.37 mi |
| 18460 Circle Dr | October 2025 | $745,000 | 1,128 | $660 | 2.00 mi |
| 351 Canyon Vista | August 2026 | $1,085,000 | 1,365 | $795 | 3.45 mi |
| 21590 Madrone Dr | September 2026 | $840,000 | 1,150 | $730 | 4.06 mi |
| 21565 Alma Ct | April 2026 | $355,000 | 1,248 | $284 | 4.09 mi |
| 21550 Locust Dr | June 2026 | $1,160,000 | 1,294 | $896 | 4.28 mi |
| 21496 Mary Alice Way | June 2026 | $975,000 | 1,240 | $786 | 4.29 mi |
The one recorded peer sale that comes close on price is 21565 Alma Court, which recorded at $355,000 ($284/sq ft) in April 2026, 4.09 miles away. Every other sale in this set of eight cleared $745,000. The subject's $365 per square foot sits between those two outliers and well below the remaining six.
Single-family homes across Los Gatos
There are 156 single-family homes actively listed in Los Gatos right now. Over the past 180 days, 265 single-family homes sold at a median price of $2,950,000 and a median of $1,214 per square foot. The median asking price among active single-family listings is $1,999,944. Within the 876–1,314 square foot size band — the band that includes this home — 58 sales over the same period produced a median price of $1,094,000 and a median of $973 per square foot. At $365 per square foot, 700 Laurel View Road is priced below that size-band median by a wide margin.
How the Los Gatos market is doing
Across all property types, Los Gatos recorded 213 sales in the last 180 days at a median price of $2,415,000 and a median of $1,166 per square foot, on a median home size of 2,136 square feet. A year earlier, the same 180-day window produced 280 sales at a median of $2,394,000 — so volume is down roughly 24% year over year while the median price has moved up modestly. The full price range in the current window runs from $355,000 to $7,800,000 across 213 sales. These figures cover all property types in the city.
What it would cost a month
At the $400,000 list price with the national 30-year average mortgage rate of 7.28% (as of the week of October 1, 2026, per the Freddie Mac Primary Mortgage Market Survey), the principal and interest payment works out as shown below. This is not an affordability assessment; taxes, insurance, and any HOA fees are separate.
Principal and interest only, on the 7.28% average 30-year rate published 2026-10-01 (Freddie Mac). Property taxes, insurance and any homeowners' dues are on top, and your own rate will depend on your lender, credit and deposit.
Three you could write an offer on today
These three homes are not listed for sale. Any home in the Los Gatos market has a page on this site, and an owner does not have to be listed to receive a written offer — the agent carries the offer to the owner, and no one is committed to anything until both parties agree to terms in a signed contract. Read how an offer works before you start.
- 15990 Comstock Mill Rd — 1 bed / 1 bath, 942 sq ft, built 1946, last recorded sale $535,000 in April 2016, 0.49 miles away.
- 16239 Long Branch Rd — 3 bed / 2 bath, 1,316 sq ft, built 1997, last recorded sale $11,000 in May 2025, 0.51 miles away.
- 15951 Redwood Lodge Rd — 2 bed / 1 bath, 1,350 sq ft, built 1945, no recorded sale on file, 0.52 miles away.
Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272
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