At $450 per square foot, 2505 Bear Canyon Road is the third-cheapest single-family listing in its size class right now
Among the 40 active single-family listings comparable in size and bedrooms, 2505 Bear Canyon Road at $775,000 ranks third-cheapest by ask price. The two homes priced below it — 520 Laguna Creek at $499,000 and 2950 Bear Canyon Road at $598,800 — sit on the same mountain corridor. Everything else in that peer pool is asking more, most of it considerably more.
| Address | 2505 Bear Canyon Road, Los Gatos |
|---|---|
| List price | $775,000 |
| Beds / Baths | 3 bed / 1 bath |
| Size | 1,724 sq ft |
| Price per sq ft | $450 |
| Lot | 471,319 sq ft (10.8 acres) |
| Year built | 1991 |
| Listed | September 27, 2026 |
| MLS | SF426158685 |
How it compares with homes like it
The peer rule here: same type (single-family homes), within one bedroom of three, size within 25% of 1,724 square feet, sales in the last 12 months, nearest radius with at least four sales — 118 sales in total.
The subject's $450 per square foot is a long way from the peer-sale median of $1,351 per square foot across those 118 transactions. Among current listings, the median ask per square foot is $981. The nearest active comp in both price and geography is 2950 Bear Canyon Road, 3 beds, 1,750 square feet, asking $598,800 at $342 per square foot — also on Bear Canyon, also cheap by the standards of the broader single-family market.
Three things explain the price position. First, the house has one bathroom — every recorded sale in the comparable set has two or more. Second, the location is a rural mountain road well outside Los Gatos's incorporated town center, which consistently commands a discount relative to in-town addresses. Third, the price-per-square-foot discount to peers is steep enough that condition is almost certainly a factor as well, though the record does not describe condition directly.
The closest recorded sale is 20910 Outer Zayante Road, 1.66 miles away: 3 beds, 2 baths, 1,302 square feet, recorded in October 2025 at $948,000 ($728 per square foot). That home is smaller, has a second bath, and traded for $173,000 more. The pattern holds across the table.
Comparable sales
| Address | Recorded | Price | Sq ft | $/sq ft | Distance |
|---|---|---|---|---|---|
| 20910 Outer Zayante Rd | October 2025 | $948,000 | 1,302 | $728 | 1.66 mi |
| 15171 Old Ranch Rd | August 2026 | $957,000 | 1,684 | $568 | 2.81 mi |
| 19730 Black Road | July 2026 | $1,139,000 | 2,016 | $565 | 2.97 mi |
| 19930 Gist Rd | May 2026 | $1,700,000 | 1,991 | $854 | 3.10 mi |
| 21577 Locust Dr | January 2026 | $975,000 | 1,602 | $609 | 3.15 mi |
| 21550 Locust Dr | June 2026 | $1,160,000 | 1,294 | $896 | 3.16 mi |
| 18081 Redwood Dr | June 2026 | $1,241,730 | 1,402 | $886 | 3.24 mi |
| 15105 Old Japanese Rd | December 2025 | $1,340,000 | 1,753 | $764 | 3.30 mi |
All eight recorded sales shown here are dated by month only. Every one of them cleared above $900,000; six cleared above $1,100,000. The subject's ask of $775,000 is $173,000 below the cheapest recorded sale in the set.
Single-family homes across Los Gatos
There are 149 single-family homes actively listed in Los Gatos right now. The median ask is $1,998,000. Over the past 180 days, 252 single-family sales recorded a median price of $2,897,875 at a median of $1,216 per square foot. The subject's $450 per square foot sits at roughly 37 cents on the median dollar for recently sold single-family homes citywide — a gap that reflects both its location and its single-bath configuration.
How the Los Gatos market is doing
Across all property types, Los Gatos recorded 233 sales in the last 180 days at a median price of $2,385,000 and a median of $1,163 per square foot, on a median home size of 2,136 square feet. A year earlier, over the same calendar window, 278 sales closed at a median of $2,350,000 ($1,144 per square foot) — so the median is up modestly while volume is down about 16%. The full active market runs from $296,820 to $7,800,000 across 180 listings.
What it would cost a month
At the $775,000 list price using the national 30-year average rate of 6.95% for the week of September 17, 2026, principal and interest work out as follows. This is not an affordability assessment.
Principal and interest only, on the 6.95% average 30-year rate published 2026-09-17 (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 this 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 terms are agreed in a signed contract. See how an offer works.
- 690 Bear Canyon Rd — 2 bed, 2 bath, 1,975 sq ft, built 1980, last recorded sale $450,000 in December 1999, 0.78 miles away.
- 21125 Bear Creek Rd — 3 bed, 2 bath, 1,426 sq ft, built 1967, no recorded sale on file, 1.13 miles away.
- 21900 Bear Creek Way — 3 bed, 2 bath, 1,892 sq ft, built 1978, last recorded sale $810,000 in March 2000, 1.47 miles away.
Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272
More from Los Gatos
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 $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.