At $545,000, This 935-Square-Foot House Is the Cheapest Single-Family Home Listed in Los Gatos Right Now

Among 11 similar single-family homes currently listed in Los Gatos, 860 Canyon Vista asks $545,000 — $254,000 less than the next listing on the list, 17415 Locust Drive at $799,000. The peer comparison is same-type single-family homes, within one bedroom of two, size within 25% of 935 square feet, active listings now. At $583 per square foot, it asks $354 below the median of those 11 comparable active listings ($937 per square foot).

The record

How it compares with homes like it

The peer rule here: same type (single-family homes), within one bedroom of two beds, size within 25% of 935 square feet, active listings now in Los Gatos.

Of the 11 comparable listings, the median ask is $950,000 at $937 per square foot. 860 Canyon Vista is ranked first — lowest — by price. The closest comparable currently active, 17415 Locust Drive (2 beds, 1,164 sq ft, $799,000), asks 47% more and offers nearly 250 more square feet.

Three factors account for most of the gap. First, size: at 935 square feet, this is the smallest home in the active peer set. Second, age and condition: built in 1982, the house is older than several competing listings, though the record does not specify current condition. Third, location: Canyon Vista is a rural canyon address, materially removed from the Los Gatos town center, which is where the bulk of comparable single-family activity prices at $800,000 and above.

The lot, at 128,502 square feet, is by far the largest among the comparable listings — nearly three acres. Whether that land has value beyond the residential use shown in the record is not something the listing data can answer.

Comparable sales

The table below draws on 25 recorded single-family sales within the peer rule (same type, one bedroom of subject, size within 25%, last 12 months, nearest radius with at least four sales). All dates are estimated by month.

Of these 25 sales, the median recorded price is $1,400,000 at a median of $1,662 per square foot. The range is wide — $296,820 to $3,128,000 — which reflects geography as much as condition. The two sales closest to 860 Canyon Vista (50 Ocean View Rd at 2.64 miles and 28860 Loma Chiquita Rd at 4.94 miles) traded at $950,000 and $296,820, respectively, showing that canyon and rural addresses in this radius trade at levels well below the median.

Single-family homes across Los Gatos

There are currently 144 single-family homes active in Los Gatos with a median ask of $1,998,000. Over the last 180 days, 251 single-family homes sold at a median of $2,850,000 and a median of $1,214 per square foot. At $583 per square foot, 860 Canyon Vista asks less than half the six-month median per-square-foot figure for the single-family segment.

The size-band comparison (748–1,122 square feet, 42 sales) produces a median price of $893,997 and a median of $972 per square foot — still 67% above 860 Canyon Vista's ask on a price-per-square-foot basis.

How the Los Gatos market is doing

Across all property types in Los Gatos, the last 180 days produced 236 sales with a median price of $2,392,500 and a median of $1,167 per square foot — up from $2,337,500 and $1,136 per square foot in the same window a year earlier. The market's low in that period was $296,820; the high was $7,800,000. The typical home that traded was 2,130 square feet on a 10,137-square-foot lot. These figures cover all property types.

What it would cost a month

At the list price of $545,000 and the national 30-year average rate of 6.95% as of the week of September 17, 2026 (Freddie Mac Primary Mortgage Market Survey), the monthly payment on principal and interest would be:

This is a principal-and-interest figure only and does not include taxes, insurance, or any HOA charges.

Three you could write an offer on today

These properties are not listed for sale. Any owner can receive a written offer whether or not their home is on the market.

• 24930 Loma Prieta Ave — 2 bed / 1 bath, 1,104 sq ft, built 1935, last recorded sale $1,100,000 in November 2005, 1.65 miles from subject.
• 265 Hawk Crest Rd — 1 bed, 725 sq ft, built 1914, no recorded sale on file, 1.89 miles from subject.
• 24655 Loma Prieta Ave — 2 bed / 1 bath, 1,126 sq ft, built 1941, last recorded sale $564,000 in December 2011, 2.1 miles from subject.

Every home in the Los Gatos market has a page on this site. An owner does not need to be listed to receive a written offer — the agent takes the offer directly to the owner, and no one is committed to anything until terms are agreed in a signed contract. See how an offer works.

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