Betty Ann Court is back at $1,199,000 — but five nearby sales tell a different story

A 1,541-square-foot, four-bedroom home at 21513 Betty Ann Court recorded a sale of $990,000 on December 9, 2024. It appeared on the market again on October 16, 2026, listed at $1,199,000 — $209,000 above its last recorded price, a 21.1% gap across 22 months.

How it compares with homes like it

The peer rule here: same type (single-family homes), within one bedroom of four, size within 25% of 1,541 square feet, sold in the last 12 months, within 0.5 miles. Five sales qualify.

The median sale price among those five is $1,135,000 — $64,000 below the current ask. The median price per square foot among peers is $699; the subject is listed at $778 per square foot, which is 11% above that figure. The closest and most instructive peer is 21550 Locust Drive, 0.35 miles away: 1,294 square feet, three beds, two baths, recorded in June 2026 at $1,160,000, or $896 per square foot. That sale is larger on a per-foot basis but smaller in absolute price than the Betty Ann Court ask.

Thirty single-family listings are active now in the same size and bedroom band nearby. The subject ranks 8th by asking price among those 30. The median ask across that active peer group is $1,949,444 — but that figure reflects a much wider range of product; the five recorded sales within 0.5 miles and 12 months are the sharper reference.

Comparable sales

All five dates are estimated by month from recorded data. The table spans a wide range — $355,000 at the low end pulls the floor down considerably. Setting aside 21565 Alma Court, the remaining four sales cluster between $975,000 and $1,241,730, with the two most recent (both June 2026) landing above $1,160,000.

Single-family homes across Los Gatos

Among single-family homes city-wide, 164 are active now and 257 have sold in the past 180 days. The median asking price across all active single-family listings is $2,193,444; the median sale price over the past 180 days is $2,950,000, at a median of $1,211 per square foot. Those figures reflect the full Los Gatos single-family market, which skews substantially larger than the Betty Ann Court size range.

Within the 1,233–1,849 square foot band — which brackets this home — 121 sales recorded a median price of $1,695,000 and a median of $1,089 per square foot. Betty Ann Court's $778-per-square-foot ask sits below both the peer median and the size-band median.

How the Los Gatos market is doing

Across all property types, 202 sales closed in Los Gatos in the past 180 days, with prices ranging from $355,000 to $7,800,000. The median sale price was $2,412,500 at $1,156 per square foot, on a median home size of 2,130 square feet. A year earlier, over the same 180-day window, 282 sales closed at a median of $2,407,500 — the median price is nearly flat year-over-year while volume is down by 80 transactions. Both figures cover all property types and sizes.

What it would cost a month

At the $1,199,000 list price, using the national 30-year average mortgage rate of 7.4% as of the week of October 8, 2026 (Freddie Mac Primary Mortgage Market Survey), the principal and interest payment on a fully financed loan works out as follows. This is not an affordability assessment.

Three you could write an offer on today

The three homes below are not listed for sale. Every 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 terms are agreed in a signed contract. Read how an offer works.

• 21507 Betty Ann Ct — 1,406 sq ft, 3 bed / 2 bath, built 1990, last recorded sale $950,000 in February 2025, 0.01 miles away.
• 21526 Betty Ann Ct — 1,767 sq ft, 4 bed / 2 bath, built 1972, last recorded sale $1,130,000 in July 2024, 0.03 miles away.
• 21541 Madrone Dr — 1,348 sq ft, 3 bed / 2 bath, built 1935, last recorded sale $1,050,000 in April 2023, 0.05 miles away.

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