July 2026 in Los Gatos: More Sales Closed Under Ask Than Over, Yet the Median Held Above $2.5M

# July 2026 in Los Gatos: More Sales Closed Under Ask Than Over, Yet the Median Held Above $2.5M

Thirty-nine closings. A median sale price of $2,580,000. And for the first time in a while, the under-list column outpaced the over-list column by a meaningful margin — 20 sales below asking, 13 above. That split is the clearest thing July told us.

Every recorded sale this month

All 39 closings, in order of price. Each address links to its full record.

The numbers

What sold

Single-family homes dominated, as they almost always do here — 33 of the 39 closings, or 85% of volume. The median for that segment came in at $2,725,000, with a median of 22 days on market and a median $1,205 per square foot. The range was wide: $710,000 on the low end, $6,250,000 at the top.

Condominiums saw three closings, ranging from $550,000 to $1,170,000. Three sales isn't enough to report a median, so take those endpoints as the frame.

Townhouses also recorded three closings, clustered more tightly between $1,503,000 and $1,800,000. Same situation — no median reported, but the range shows where that slice of the market transacted.

What moved the median

The single-family share shifted by just two percentage points from the prior month. That's not enough movement to have meaningfully pushed the overall median in either direction. The $2,580,000 figure reflects where deals actually cleared, not a compositional quirk.

Month-over-month comparisons are available, but worth reading carefully: the prior month had 55 closings versus July's 39 — a materially different volume. The prior median sale was $2,800,000, the prior median price per square foot $1,147. What drove those differences is not something the data resolves on its own; volume and mix both changed.

The one to notice

16375 W La Chiquita Avenue is the transaction that will get talked about. Listed at $2,100,000, it closed at $2,950,000 — $850,000 above asking, a gap of 40.5%. That's the widest overbid recorded in Los Gatos this July, and 40.5% over list is a number that demands a second look regardless of market conditions. No interpretation needed: the home was listed at one price and changed hands at a dramatically different one. Whatever the parties knew that the list price didn't reflect, the recorded sale is $2,950,000.

For contrast, 25149 Radonich Road closed at $1,697,500 — 8.2% below its $1,850,000 list price, the deepest concession of the month. A $152,500 reduction from list isn't extraordinary in absolute terms, but it sits at the far end of July's under-list distribution.

And at the very top of the market, 16070 Matilija Drive closed at $6,250,000 in just seven days. At 3,050 square feet, that's over $2,000 per square foot. Seven days on market at that price point is its own kind of data point — the home found its buyer fast.

Three sales, three very different stories. July in Los Gatos wasn't a monolith.

Source: MLSListings closed sales in Los Gatos, July 2026. 39 closings; 27 further sales are excluded because their closing date could not be confirmed. Sale prices and closing dates are matters of public record. A summary of recorded sales is not an appraisal and is not an opinion of value on any specific home.

Tim McMullen · DRE #02016832 · How these numbers are put together