Mountain-top compound sells below asking price
Two new listings, one recorded closing: Los Gatos on September 29
16420 Soda Springs Road closed at $1,370,000, or $419 per square foot on 3,270 square feet — $130,000 below its $1,500,000 list price. That is the sharpest single fact from a quiet Tuesday in Los Gatos: one recorded closing, two new listings, nothing pending.
| Field | Detail |
|---|---|
| Date | September 29, 2026 |
| New listings | 2 |
| Went pending | 0 |
| Recorded closings | 1 |
The recorded closing
16420 Soda Springs Road is a single-family home. It listed at $1,500,000 and recorded at $1,370,000 — a gap of $130,000, or about 8.7 percent under ask. At 3,270 square feet, it came in at $419 per square foot. Among the six most recent single-family closings tracked across Los Gatos (a mix of dates through mid-September 2026 based on MLS status change), per-square-foot figures run from $750 at the low end to $2,179 at the high end. Soda Springs Road sits at the lower end of that range, though its square footage is larger than most of those sales — the next largest in that recent group was 2,049 square feet.
What came on the MLS feed
Two properties appeared on the MLS feed on September 29.
108 Mojonera Court is a single-family home listed at $2,800,000.
600 Pennsylvania Avenue #12 is a condominium listed at $1,199,000.
Those are list prices. What either property trades for, if it sells, is a separate question the record will answer later.
Comparable sales
The table below shows six recent single-family closings in Los Gatos drawn from market data. These are the closest available reference points for the Soda Springs Road closing, though lot sizes, locations, and conditions vary.
| Address | Recorded | Price | Sq ft | $/sq ft |
|---|---|---|---|---|
| 185 Howes Drive | Sep 16, 2026 | $1,760,000 | 1,088 | $1,618 |
| 16359 Shady View Lane | Sep 16, 2026 | $2,800,000 | 1,285 | $2,179 |
| 23914 Summit Rd | Sep 15, 2026 | $1,530,000 | 2,040 | $750 |
| 546 Pine Wood Lane | Sep 15, 2026 | $1,140,000 | 1,520 | $750 |
| 16381 Roseleaf Court | Sep 14, 2026 | $3,200,000 | 2,049 | $1,562 |
| 104 Edelen Avenue | Sep 10, 2026 | $1,875,000 | 2,000 | $938 |
All dates are based on MLS status change. The Soda Springs Road closing at $419 per square foot is below every home in this group — the next lowest per-square-foot figure is $750, at two properties roughly 1,200 to 1,500 square feet smaller.
How the Los Gatos market is doing
Across all property types in Los Gatos, 225 sales recorded in the last 180 days carried a median price of $2,380,000, a median of $1,151 per square foot, and a median size of 2,130 square feet. The same 180-day window a year ago logged 278 sales at a median of $2,337,500. Volume is down about 19 percent year over year; the median price is up about 1.8 percent. The market's range over the last 180 days runs from $355,000 to $7,800,000.
Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272
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