What is actually happening in Los Gatos
Local coverage of what is actually moving the Los Gatos market: recorded sales, policy, and the numbers behind the headlines, written by the agent who works here.
At $860,000, this 1-bed condo is the priciest of nine similar units now on the market in Los Gatos
The signal says cheap. The peers say otherwise. Among nine similar condos and townhomes currently listed in Los Gatos, 600 Pennsylvania Avenue #1 is the most expensive.
At $545,000, This 935-Square-Foot House Is the Cheapest Single-Family Home Listed in Los Gatos Right Now
Among 11 comparable single-family homes currently listed in Los Gatos, 860 Canyon Vista asks $254,000 less than the next cheapest. The gap is explained by a combination of size, age, and a rural canyon address that sits well outside town.
Two Los Gatos houses closed above asking on September 19, while three more hit the market near $6 million
16912 Kennedy Road traded at $1,764 per square foot — among the higher per-foot figures in recent Los Gatos single-family sales. The same day, two more houses landed near $6 million on the MLS.
16359 Shady View Lane traded at $2,179 a foot — 93% above the Los Gatos market median
The house on Shady View Lane recorded at $2,179 per square foot — 93% above the Los Gatos market median — in a size band where the typical sale runs $1,056 a foot. The gap demands an explanation.
343 acres sold in Los Gatos for $13 million — at $37,880 per acre
The sale of 25373 Spanish Ranch Road recorded as a land transaction, not a house sale. At 343.19 acres and $13 million, price per acre is the only unit that makes sense.
Back on the market 7 months after it last sold, at $98,000 more
22163 Miller Ridge Road recorded as sold in February 2026 for $1,400,000. It hit the active market again in August at $1,498,000 — a $98,000 spread in under seven months.
The renovation everyone does returns the least. Here is what actually moves the number.
Four ways to add value to a Los Gatos home, ranked by what they actually return — and why the full kitchen gut is near the bottom.
The cheap house is the one nobody wants. That is the whole story of this market.
San Francisco single-family homes are up 22.2% year over year to $2.2 million on AI money. In Los Gatos, 78% of active listings have been sitting more than two weeks — and the slow ones are the cheap ones.
A marketplace that sells rental homes without dragging the tenant through it
No showings, no sign, no open houses. The Investor Exchange lists tenant-occupied property directly to investors — and the tenancy transfers untouched.
Two hillside estates, five million dollars apart. Only one has a view.
A 2014 estate on 1.72 acres above Los Gatos with the whole valley in front of it asks $6,995,000. A new build in Saratoga on a smaller lot, looking at its own pool, asks $11,980,000.
