DRE #02250755“I help Bay Area buyers and sellers make confident moves with the latest market data, real local expertise, and the patience to find what's actually right for you, not the fastest close.”
DRE #02250755“I help Bay Area buyers and sellers make confident moves with the latest market data, real local expertise, and the patience to find what's actually right for you, not the fastest close.”
Data through Jul 2026
Los Gatos is shifting toward buyers. Here's where things stand:
Based on 107 homes sold in the 3 months ending July 2026. Includes all residential types (SFH, condo, townhouse, multi-family, and others). Updated weekly.
Data through July 2026
See how prices, monthly costs, and mortgage rates have moved in Los Gatos.
Includes principal, interest, estimated CA property tax (~1.25%), and estimated insurance (~$2,200/yr). HOA fees not included.
The median sale price in Los Gatos is $2.80M — up 30% from $2.15M in September 2021. Over that stretch, the median peaked at $2.91M in April 2024 and bottomed at $1.86M in February 2025. That puts today's price about 16% above the area's 5-year average of $2.41M. Each point is the median of a rolling 3-month window of closings, so the curve runs smoother than any single month; the multi-year direction is the signal.
What buyers actually pay has moved more than the sticker price suggests: a typical monthly payment (20% down, principal & interest) is about $14,388 today, up 98% from $7,261 in September 2021. Most of that increase comes from mortgage rates (3.0% then vs. 6.7% now), not prices — at September 2021 rates, today's median would run about $9,451/mo.
Seasonally, the three months ending in June have been the busiest stretch for closings in Los Gatos over the past 5 years (about 119 sales in that window on average, vs. 66 for the stretch ending in February), while competition has run hottest in the stretch ending in April (62% of homes selling over asking on average). That's an average across just 5 observations per month, so treat it as a tendency, not a rule.
Los Gatos currently leans toward buyers. Homes are sitting longer and sellers are more open to negotiation. It is a good time to take your time, request contingencies, and consider offering below asking.
At $2.80M, Los Gatos's median sits about 55% above the Bay Area average of $1.80M. Los Gatos is on the higher end of the regional market.
By home type:
Prices in Los Gatos depend heavily on home type and specific neighborhood. Median sale prices by type:
Individual listings vary widely based on location, size, and condition. The best calibration is to narrow to a few specific neighborhoods you are considering and look at recent sales there.
Los Gatos currently leans toward buyers:
Buyer strategy: a well-structured offer near or below list price has a good chance of success.
At $2.80M with 20% down at 6.71%, your estimated total monthly cost is approximately $17,560:
HOA fees are extra. Condo buyers typically budget an additional $300 to $700 per month for HOA, and townhome HOAs run $200 to $500.
→“Mel did an amazing job helping us buy our first home. When we first met her, we had done literally zero of the steps needed to buy a house, and 28 days later we closed.”
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“Working with Mel was the best decision I made in my home-buying journey. She was incredibly patient, taking the time to explain every detail of the process to me.”
“Mel did an incredible job helping me find and purchase my first home! She was very responsive, professional, and knowledgeable.”
“Working with Mel was a fantastic experience from start to finish. We were immediately impressed by her active listening and her ability to translate our needs.”
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