Photo: Ramkumar Menon · CC BY-SA 4.0342 homes sold in Los Gatos in the last year, at a typical $2.6M
About one sale in 3 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Los Gatos homes are listed.
Every place Los Gatos homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Los Gatos.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
10% of Los Gatos’ sales are condos, at $2.4M less than a house
226 houses and 35 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 226 sold in the year to May 2026
- Per square foot
- $1,399CA $494
- Days to sell
- 19
- Sold over asking
- 47%
- Listings with a price cut
- 31%
typical sale · 35 sold in the year to May 2026
- Per square foot
- $725CA $561
- Days to sell
- 113
- Sold over asking
- 17%
- Listings with a price cut
- 26%
Multi-family (2–4 units): 5 sold, typical $2.2M
Townhouses: 79 sold, typical $1.6M
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2022, at 1.6 times the 2016 price
342 sales in the last year, against 607 in 2021 and a low of 349 in 2023. The typical sale went from $1.6M in 2016 to $2.6M.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $2M buys in Los Gatos
Check a listing against what Los Gatos homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Los Gatos are rarer than before the pandemic, but 18% fewer homes come up for sale
We read every month of Los Gatos’ home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 342 sales.
If you’re buying in Los Gatos
- Shop in February. It brings about 44 new listings a month, close to the busiest month, with fewer bidding wars (54% over asking).
- Bid near asking. Buyers paid 101.3% of the list price on average; 45% paid over.
- You’ll usually have time. Only 44% of homes go under contract within two weeks; the typical one takes 22 days.
Spring brings both the most homes and the most bidding wars
April has the most new listings (about 55 a month), and the most competition: 65% close over asking. February offers nearly as much choice with fewer homes bid up (54%). January has the least competition (36%) but only about 28 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and hotter than California
| Los Gatos now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 45% | 50% | 64% | 35% |
| Gone within two weeksShare of homes under contract within 14 days | 44% | 44% | 56% | 33% |
| Price paid vs. askingAverage sale price ÷ list price | 101.3% | 102.1% | 104.5% | 99.9% |
| Days to sellMedian days from listing to contract | 22 | 28 | 17 | 43 |
54 homes for sale on a typical day
That’s 1.2 times the 2023 low (45), 18% fewer than in 2017–19 and well under 2012’s 91.
Since 2019, houses are up 41%, condos 6%
A house typically sold for $3.3M in the year to May 2026 (226 sales), a condo for $854K (35).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Los Gatos ranks 134th of 560 busy California markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Los Gatos is one of the state’s hottest markets.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Five things worth knowing
New listings in April
The month with the most choice. December has the fewest, about 13.
Best time to buySchools
The schools grade for Los Gatos, from test results, graduation and how much students grow.
Schools in Los GatosTypical commute
The average one-way trip to work for people who live in Los Gatos.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Campbell and Lexington Hills sell for less a square foot
The busier markets within 25 miles of Los Gatos, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Los Gatos | 342 | $2.6M | $1,224 | 45% | 22 |
| Campbell | 289 | $1.8M | $1,017 | 56% | 19 |
| Cupertino | 283 | $3M | $1,513 | 64% | 16 |
| Saratoga | 278 | $4M | $1,509 | 54% | 16 |
| Monte Sereno | 44 | $4.7M | $1,505 | 50% | 22 |
| Lexington Hills | 27 | $1.3M | $702 | 14% | 71 |
| Cambrian Park | 22 | $2.5M | $1,192 | 59% | 28 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Los Gatos, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Los Gatos. People who follow the town see it, and so do people comparing Los Gatos with their own town. No commission, no listing fee.
Questions about buying a home in Los Gatos
What do homes sell for in Los Gatos, CA?
342 homes sold in the year to September 2026 at a typical $2.6M, $1,224 a square foot. Houses sold for about $3.3M, condos for about $854K in the year to May 2026.
Is Los Gatos a buyer’s or seller’s market?
A seller’s market: 73 homes were for sale in September 2026 and 21 sold, about 3.4 months of supply. Buyers paid 101.3% of asking on average.
When is the best time to buy in Los Gatos?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
Where can I see homes for sale in Los Gatos?
Zillow, Redfin, Realtor.com and Homes.com all carry Los Gatos’ MLS listings; the search links above open each one filtered to Los Gatos.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).