By Amrit Singh, REALTOR® · Updated October 14, 2026 · MLS data through the end of September 2026
THE SHORT ANSWER
Los Gatos is the most balanced of the West Valley markets. From January through September 2026, single family homes sold for a median of $2.70M, down 3% from the same months of 2025, at $1,235 a square foot, up 1%. They sold for 101.3% of asking on average, up from 99.8%, and half sold in 13 days or less, 4 days faster than last year.
In September, 140 houses were for sale and 28 sold, 5.0 months of supply, up from 3.6 a year earlier, and the most houses for sale in two years. By the usual rule of thumb, that’s a balanced market, not a seller’s market.
Los Gatos at a glance: September 2026
Single family homes, compared with September 2025. The small line under each number is the last 13 months.
Median sold price
$2.48M
Down 15% vs Sep 2025 ($2.91M)
Price per sq ft
$1,155
Down 6% vs Sep 2025 ($1,229)
Sold vs asking price
102.8%
98.7% in Sep 2025
Median days on market
11 days
15 days in Sep 2025
Homes for sale
140
121 in Sep 2025
Months of supply
5.0
3.6 in Sep 2025
Are Los Gatos home prices going up or down?
In September 2026, single family homes in Los Gatos sold for a median of $2.48M, down 15% from a year earlier. From January to September 2026, the median was $2.70M on 303 sales, down 3% from the same months of last year, and price per square foot was $1,235, up 1% from last year.
Los Gatos sees 14 to 48 house sales a month, so one month’s median moves with whichever homes happened to sell. Watch the line, not the latest dot. Price per square foot adjusts for size, and the year to date numbers below are the steadiest read.
See the numbers
| Month | Median price | Homes sold |
|---|---|---|
| Sep 2026 | $2.48M | 28 |
| Aug 2026 | $2.66M | 25 |
| Jul 2026 | $2.73M | 33 |
| Jun 2026 | $2.96M | 48 |
| May 2026 | $3.15M | 47 |
| Apr 2026 | $2.55M | 35 |
| Mar 2026 | $2.37M | 38 |
| Feb 2026 | $2.98M | 31 |
| Jan 2026 | $2.48M | 18 |
| Dec 2025 | $2.78M | 17 |
| Nov 2025 | $2.34M | 20 |
| Oct 2025 | $2.90M | 39 |
| Sep 2025 | $2.91M | 34 |
| Aug 2025 | $2.65M | 31 |
| Jul 2025 | $2.68M | 39 |
| Jun 2025 | $2.85M | 36 |
| May 2025 | $2.80M | 44 |
| Apr 2025 | $3.15M | 39 |
| Mar 2025 | $2.54M | 36 |
| Feb 2025 | $2.56M | 14 |
| Jan 2025 | $2.73M | 25 |
| Dec 2024 | $2.58M | 24 |
| Nov 2024 | $2.69M | 30 |
| Oct 2024 | $2.70M | 39 |
See the numbers
| Month | $ per sq ft |
|---|---|
| Sep 2026 | $1,155 |
| Aug 2026 | $1,049 |
| Jul 2026 | $1,158 |
| Jun 2026 | $1,237 |
| May 2026 | $1,340 |
| Apr 2026 | $1,215 |
| Mar 2026 | $1,226 |
| Feb 2026 | $1,474 |
| Jan 2026 | $1,133 |
| Dec 2025 | $1,097 |
| Nov 2025 | $1,094 |
| Oct 2025 | $1,157 |
| Sep 2025 | $1,229 |
| Aug 2025 | $1,273 |
| Jul 2025 | $1,103 |
| Jun 2025 | $1,244 |
| May 2025 | $1,241 |
| Apr 2025 | $1,177 |
| Mar 2025 | $1,215 |
| Feb 2025 | $1,239 |
| Jan 2025 | $1,292 |
| Dec 2024 | $1,087 |
| Nov 2024 | $1,220 |
| Oct 2024 | $1,091 |
This year vs last year
January to September 2026 compared with the same months of last year. These are the steadiest numbers on the page.
| Single family homes | 2026 | 2025 | Change |
|---|---|---|---|
| Homes sold | 303 | 298 | Up 2% |
| Median price | $2.70M | $2.77M | Down 3% |
| $ per sq ft | $1,235 | $1,218 | Up 1% |
| Median days on market | 13 | 17 | 4 days faster |
| Sold vs asking | 101.3% | 99.8% | Up 1.5 points |
| Condos and townhomes | 2026 | 2025 | Change |
|---|---|---|---|
| Homes sold | 73 | 95 | Down 23% |
| Median price | $1.47M | $1.46M | Flat |
| $ per sq ft | $904 | $939 | Down 4% |
| Median days on market | 15 | 21 | 6 days faster |
| Sold vs asking | 99.6% | 100.3% | Down 0.7 points |
How many homes are for sale in Los Gatos?
140 single family homes were for sale in Los Gatos in September 2026 and 28 sold. That’s 5.0 months of supply, up from 3.6 a year earlier, when 121 were for sale and 34 sold.
Months of supply is homes for sale divided by homes sold that month: how long it would take to sell everything on the market at that pace if nothing new got listed. Under about 4 months usually favors sellers. Over about 6 favors buyers.
- Homes for sale
- Homes sold
See the numbers
| Month | For sale | Sold | Months of supply |
|---|---|---|---|
| Sep 2026 | 140 | 28 | 5.0 |
| Aug 2026 | 130 | 25 | 5.2 |
| Jul 2026 | 113 | 33 | 3.4 |
| Jun 2026 | 118 | 48 | 2.5 |
| May 2026 | 124 | 47 | 2.6 |
| Apr 2026 | 128 | 35 | 3.7 |
| Mar 2026 | 111 | 38 | 2.9 |
| Feb 2026 | 84 | 31 | 2.7 |
| Jan 2026 | 62 | 18 | 3.4 |
| Dec 2025 | 65 | 17 | 3.8 |
| Nov 2025 | 91 | 20 | 4.5 |
| Oct 2025 | 105 | 39 | 2.7 |
| Sep 2025 | 121 | 34 | 3.6 |
| Aug 2025 | 119 | 31 | 3.8 |
| Jul 2025 | 130 | 39 | 3.3 |
| Jun 2025 | 119 | 36 | 3.3 |
| May 2025 | 131 | 44 | 3.0 |
| Apr 2025 | 121 | 39 | 3.1 |
| Mar 2025 | 107 | 36 | 3.0 |
| Feb 2025 | 80 | 14 | 5.7 |
| Jan 2025 | 77 | 25 | 3.1 |
| Dec 2024 | 69 | 24 | 2.9 |
| Nov 2024 | 89 | 30 | 3.0 |
| Oct 2024 | 112 | 39 | 2.9 |
How fast are Los Gatos homes selling?
Half the houses that sold in September 2026 were on the market 11 days or less, compared with 15 days a year earlier. They sold for 102.8% of asking on average, up from 98.7% in September 2025.
See the numbers
| Month | Median days on market | Sold vs asking |
|---|---|---|
| Sep 2026 | 11 | 102.8% |
| Aug 2026 | 27 | 100.6% |
| Jul 2026 | 22 | 100.4% |
| Jun 2026 | 22 | 98.5% |
| May 2026 | 15 | 101.5% |
| Apr 2026 | 9 | 102% |
| Mar 2026 | 8 | 103.3% |
| Feb 2026 | 8 | 101.2% |
| Jan 2026 | 10 | 103.1% |
| Dec 2025 | 38 | 101.7% |
| Nov 2025 | 49 | 98.8% |
| Oct 2025 | 41 | 98.8% |
| Sep 2025 | 15 | 98.7% |
| Aug 2025 | 17 | 100.1% |
| Jul 2025 | 26 | 98.2% |
| Jun 2025 | 21 | 97.9% |
| May 2025 | 19 | 99.2% |
| Apr 2025 | 16 | 99.3% |
| Mar 2025 | 9 | 103.8% |
| Feb 2025 | 8 | 103.5% |
| Jan 2025 | 28 | 99.8% |
| Dec 2024 | 42 | 100% |
| Nov 2024 | 16 | 99.9% |
| Oct 2024 | 17 | 101.3% |
Condos and townhomes in Los Gatos
26 condos and townhomes were for sale in September 2026 and 6 sold, compared with 19 and 10 a year earlier. From January to September 2026, the median was $1.47M on 73 sales, flat with the same months of last year, at $904 per square foot. With so few sales each month, the year to date numbers are the ones to trust.
See the numbers
| Month | Median price | For sale | Sold |
|---|---|---|---|
| Sep 2026 | $895K | 26 | 6 |
| Aug 2026 | $1.37M | 17 | 5 |
| Jul 2026 | $1.34M | 20 | 6 |
| Jun 2026 | $1.40M | 23 | 7 |
| May 2026 | $1.46M | 23 | 10 |
| Apr 2026 | $1.67M | 25 | 14 |
| Mar 2026 | $1.60M | 23 | 7 |
| Feb 2026 | $1.47M | 17 | 13 |
| Jan 2026 | $1.58M | 18 | 5 |
| Dec 2025 | $955K | 14 | 11 |
| Nov 2025 | $1.48M | 17 | 5 |
| Oct 2025 | $1.64M | 19 | 9 |
| Sep 2025 | $1.66M | 19 | 10 |
| Aug 2025 | $1.46M | 24 | 10 |
| Jul 2025 | $1.44M | 27 | 16 |
| Jun 2025 | $1.30M | 29 | 10 |
| May 2025 | $1.37M | 29 | 16 |
| Apr 2025 | $1.59M | 34 | 8 |
| Mar 2025 | $1.47M | 27 | 10 |
| Feb 2025 | $1.46M | 23 | 8 |
| Jan 2025 | $1.48M | 26 | 7 |
| Dec 2024 | $1.49M | 17 | 19 |
| Nov 2024 | $1.45M | 19 | 10 |
| Oct 2024 | $1.73M | 23 | 12 |
Los Gatos vs nearby cities
Single family homes sold from January to September 2026. By price per square foot, Los Gatos costs less than Saratoga, Cupertino and Santa Clara.
| City | Median price | $ per sq ft | Sold vs asking | Median days on market | Homes sold |
|---|---|---|---|---|---|
| Saratoga | $4.27M | $1,600 | 102.9% | 11 | 187 |
| Cupertino | $3.34M | $1,700 | 106.8% | 8 | 169 |
| Los Gatos | $2.70M | $1,235 | 101.3% | 13 | 303 |
| Santa Clara | $1.91M | $1,329 | 105.9% | 10 | 346 |
Amrit’s take
The most choice in the West Valley
Los Gatos had 140 houses for sale in September, the most in two years, up from 121 a year earlier. That’s 5.0 months of supply, compared with 1.9 in Saratoga and 2.1 in Cupertino. Buyers here have room to compare.
Selling faster than last year
Half the houses that sold this year went in 13 days or less, down from 17, and the average sale was 101.3% of asking, up from 99.8%. The well priced ones go quickly. The rest sit.
Prices: a little lower, mostly flat
The median is down 3% to $2.70M, and price per square foot is up 1% to $1,235. August’s $1,049 a square foot was the lowest in two years, and September came back to $1,155. With 14 to 48 sales a month, read the year.
Fewer condo sales
Condo and townhome sales fell 23%, from 95 to 73. The median held at $1.47M, but price per square foot fell 4%, to $904. September had 26 for sale and 6 sales, 4.3 months of supply.
If you’re selling in Los Gatos
- Price it right on day one. With 140 houses for sale in September, buyers compare, and an overpriced house just becomes one more listing.
- Well priced houses still sell fast: half went in 13 days or less this year, and the average sale was 101.3% of asking.
- Late winter has been the best window: 103.5% and 103.8% of asking in February and March 2025, and 103.1% and 103.3% in January and March 2026.
- Own a condo or townhome? Sales are down 23% this year. Plan for offers near list: 99.6% of asking on average.
Get your home’s value, based on the sales that actually compete with your house
If you’re buying in Los Gatos
- You have the most choice in two years: 140 houses for sale in September.
- Houses that have sat are where you negotiate. In 8 months of 2025, and in June 2026 at 98.5%, Los Gatos houses sold under asking on average.
- Compare price per square foot: $1,235 in Los Gatos vs $1,600 in Saratoga and $1,700 in Cupertino this year.
See Los Gatos homes for sale now
Questions people ask about the Los Gatos market
What is the median home price in Los Gatos, CA?
Single family homes in Los Gatos sold for a median of $2.48M in September 2026, down 15% from September 2025, based on MLSListings data. From January to September 2026, the median was $2.70M on 303 sales, down 3% from the same months of last year. Condos and townhomes had a median of $1.47M over the same months.
Is Los Gatos a buyer’s or seller’s market right now?
For single family homes it is a balanced market by the usual rule of thumb: under about 4 months of supply favors sellers, over about 6 favors buyers. In September 2026 there were 140 houses for sale and 28 sales, 5.0 months of supply, up from 3.6 a year earlier. Houses sold for 102.8% of asking on average.
How fast are homes selling in Los Gatos?
Half the single family homes that sold in Los Gatos in September 2026 were on the market 11 days or less. From January to September 2026, the median was 13 days, compared with 17 days in the same months of last year.
What is the price per square foot in Los Gatos?
Single family homes in Los Gatos sold for $1,235 per square foot from January to September 2026, up 1% from the same months of last year. In September 2026 alone it was $1,155. With 14 to 48 house sales a month, single months move around with the mix of homes that sold.
Are Los Gatos home prices going down?
Slightly at the median. From January through September 2026, single family homes in Los Gatos sold for a median of $2.70M, down 3% from $2.77M in the same months of 2025, while price per square foot rose 1%, from $1,218 to $1,235, based on MLSListings data.
When is the best time to buy a house in Los Gatos?
Summer and fall have given buyers the most room. Los Gatos houses sold under asking on average in 8 months of 2025, including June at 97.9%, and in June 2026 at 98.5%. The strongest months for sellers were February and March 2025, at 103.5% and 103.8% of asking, based on MLSListings data.
Is Los Gatos cheaper than Saratoga?
Yes. From January through September 2026, single family homes in Los Gatos sold for a median of $2.70M and $1,235 per square foot, vs $4.27M and $1,600 in Saratoga. Cupertino was $3.34M and $1,700, and Santa Clara $1.91M and $1,329, based on MLSListings data.
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Based on information from the MLSListings MLS as of 10/13/2026 for single family homes and condominiums/townhomes in Los Gatos: closed sales and active listings by month from October 2024 through September 2026, and closed sales from January 1 to September 30 of 2025 and 2026; and for single family homes in Cupertino, Saratoga and Santa Clara: closed sales from January 1 to September 30 of 2025 and 2026; and for single family homes in Saratoga and Cupertino: closed sales and active listings in September 2026. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. Percent changes are calculated from the full figures before rounding.