Santa Clara County
Los Gatos Housing Market & Neighborhood Guide
Mountain backdrop, historic downtown, and Silicon Valley's most lifestyle-driven market.
Median
$3.2M
Inventory
Limited
Schools
9 / 10
Los Gatos sells lifestyle. The Santa Cruz Mountains backdrop, walkable historic downtown, and exceptional schools attract executives who want distance from the valley floor without sacrificing access. Hillside and downtown-walkable inventory carry distinct premiums.
What sets it apart
- Almond Grove and downtown walkable inventory carry the strongest lifestyle premium
- Strong second-home and pre-retirement buyer interest
- Top-ranked Los Gatos and Saratoga school districts
Market note
Median sale price up 4.1% YoY. Average days on market: 18.
Market snapshot
Los Gatos at a glance
- Approx. single-family median (2025–2026)
- $3.0M – $3.5M
- Typical days on market
- 14–25 days
- Typical lot sizes
- 6,000 – 12,000 sq ft in town; acreage in the mountain areas
- Property tax base rate
- 1% + local assessments (Prop 13)
ZIP codes: 95030, 95032, 95033 (mountain areas)
Schools
Public schools serving Los Gatos
Los Gatos High School · 9–12
Los Gatos–Saratoga Union High School District (LGSUHSD)
Fisher and R.J. Fisher Middle School · 6–8
Los Gatos Union School District (LGUSD)
Blossom Hill, Daves Avenue, Lexington, Louise Van Meter · K–5
LGUSD — attendance is address-based
Union School District schools · K–8
Serve portions of the 95032 area; verify by address
Frequently asked
About Los Gatos real estate
What is the median home price in Los Gatos?
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Single-family homes have generally sold in the $3.0M–$3.5M range in 2025–2026. Almond Grove and downtown-walkable inventory trend well above that; homes in unincorporated areas and along the mountain corridor vary widely depending on access, acreage, and utilities.
Does a Los Gatos mailing address mean the town of Los Gatos?
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No, and this catches sellers regularly. A 95032 or 95033 mailing address can sit in unincorporated Santa Clara County or in the Santa Cruz Mountains, with different services, different schools, and a different comparable set. Confirm the jurisdiction before pricing — it changes the number.
What extra disclosures apply to Los Gatos hillside and mountain homes?
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Frequently geologic and drainage reports, septic and well documentation, private road maintenance agreements, tree ordinances, and wildfire hazard severity zone disclosures. California defensible-space and home-hardening requirements apply in many of these areas, so assembling the package before launch is essential.
Who buys in Los Gatos?
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Lifestyle-driven buyers: executives who want separation from the valley floor, families targeting Los Gatos High, and pre-retirement households drawn to the walkable downtown. That pool responds to atmosphere and preparation more than to raw square footage, which is why staging and photography return more here than in commodity markets.
Market ranges reflect recent MLSListings and Santa Clara County recorder data for 2025–2026 and are approximate. Town of Los Gatos, unincorporated Los Gatos, and the Santa Cruz Mountains areas differ substantially in price, services, and disclosure requirements. School boundaries set by LGUSD, Union, and LGSUHSD can change — verify per address. Equal Housing Opportunity.
Live listings
Homes for sale in Los Gatos
Real-time MLS inventory, refreshed continuously. Save searches and request private tours. Also see our off-market & coming-soon inventory — several Los Gatos-area homes never reach Zillow or Redfin.
Thinking of selling?
Los Gatos home-selling strategy
This page is a community and market guide. If you own here, our guide to selling a home in Los Gatos covers pricing strategy, preparation, local buyer demand, and marketing — or start with a Silicon Valley home valuation.
Curated for Los Gatos
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