The real estate market in the Los Gatos Mountains area continued to be quite cool.
- The number of closed sales dropped monthly and annually.
- The number of pending sales grew from both the month before and the year before.
- The number of active listings rose year over year also also month over month.
- The sale to list price was higher than the month before and also the year before.
- The median sale price was up both year over year and month over month.
- The average sale price fell annually but and monthly.
(If you are viewing this on a mobile device, the table below will scroll if you swipe it.)
Trends at a Glance: Los Gatos Mountains 95033
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,684,500 (+4.0%) | $1,620,000 | $1,569,000 (+7.4%) |
| Average Price | $1,616,000 (-6.2%) | $1,722,840 | $1,622,440 (-0.4%) |
| No. of Sales | 6 (-53.8%) | 13 | 8 (-25.0%) |
| Pending | 17 (+41.7%) | 12 | 11 (+54.5%) |
| Active | 64 (+4.9%) | 61 | 53 (+20.8%) |
| Sale vs. List Price | 99.7% (+4.6%) | 95.3% | 93.6% (+6.5%) |
| Days on Market | 57 (+12.3%) | 50 | 91 (-37.4%) |
| Days of Inventory | 309 (+119.7%) | 141 | 192 (+61.0%) |
And in August:
| Trends At a Glance | Aug 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,620,000 (-0.7%) | $1,631,000 | $1,640,000 (-1.2%) |
| Average Price | $1,722,840 (-0.6%) | $1,733,680 | $1,658,330 (+3.9%) |
| No. of Sales | 13 (+18.2%) | 11 | 9 (+44.4%) |
| Pending | 12 (-36.8%) | 19 | 14 (-14.3%) |
| Active | 61 (+1.7%) | 60 | 52 (+17.3%) |
| Sale vs. List Price | 95.3% (-4.0%) | 99.4% | 96.6% (-1.3%) |
| Days on Market | 50 (-20.1%) | 63 | 77 (-34.7%) |
| Days of Inventory | 141 (-14.0%) | 164 | 173 (-18.8%) |
95033 Real Estate Market – Los Gatos Mountains
Each week, our subscription to the Altos Research Report for the Los Gatos Mountains is automatically updated. Click on the link to view it, or subscribe if you’d like an update emailed to you regularly. You can also click on the link to check other nearby zip codes. Some of 95120 or 95032 can be in the rural areas, too, so check a zip code map in case the area that interests you is closer to Mt Umunhum, over Saratoga, or some other location.
Altos uses list prices and they conclude that it’s a slight buyer’s market, and data from the RE Report, which uses closed sales data, concurs. Typically, 30% of homes on the market will get a price reduction. As of today, it’s 54%. It’s a slight seller’s market per Altos, but I’m not sure that I agree – looks more like a slight buyer’s market to me.
The mountain communities are many and diverse, so issues in one area, such as too much inventory or not enough listings, may be the opposite somewhere else.
All the market trend charts on this page are ‘live’. Bookmark this page to watch the market change each week. Want more details? Visit my Real-Time Market Report website for more information and to subscribe to get updates in your inbox. It’s all about what’s going on right now and it’s free!
95033 real estate market info:
The median list price of homes for sale in the Los Gatos Mountains 95033 – all price points combined:
If this chart doesn’t look very smooth that’s because of the small data pool it’s charting.
The median list price of homes for sale in the Los Gatos Mountains 95033 – showing info by price quartile. Notice how much more volatile the prices are in the luxury tier versus more typical or ordinary housing.
Average days on the market (number of days the home’s been listed for sale on the MLS), all price points combined in 95033:
Price per square foot by pricing tier – this is also a bit crazy looking. Smaller houses generally sell for more per square foot than larger ones if everything else is equal.
Inventory:
Subscribe now to learn dozens of LOS GATOS real estate trends and other important market measures!
How’s the Real Estate Market in the Los Gatos Mountains 95033?
Check out the Altos Research Weekly Report for 95033 by using this link.
Los Gatos Mountains Real Estate: Homes for sale in 95033
%%ds_Results|{"SearchSetupID":"40","directive.ResultsPerPage":"10","directive.SortOrders[0].Column":"DateAdded","directive.SortOrders[0].Direction":"DESC","query.BathsMax":"","query.BathsMin":"","query.BedsMax":"","query.BedsMin":"","query.Cities":"","query.Communities":"","query.Counties":"","query.DaysOnMarketMax":"","query.DaysOnMarketMin":"","query.ForceUsePropertySearchConstraints":"true","query.ImprovedSqFtMax":"","query.ImprovedSqFtMin":"","query.LinkID":"447643","query.ListingStatuses":3,"query.LotSqFtMax":"","query.LotSqFtMin":"","query.PriceMax":"","query.PriceMin":"","query.SearchSetupID":"40","query.TractIdentifiers":"","query.YearBuiltMax":"","query.YearBuiltMin":"","query.ZipCodes":"","requester.AccountID":"154647","requester.ApplicationProfile":"WordPressIdxModule","requester.ApplicationVersion":"7.1.3","requester.ClientIpAddress":"193.186.4.225","requester.ClientUserAgent":"Mozilla\/5.0 (Macintosh; Intel Mac OS X 10_15_7) AppleWebKit\/537.36 (KHTML, like Gecko) Chrome\/151.0.0.0 Safari\/537.36","requester.PaginationUseActivationPath":"true","requester.PluginVersion":"3.20.0","requester.RequesterUri":"https:\/\/sanjoserealestatelosgatoshomes.com","requester.SearchSetupID":"40","requester.UrlReferrer":"https:\/\/www.google.com\/","requester.UtcRequestDate":"2026-10-14T16:01:31+00:00","responseDirective.IncludeLinkMetadata":"true","responseDirective.IncludeMetadata":"true","responseDirective.ListTabAlignment":"Left","responseDirective.ShortcodeResultsView":"list","responseDirective.ShowLargerPhotos":"true","responseDirective.ViewNameSuffix":"shortcode","requester.Signature":"16f3ef85b228af5cc26ddbe75e93c90fc71706ca"}|ds_end%%
Related Reading:
Los Gatos Mountains (on popehandy.com) – includes a list of many of the neighborhood or district names
What about living in the Los Gatos Mountains (or Santa Cruz Mountains)? (on the Move2SiliconValley relocation site)
