The Los Gatos real estate market in July was strong for houses (especially in 95032 with the Union School District / Campbell Union HSD), cool for condos and townhouses, and a cold market in the mountains.
1 – Los Gatos real estate market statistics for the “in town” areas: multi year data
Here is some Los Gatos real estate market data that I pulled directly from the MLS. This is for the in town areas of 95032 and 95030.
Inventory of available homes for sale in Los Gatos 95030 and Los Gatos 95032
Click on any of the images below and a larger version will pop up in a new tab and be easier to read.
Inventory fell in July, creating a more competitive environment for home buyers.
Numbers of homes sold
House sales rose were flat annually and fell monthly.
Months of Inventory
The Los Gatos real estate market’s months of inventory shrunk annually but grew monthly.
Average sale price of homes sold in Los Gatos 95030 & 95032
Los Gatos average home prices were down monthly but up annually.
Median Sale Price
The median sale price rose significantly, both year over year and month over month.
Sale to List Price Ratio
The sale to list price ratio was the same as July 2025 but down a tiny bit from June 2026.
2 – Monthly Trends at a Glance from the RE Report for Los Gatos
Quick disclaimer on data: This data is from our RE Report subscription, which obtains information from a feed from MLS Listings, our local multiple listings provider. These include ONLY the listings generated within our MLS organization, MLS Listings. But some homes are in the database come from other multiple listing services, such as Bay East or the San Francisco or CRMLS or others. These appear to be 20% of all listings at most. Hence the discrepancy between the figures in this section and the figures that I obtained from the MLS directly (mine include all listing sources).
The numbers below analyze data gathered during the first week of each month and cover real estate statistics from the month prior in Los Gatos 95030 & 95032 (all areas / school districts). See the full RE Report here. These numbers never line up exactly with the MLS figures that Clair and I pull, but the data trends normally line up.
Single family homes in town, 95030 and 95032
The market in July saw softer pricing (again, same as June 2026), but many of the other data points were stronger, not weaker. It’s a seller’s market – in some areas, price points, etc. it’s hotter than others.
| Trends At a Glance | Jul 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $3,155,000 (-4.4%) | $3,300,000 | $3,517,000 (-10.3%) |
| Average Price | $3,437,170 (-4.0%) | $3,579,300 | $3,503,860 (-1.9%) |
| No. of Sales | 24 (-38.5%) | 39 | 21 (+14.3%) |
| Pending | 9 (-59.1%) | 22 | 17 (-47.1%) |
| Active | 30 (-16.7%) | 36 | 53 (-43.4%) |
| Sale vs. List Price | 99.7% (-0.1%) | 99.9% | 99.3% (+0.5%) |
| Days on Market | 25 (-33.8%) | 38 | 35 (-28.7%) |
| Days of Inventory | 38 (+40.1%) | 27 | 76 (-50.5%) |
Los Gatos Condo Market Trends in 95030 & 95032
Los Gatos Condos saw an some mixed data points. Price are down, days on market are up, and thhe number of sales is way off from last year, but the sale to list price ratio got over 100% and was a tad better on that front than July 2025.
| Trends At a Glance | Jul 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,336,500 (-4.5%) | $1,400,000 | $1,450,000 (-7.8%) |
| Average Price | $1,265,330 (-2.2%) | $1,294,290 | $1,461,770 (-13.4%) |
| No. of Sales | 6 (-14.3%) | 7 | 15 (-60.0%) |
| Pending | 5 (-16.7%) | 6 | 9 (-44.4%) |
| Active | 17 (-10.5%) | 19 | 18 (-5.6%) |
| Sale vs. List Price | 100.2% (+3.3%) | 97.0% | 100.1% (+0.2%) |
| Days on Market | 40 (+24.9%) | 32 | 31 (+28.7%) |
| Days of Inventory | 85 (+8.0%) | 79 | 36 (+136.1%) |
Altos Research condominium and townhouse weekly profile:
Check out the Altos Condo and Townhome weekly market report here.
LG Mountains Trends at a Glance 95033
The market for the mountain houses heated up slightly in July, but it’s still a great time to be a buyer in this area!
| Trends At a Glance | Jul 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,631,000 (+35.8%) | $1,200,860 | $1,380,000 (+18.2%) |
| Average Price | $1,733,680 (+31.8%) | $1,314,970 | $1,445,640 (+19.9%) |
| No. of Sales | 11 (+37.5%) | 8 | 11 (0.0%) |
| Pending | 19 (+18.8%) | 16 | 13 (+46.2%) |
| Active | 60 (+5.3%) | 57 | 64 (-6.3%) |
| Sale vs. List Price | 99.4% (+2.9%) | 96.6% | 95.7% (+3.8%) |
| Days on Market | 63 (-6.4%) | 68 | 50 (+25.7%) |
| Days of Inventory | 164 (-20.8%) | 207 | 175 (-6.2%) |
3 – Altos Research Profiles of Los Gatos single family homes by zip code
A link is provided to the full weekly report for each zip code. It will bring you to the page for single family homes (houses and duet, or single family attached, homes) in the Los Gatos housing market, but from there you can click on a tab and view the same type of data for condominiums and townhouses if any data exists for them.
Close to downtown – 95030 (read the full weekly report for Los Gatos 95030, which is automatically updated, here):
Live Charts, Updated Weekly – this shows a warm market overall.
Primarily East, West, and North Los Gatos (view the Altos Research report for Los Gatos 95032 HERE):
Almost no homes were relisted or got a price reduction (national average on price reductions is about 30-33%).
The Los Gatos Mountains / Santa Cruz Mountains – 95033 (see the full 95033 weekly report here, no condo or TH in these areas) – the number of homes with price cuts is rising which may foreshadow a cooling market.
The Mountain market is usually cooler than the valley floor, but also more affordable, generally.
All 3 Zip Codes combined, including the Los Gatos Mountains (95033)
Overall, Los Gatos is in a warm seller’s market, but a closer look at the micro markets and there’s a lot of diversity.
Altos Research Housing Market Charts by Pricing Quartile
Now a graph of the Median Price trends for 95030:
And 95032:
And 95033 (The Los Gatos Mountains)
The Mountain market has the greatest range of pricing by far, but the Median Price is well under either 95032 or 95030.
Getting to Know Your Los Gatos Real Estate Market
Finally, it should be noted that “the Los Gatos real estate market” is really a compilation of several smaller markets. It’s quite different in the over $3 or $3.5 million range versus the under $1.8 million range (if you can locate a house under 1.8 dollars). It’s also varied from one school district to the next and often one subdivision or neighborhood to the next. The Glenridge market is going to be quite distinct from the Alta Vista or Rinconada Hills market.
Occasionally we will do other market analysis, like our article on Los Gatos real estate market trends by price point and high school district. Check it out!
Lastly, if you like this information and find it valuable, please consider reaching out to us when it’s time for you to buy or sell a home in Los Gatos or anywhere in Santa Clara County. We would love to hear from you!
