The Los Gatos real estate market in September was strong for single family homes, cool for condos and townhouses, and a cold market in the mountains. This is a repeat from July and August, more or less.
Per Altos Research (see below), the hottest segment of the market in Los Gatos is the 95032 area.
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 in September rose substantially but didn’t break any records.
Numbers of homes sold
Sales of single family homes rose monthly but dropped annually in September. It’s historically low, as you can see from looking at other Septembers, with no other recent Septembers selling in quite such low numbers. But thankfully it’s a little better than the month before.
Months of Inventory
The Los Gatos real estate market’s months of inventory came back down in September, but for the month of September it’s still high. Check 2020-2025 and you’ll see that the 2nd highest in recent years was in 2024 with 2.4 months of inventory.
Average sale price of homes sold in Los Gatos 95030 & 95032
Los Gatos average home prices inched down in September as compared to August, but remained well above that of September 2025.
Median Sale Price
The median sale price fell monthly and annually. Buyers are buying less expensive properties.
Sale to List Price Ratio
The sale to list price ratio rose annually but dropped monthly.
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 September warmed up compared to the month before, generally, with far more pending and closed sales. Average home prices were up annually, but down monthly.
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $3,100,000 (-19.5%) | $3,850,000 | $3,227,500 (-4.0%) |
| Average Price | $3,712,290 (-8.6%) | $4,060,560 | $3,433,240 (+8.1%) |
| No. of Sales | 21 (+50.0%) | 14 | 28 (-25.0%) |
| Pending | 24 (+50.0%) | 16 | 20 (+20.0%) |
| Active | 45 (-2.2%) | 46 | 50 (-10.0%) |
| Sale vs. List Price | 104.2% (-0.7%) | 105.0% | 100.4% (+3.8%) |
| Days on Market | 25 (-2.3%) | 26 | 26 (-5.9%) |
| Days of Inventory | 62 (-37.0%) | 99 | 52 (+20.0%) |
Los Gatos Condo Market Trends in 95030 & 95032
The condominium and townhouse market cooled considerably in S eptember, with lower numbers of sales, lower average and median sale prices (monthly and annually), a much larger inventory – that isn’t being well absorbed, and longer days of inventory. For buyers, this is a great opportunity, and for sellers, it’s a great challenge.
| Trends At a Glance | Sep 2026 | Previous Month | Year-over-Year |
|---|---|---|---|
| Median Price | $1,032,500 (-24.6%) | $1,370,000 | $1,659,000 (-37.8%) |
| Average Price | $1,020,000 (-22.2%) | $1,310,300 | $1,674,300 (-39.1%) |
| No. of Sales | 4 (-20.0%) | 5 | 10 (-60.0%) |
| Pending | 5 (+66.7%) | 3 | 6 (-16.7%) |
| Active | 20 (+53.8%) | 13 | 13 (+53.8%) |
| Sale vs. List Price | 99.6% (+2.1%) | 97.5% | 100.1% (-0.5%) |
| Days on Market | 38 (+39.7%) | 27 | 51 (-25.0%) |
| Days of Inventory | 145 (+85.9%) | 78 | 38 (+284.6%) |
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 worsened in September again, with very few closed sales compared to the amount of available inventory. For home buyers, the selection is great and the competition somewhat soft, but keep in mind that any particular home could be a great value and still glean multiple offers and overbids.
| 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%) |
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. There must not be many non luxury estate rentals OR there’s a bit error in this Altos chart, as it states that the median monthly rent is $45,000.
Primarily East, West, and North Los Gatos (view the Altos Research report for Los Gatos 95032 HERE):
Here the median monthly rent is less than 1/4 of what it was said to be in 95030. Please keep in mind that rents will be determined by home size and condition, exact location, and, of course, the school district (among other factors).
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 considerably, which may foreshadow a cooling market. (30% is the national average.)
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!
