by Mary Pope-Handy, Clair Handy | Oct 10, 2026 | Homes & Housing Market, Los Gatos Real Estate
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.
(more…)
by Mary Pope-Handy, Clair Handy | May 23, 2025 | Historic Districts, Los Gatos Neighborhoods, Videos of Los Gatos
The Town of Los Gatos is home to many lovely neighborhoods with historic homes (Broadway Area Historic District, Fairview Plaza and others), but perhaps none is so quaint or popular as the Almond Grove neighborhood. (See video drive through this neighborhood near the bottom of this article.)
Map ©Google, overlay by Mary Pope-Handy using Google My Maps
Location, location, location: the Almond Grove’s got it
The location itself could be very compelling alone as the Almond Grove neighborhood is as much “in town” as “walk to town” with so many activities and opportunities happening along North Santa Cruz Avenue, Main Street and University Avenue – all a stone’s throw away. Quite vibrant, downtown Los Gatos enjoys an inordinate amount of restaurants, shops, coffee houses, bars, places to dine , taste wine, stroll or take in a film. It’s also home to free musical concerts in the summer, a parade in December, a gorgeous new public library, a Farmer’s Market every weekend and many other events year round. Finally, the Almond Grove is set near two parks, Bachman Park and the Los Gatos Town Plaza, so there’s a good amount of open space nearby too. There’s something for everyone!
Traditionally designed neighborhood with good community results
The allure of the Almond Grove is more than convenience, though. There’s an old time friendliness that seems to come with the big, welcoming front porches on so many of the older houses. Dwellings are also set closer together than one might find in suburbia, too. Rather than live so much in the privacy of the backyard, there’s an invitation implicit with this combination of close neighbors and a front porch that seems to underscore that residents are part of the neighborhood community and a bit less secluded.
The Almond Grove displays that sense of community from October to January especially, when it steps out as the best decorated corner of Los Gatos with a huge percentage of participation in the effort. Halloween is a great example. People’s enthusiasm is evident in by the beginning of October as props come out for the spookiest day of the year. Sometimes even in September, “Land of the Giant” sized spiders begin to appear, life-sized ghosts start to swing from porches and trees, the normally tidy and trim picket fences become smudged with spider webs, and every manner of Halloween decor drapes the district. On Halloween night, the Almond Grove district becomes positively overrun with enthusiastic kids from all over Los Gatos. I’ve been told that some homes get as many as 1,000 trick-or-treaters on Halloween night there.
Neighborhood challenges
The plusses of the neighborhood are many! Every area has challenges, concerns, or issues, though, and this historic district is no exception.
The main issues, as I (a non-resident) see them are beach traffic and fire hazards / insurance concerns. The proposed new fire map can be seen here. Much of this neighborhood is in one Cal Fire hazard severity zone or another. Insurance companies use their own maps (which aren’t published), and being near hills and open space with dry grasses and brush can make it challenging to obtain regular insurance.
(more…)
by Mary Pope-Handy | Jan 19, 2024 | East Los Gatos, Homes & Housing Market, Los Gatos Neighborhoods
Approximate boundaries of Los Gatos Village
Where can you find a 1 story townhouse which is only connected to its neighbor at the garage? This description fits many of the homes at Los Gatos Village, a tidy townhome community in east Los Gatos set alongside Los Gatos-Almaden Road.
Built in 1972, these comfortable homes are well designed both inside and out. There are 163 units and of them, 57 have 2 stories and the rest are single story homes.
PUD townhomes, not in condo ownership
These townhouses are Planned Unit Developments, or PUDs. The majority of townhomes or townhouses are actually condominiums. A PUD is an upgrade! To learn more on why that matters, please see our article on another of our sites: What Is the Difference Between CID Ownership in a Condo, Townhouse or PUD?
The CCRs refer to the homes as townhouses rather than “single family attached” homes.
How big are the interiors and lots of town houses at Los Gatos Village?
These homes are modest in size, ranging from 1015 to 1494 square feet, generally (one home has 1648 SF – I would love to hear how that happened!). They have 2 or 3 bedrooms and 2 baths (there may be a few with 2.5 or 3 bathrooms, but most have 2). The lots likewise have a range between about 1563 SF and 4520 SF. I believe that every one of them has a 2 car garage.
Los Gatos Village is a Los Gatos real estate bargain
Homes in Los Gatos Village represent a bit of a bargain for Los Gatos housing prices as they are available for under $2 million and often closer to $1 million.
Dues are in the low $400s for the smallest units but includes quite a lot – painting, roof, beautiful lawn areas, and a pool. The incredibly good pricing might be why turnover is so low, usually only about 3% per year.
If you want to watch for these properties in your home search, these are the streets in which Los Gatos Village homes are located: Milmar Way, Los Gatos-Almaden Road, Escobar Court, Escobar Avenue, and Camino del Cerro.
The good and the bad
Very very good: Every home and every location has good and bad elements to factor in. Here there’s a whole lot of good – the price point (esp. for the schools), very private townhomes, many barely attached at all and more like “patio homes” than town houses. The floorplans are smartly designed with good use of space and flow. Many enjoy vaulted ceilings. Outside patios are also fairly spacious as townhome living goes. It’s very hard to find a single story townhome, but there are more than 100 of them here! The complex is very scenic with lots of lawn area and graceful sidewalks inviting a good stroll into the neighborhoods nearby.
What newcomers may miss is the very convenient foot bridge where Camino del Cerro would seem to go through but is stopped by Ross Creek with two points of the road which do not actually connect for cars. But people on bike, skateboard, foot, or otherwise motor vehicle free can get across on the pedestrian bridge. This is very convenient if your goal is to get to Alta Vista Elementary School, which is just 1115 feet or so from the other side of the creek.
And in case you didn’t know, Alta Vista Elementary and Union Middle School are both very highly scoring with API scores well into the 900s. This alone is a major draw for homes in this price point!
But wait, there’s more! From this community it’s less than a mile’s walk to nearby Safeway, a coffee shop and all kinds of little stores at The Downing Center at Los Gatos-Almaden Road and Union. I measured about 6/10 of a mile from the front of LG Village to the shopping center. For those who cannot or do not want to drive, this is a pretty sweet location for taking care of the essentials!
Good schools, walkable area, more accessible homes (single story) set in a quiet, campus like setting – Los Gatos Village does have something for everyone and appeals to home buyers of all ages.
The not so good: The pricing and location is so good that you just know there had to be something making this so affordable, and so there is. High voltage power lines cut pretty much through the middle of this pretty community, far closer to the homes than many home buyers would like. And there’s nothing that can be done about it.
One corner of the community is “kitty corner” from the cemetery, the Los Gatos Memorial Park. There is a crematorium there, too. For some home buyers, that may be a deal killer, but many will not take issue with the quiet neighbors.
These townhomes are older and some have “popcorn” or acoustic ceilings that today’s buyers do not want. If you otherwise like the home, I would suggest not eliminating it from your wish list because of the ceiling. You can hire someone to do it before you move in and it’s not nearly as costly as most Silicon Valley home buyers would think.
Los Gatos real estate, homes for sale and housing prices
Below please find a list of condos and townhouses which are for sale – as of the date of this article being written, none were for sale in Los Gatos Village.
- List View
- Map View
- Grid View
-
$1,495,000
-
Lot Size
1,812.00 ac
-
Home Size
1,494 sqft
-
Beds
3 Beds
-
Baths
2 Baths
-
Year Built
1972
-
-
Sold
$1,435,000
-
Lot Size
-
Home Size
1,494 sqft
-
Beds
2 Beds
-
Baths
2 Baths
-
Year Built
1972
-
-
Sold
$1,425,000
-
Lot Size
-
Home Size
1,218 sqft
-
Beds
3 Beds
-
Baths
2 Baths
-
Year Built
1972
-
-
$1,390,000
-
Lot Size
-
Home Size
1,494 sqft
-
Beds
2 Beds
-
Baths
2 Baths
-
Year Built
1972
-
-
Sold
$1,359,000
-
Lot Size
1,891 sqft
-
Home Size
1,015 sqft
-
Beds
2 Beds
-
Baths
2 Baths
-
Year Built
1972
-
See all Los Gatos Village townhome community Los Gatos, California Real Estate.
(all data current as of
10/15/2026)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
Related Reading
Rinconada Hills (gated community in West Los Gatos)
Los Gatos Woods townhome community
Belgatos Park in east Los Gatos
Guadalupe Oak Grove Park in Almaden Valley
by Mary Pope-Handy, Clair Handy | Aug 8, 2023 | Homes & Housing Market
Photo: © Max Vakhtbovycn from Pexels via canva.com
Landscaping to sell your home, or improving the yards’ appearance, makes sense. Curb appeal may make people want to see more, or see the property in person. Good landscaping can effectively expand the usability of the home, too, adding to its apepal.
Today we’ll provide a few simple tips to help maximize a seller’s return on investment or ROI that involve landscaping to sell your home. This is far from comprehensive, but covers often missed, general rules of thumb for sellers to present their home in it’s best l ight.
But let me warn you: I’m going to be painfully, brutally blunt. And that’s how we keep the list short!
Rules for Sellers: Landscaping to Sell
The first rule for “staging your home to sell” is the topic of today’s post and it involves landscaping and curb appeal. The front of the house needs to look great. Seriously. If the front doesn’t look wonderful (or at least respectably appealing), the buyer may never go inside to see how wonderful your home really is. In any market, first impressions are key!
Here’s Mary Pope-Handy’s “Simple Rules for Landscaping to Sell Your Home”:
(more…)
by Mary Pope-Handy | Aug 1, 2023 | Homes & Housing Market, Los Gatos Mountains Real Estate, Los Gatos Real Estate, Monte Sereno Real Estate
The Los Gatos luxury home market is faring surprisingly well now, given the strange real estate market that we are currently experiencing with ultra low inventory, interest rate hikes, and the stock market being off after Fitch’s downgrade.
Earlier this year it moved around with extremely low inventory in January and an easier time selling to a whopping 13 months of inventory in March.
Some of the bouncing around is a reflection of the very low inventory and accordingly, very lo numbers of home sales. It’s important to take it with a big grain of salt. The best homes, meaning that they are in good shape, don’t have location issues, and are well priced, continue to sell in 1 – 3 weeks.
For an in-depth article about the Los Gatos real estate market generally (not just the most expensive properties), please check our linked article, which is updated monthly!
Los Gatos luxury home market months of inventory – homes listed for sale at $4 million or more
The months of inventory is the single best gauge to use in deciding how hot or cool the market is. For July 2023 it fell to 2.2 months of inventory, which is a decently warm seller’s market.
Most of the luxury properties in Los Gatos are under $8 million, and that upper level can be much cooler than the $4 – $6 million market.
I tried to pull the same info for the Los Gatos mountains 95033, but kept getting an error message from the MLS that there were too few sales to chart meaningfully.
Altos Charts for homes listed in the top 25% or top quartile for Los Gatos 95030, 95032 and 95033
These will be automatically updated, so check back often for a quick update on the Los Gatos real estate data for this upper tier!
Median list price
(more…)
