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If you’re looking for a home in Los Gatos, the market gave buyers some interesting signals in July.
Prices moved lower compared with June and fewer homes changed hands, but the homes that did sell moved faster and averaged slightly above their asking prices. In other words, buyers may be seeing some pricing opportunities, but desirable, well-positioned homes can still move quickly.
The numbers below include single-family homes, townhomes and condos in Los Gatos.
Los Gatos Market at a Glance
| Market Metric | June 2026 | July 2026 | Change |
|---|---|---|---|
| Average Sales Price | $2.88M | $2.61M | ↓ 9.4% |
| Median List Price | $2.00M | $1.90M | ↓ 5.0% |
| Homes Sold | 53 | 39 | ↓ 26.4% |
| Average Days on Market | 41 | 33 | ↓ 19.5% |
| Sales-to-List Price | 98.3% | 100.4% | ↑ 2.1 percentage points |
Home Prices Moved Lower — But There’s More to the Story
The average Los Gatos sales price decreased from $2.88 million in June to $2.61 million in July, a 9.4% month-over-month decline. The median list price also moved lower, from $2 million to $1.9 million.
If you’re a buyer, that probably gets your attention.
But it doesn’t mean Los Gatos homes suddenly lost 9.4% of their value in a month.
Monthly averages can change based on the mix of properties that happened to sell, especially in a market with homes across a wide range of price points.
What does that mean for you? Don’t make an offer based on a citywide average. Look closely at recent comparable sales for the specific home, neighborhood, property type and price range you’re considering.
Fewer Homes Sold in July
Los Gatos recorded 39 closed sales in July compared with 53 in June, a decrease of 26.4%.
For buyers, fewer sales can be worth watching, but the number alone doesn’t tell us whether negotiating power has shifted.
Inventory, days on market, recent price reductions and activity surrounding a particular listing can tell us much more about your potential position as a buyer.
And that’s where things get interesting.
The Homes That Sold Actually Sold Faster
Despite fewer overall transactions, average days on market decreased from 41 days in June to 33 days in July.
That’s an important number for buyers.
You don’t necessarily need to rush into every new listing, but when the right home at the right price comes along, being prepared can make a big difference.
Before you find that home, it’s helpful to already know your budget, financing position, preferred terms and where you’re willing—and unwilling—to compromise.
Are Buyers Paying Over Asking in Los Gatos?
On average, they were in July.
The sales-to-list price ratio increased from 98.3% in June to 100.4% in July.
Here’s a simple way to think about that:
In June, homes sold for slightly below their asking prices on average. In July, closed homes averaged slightly above asking.
But 100.4% is an average, not an offer strategy.
Some homes may attract multiple offers while others may offer room for negotiation. Before deciding what to offer, look at the individual property’s comparable sales, condition, pricing history, time on market and current buyer activity.
So, Is July a Better Market for Los Gatos Buyers?
There are a few encouraging signs.
Average sales prices and median list prices moved lower from June, which could create opportunities at certain price points. At the same time, homes averaged only 33 days on market, and the sales-to-list ratio reached 100.4%.
So this isn’t necessarily a market where buyers should sit back and wait for a deal.
It’s a market where strategy matters.
The goal isn’t simply to “win” a house. It’s to understand what you’re buying, what the recent data says about its value and how to structure an offer that makes sense for your goals and your budget.
Thinking About Buying a Home in Los Gatos?
Market statistics are helpful, but they become much more useful when you apply them to the home you’re actually considering.
If you’re searching for a single-family home, townhome or condo in Los Gatos, I can help you look beyond the asking price and evaluate the recent comparable sales, market activity and individual property details before you decide how to move forward.
Thinking about making a move in Los Gatos? Let’s talk about what you’re looking for and build a buying strategy around today’s market.
If you’re looking for a home in Los Gatos, the market gave buyers some interesting signals in July.
Prices moved lower compared with June and fewer homes changed hands, but the homes that did sell moved faster and averaged slightly above their asking prices. In other words, buyers may be seeing some pricing opportunities, but desirable, well-positioned homes can still move quickly.
The numbers below include single-family homes, townhomes and condos in Los Gatos.
Los Gatos Market at a Glance
| Market Metric | June 2026 | July 2026 | Change |
|---|---|---|---|
| Average Sales Price | $2.88M | $2.61M | ↓ 9.4% |
| Median List Price | $2.00M | $1.90M | ↓ 5.0% |
| Homes Sold | 53 | 39 | ↓ 26.4% |
| Average Days on Market | 41 | 33 | ↓ 19.5% |
| Sales-to-List Price | 98.3% | 100.4% | ↑ 2.1 percentage points |
Home Prices Moved Lower — But There’s More to the Story
The average Los Gatos sales price decreased from $2.88 million in June to $2.61 million in July, a 9.4% month-over-month decline. The median list price also moved lower, from $2 million to $1.9 million.
If you’re a buyer, that probably gets your attention.
But it doesn’t mean Los Gatos homes suddenly lost 9.4% of their value in a month.
Monthly averages can change based on the mix of properties that happened to sell, especially in a market with homes across a wide range of price points.
What does that mean for you? Don’t make an offer based on a citywide average. Look closely at recent comparable sales for the specific home, neighborhood, property type and price range you’re considering.
Fewer Homes Sold in July
Los Gatos recorded 39 closed sales in July compared with 53 in June, a decrease of 26.4%.
For buyers, fewer sales can be worth watching, but the number alone doesn’t tell us whether negotiating power has shifted.
Inventory, days on market, recent price reductions and activity surrounding a particular listing can tell us much more about your potential position as a buyer.
And that’s where things get interesting.
The Homes That Sold Actually Sold Faster
Despite fewer overall transactions, average days on market decreased from 41 days in June to 33 days in July.
That’s an important number for buyers.
You don’t necessarily need to rush into every new listing, but when the right home at the right price comes along, being prepared can make a big difference.
Before you find that home, it’s helpful to already know your budget, financing position, preferred terms and where you’re willing—and unwilling—to compromise.
Are Buyers Paying Over Asking in Los Gatos?
On average, they were in July.
The sales-to-list price ratio increased from 98.3% in June to 100.4% in July.
Here’s a simple way to think about that:
In June, homes sold for slightly below their asking prices on average. In July, closed homes averaged slightly above asking.
But 100.4% is an average, not an offer strategy.
Some homes may attract multiple offers while others may offer room for negotiation. Before deciding what to offer, look at the individual property’s comparable sales, condition, pricing history, time on market and current buyer activity.
So, Is July a Better Market for Los Gatos Buyers?
There are a few encouraging signs.
Average sales prices and median list prices moved lower from June, which could create opportunities at certain price points. At the same time, homes averaged only 33 days on market, and the sales-to-list ratio reached 100.4%.
So this isn’t necessarily a market where buyers should sit back and wait for a deal.
It’s a market where strategy matters.
The goal isn’t simply to “win” a house. It’s to understand what you’re buying, what the recent data says about its value and how to structure an offer that makes sense for your goals and your budget.
Thinking About Buying a Home in Los Gatos?
Market statistics are helpful, but they become much more useful when you apply them to the home you’re actually considering.
If you’re searching for a single-family home, townhome or condo in Los Gatos, I can help you look beyond the asking price and evaluate the recent comparable sales, market activity and individual property details before you decide how to move forward.
Thinking about making a move in Los Gatos? Let’s talk about what you’re looking for and build a buying strategy around today’s market.
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About Michelle Elliott
With more than 20 years of experience navigating Silicon Valley real estate—and more than two decades calling Willow Glen home—I bring both professional market knowledge and firsthand neighborhood experience to my clients.
I specialize in San Jose neighborhoods including Willow Glen, Cambrian, Almaden, Japantown, Campbell, Los Gatos, and Downtown San Jose. As a Luxury Property Specialist with Coldwell Banker Realty, I combine hyper-local market knowledge, strategic marketing and strong negotiation to help buyers and sellers make informed real estate decisions.
My real estate insights have been featured on KTVU Fox 2, Real Producers and Willow Glen Resident, and I co-host the San Jose real estate podcast Say What You Want About Real Estate.
Michelle Elliott | Coldwell Banker Realty | DRE 01777533
408-839-7915 | Michelle@michelleelliottrealtor.com | MichelleElliottRealtor.com
