Blog > What Your Budget Buys in Los Gatos: Houses by Price Range (2026)
What does your budget buy in Los Gatos? We sorted every Los Gatos house sale from the last 24 months by price and looked at what each range bought: living area, bedrooms, bathrooms, lot and how hard buyers bid. The middle of the market, $2M–$3M, bought a median 1,950 square feet with 4 bedrooms and 2.5 bathrooms on a 8,200 square-foot lot. Here’s every range, plus condos and townhomes. We’re the Property Nerds, so the numbers come from real sales.
The short answer
- Under $1M: 49 sales, a median 1,250 sq ft with 2 bedrooms.
- $2M–$3M (where the median $2.67M falls): 206 sales, 1,950 sq ft, 4 bedrooms, 2.5 bathrooms, a 8,200 sq ft lot.
- $5M and up: 54 sales, 4,660 sq ft, 5 bedrooms, a 43,620 sq ft lot.
- Condos and townhomes: the median sold for $1.45M at 1,450 sq ft.
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Buying or selling in Los Gatos?
- What’s my home worth? Ask for the recent sales on your street.
- Selling a home in Los Gatos: pricing, prep and what’s selling now.
- Talk to a Property Nerd about your plans.
Every price range
House sales in the last 24 months (October 28, 2024 to October 27, 2026):
| Price range | Sales | Share | Living area | Beds | Baths | Lot | Per sq ft | Typical sale |
|---|---|---|---|---|---|---|---|---|
| Under $1M | 49 | 7% | 1,250 sq ft | 2 | 2 | 28,120 sq ft | $676 | 2.5% under asking |
| $1M–$2M | 142 | 20% | 2,060 sq ft | 3 | 2.5 | 56,760 sq ft | $673 | 2.4% under asking |
| $2M–$3M | 206 | 29% | 1,950 sq ft | 4 | 2.5 | 8,200 sq ft | $1,316 | at asking |
| $3M–$4M | 175 | 25% | 2,460 sq ft | 4 | 3 | 10,000 sq ft | $1,380 | 0.2% over asking |
| $4M–$5M | 73 | 10% | 3,100 sq ft | 4 | 3.5 | 11,850 sq ft | $1,379 | at asking |
| $5M and up | 54 | 8% | 4,660 sq ft | 5 | 4.5 | 43,620 sq ft | $1,360 | 1.5% under asking |
What the next step up buys
Moving from $2M–$3M to $3M–$4M bought about 510 more square feet at the median, and a lot about 1,800 square feet bigger. The biggest jump in size is at the top: from $4M–$5M to $5M and up, the median house grew by 1,560 square feet.
Condos and townhomes by price
Condo and townhome sales in the last 24 months (October 28, 2024 to October 27, 2026):
| Price range | Sales | Living area | Beds | Baths | Per sq ft | Typical sale |
|---|---|---|---|---|---|---|
| Under $500K | 11 | 820 sq ft | 1.5 | 1 | $482 | 4.9% under asking |
| $500K–$750K | 24 | 1,000 sq ft | 2 | 1.5 | $594 | 3% under asking |
| $750K–$1M | 18 | 1,100 sq ft | 2 | 2 | $747 | 0.1% under asking |
| $1M–$1.25M | 21 | 1,260 sq ft | 2 | 2 | $891 | 0.3% under asking |
| $1.25M–$1.5M | 46 | 1,510 sq ft | 3 | 2.5 | $932 | 0.3% under asking |
| $1.5M–$1.75M | 54 | 1,580 sq ft | 3 | 2.5 | $1,000 | at asking |
| $1.75M–$2M | 27 | 1,800 sq ft | 3 | 2.5 | $1,006 | 1.3% under asking |
| $2M and up | 18 | 2,160 sq ft | 3 | 2.5 | $1,026 | 3.2% over asking |
Stretching a budget
- Lot size: in Los Gatos, a bigger lot alone didn’t raise the price once size was held equal, because the biggest lots are mostly hillside parcels; see what adds value to a Los Gatos house.
- The monthly cost: what it costs to own in Los Gatos turns each price into a payment.
- Neighborhood by neighborhood: Los Gatos neighborhoods ranked by price per square foot shows where a budget goes further.
- Bidding: the “typical sale” column shows how far over or under asking each range closed.
What about $3 million across nearby cities?
Houses that sold for $2.75M to $3.25M in the last 24 months (October 28, 2024 to October 27, 2026). More in what $3 million buys in Silicon Valley.
| City | Sales | Living area | Beds | Lot |
|---|---|---|---|---|
| Los Altos | 23 | 1,500 sq ft | 3 | 10,110 sq ft |
| Palo Alto | 122 | 1,450 sq ft | 3 | 6,340 sq ft |
| Sunnyvale | 250 | 1,760 sq ft | 4 | 6,600 sq ft |
| Cupertino | 93 | 1,620 sq ft | 3 | 7,250 sq ft |
| Santa Clara | 51 | 1,980 sq ft | 4 | 7,200 sq ft |
| Los Gatos | 112 | 2,210 sq ft | 4 | 9,180 sq ft |
| Saratoga | 48 | 1,970 sq ft | 4 | 10,600 sq ft |
Where buyers compete hardest
Bidding varies across the price ranges. Over the last 24 months the range under $1M typically closed 2.5% under asking, with 14% of sales over asking, and the range of $5M and up 1.5% under asking, with 31% over. Our Los Gatos over-asking post has every range and size.
The least expensive quarter
A quarter of Los Gatos houses sold for $1.97M or less in the last 12 months (82 sales). The median one had 1,860 square feet, 3 bedrooms and 2 bathrooms on a 51,360 square-foot lot, and sold 2.4% under asking. Half of them sit on more than an acre, usually hillside parcels farther from town.
Questions we get
What does $3 million buy in Los Gatos?
Houses that sold for $2.75M to $3.25M in the last 24 months had a median 2,210 square feet and 4 bedrooms (112 sales).
What’s the least expensive way into Los Gatos?
Condos and townhomes: the median sold for $1.45M in the last 12 months. The least expensive quarter of houses sold for $1.97M or less.
How big is the typical Los Gatos house?
The median house sold in the last 12 months had 2,300 square feet and sold for $2.67M.
How we counted
Medians of closed sales reported to the MLS and read through the IDX feeds that power our home search, one record per sale with a usable living area and map position, the same rules as our city price posts. Houses are MLS property type “single family home”; condos include townhomes. Price ranges use the last 24 months (October 28, 2024 to October 27, 2026); the city medians use the last 12 months (October 28, 2025 to October 27, 2026). Lot is the lot size the listing reports. “Typical sale” is the median of sale price against list price. Past sales aren’t a forecast or the value of any one home, and nothing here is financial, tax or legal advice.
Go deeper
Los Gatos housing market by the numbers, moving to Los Gatos, Los Gatos house prices by bedrooms and Los Gatos condo and townhome prices.
More Los Gatos numbers from the Property Nerds
Talk to a Property Nerd
We’re the Property Nerds at Compass, recognized as NextGenAgents by a national real estate portal. We’ll pull the sales that matter for your home and your plans, and walk you through what they mean. Call (408) 373-1660 or (650) 383-8606, or book a strategy call. Commissions are negotiable, and we offer bundled services, so ask us what’s included.