sell · los gatos
Selling a home in Los Gatos
Nearly half of recent Los Gatos sales closed under asking, so pricing and preparation decide more here than in most of Silicon Valley. Here’s what the numbers say, what’s different about selling in town, and what we’ve sold here.
los gatos by the numbers
What the Los Gatos market says right now
Los Gatos closed 465 sales in the last 12 months. The split between over-asking and under-asking sales is closer than in most of Silicon Valley, where 60% close over asking.
- median sale price$2.30Mlast 12 months, 465 sales; Silicon Valley $1.65M
- over asking43%of 1,352 sales since January 2024; median overbid $114K
- under asking47%third-highest share of 28 cities with 200+ sales; median discount $76K
- best closing monthApril53% over asking, against 31% in January; May is busiest
Source: closed MLS sales, Boyenga Team analysis, October 2026. Recent 12 months = October 2025 to September 2026; over and under asking = January 2024 to September 2026; best month = averaged over 2012–2025. See Los Gatos by the numbers.
what’s different here
What sellers in Los Gatos should plan for
Four things we see on Los Gatos listings that we rarely see elsewhere in our core cities.
Price is the strategy
measured: 47% under asking
With almost half of sales closing under list, a home priced a little high can sit while buyers wait. The hottest band is $3M–5M, where 57% of 362 sales closed over asking. We price against the closest recent sales on your side of town, not the town median.
Fire zones and the hillside
measured: 24% of houses
404 Los Gatos houses (5%) sit in a CAL FIRE Very High zone and 1,484 (19%) in a High zone, most in Blossom Hill and the Shannon & Kennedy Road hills. Those sales bring wildfire disclosures and defensible-space documentation, and buyers will price insurance before they remove contingencies. 1,103 houses (14%) are in the Town’s hillside overlay area.
Older houses and historic review
town rule
The median Los Gatos house was built in 1963, and the oldest neighborhoods (Broadway, Almond Grove, Downtown) have medians before 1935. The Town treats any house built before 1941 as a potential historic resource, so buyers planning changes will check the parcel with the Town. We have the answers ready before they ask.
Two markets in one town
measured: 79% houses
About one sale in five is a condo or townhome, and 1 in 10 Los Gatos sales closed under $950K while 1 in 10 closed at $4.41M or more. A Los Gatos condo and a Los Gatos hillside estate draw different buyers, on different timelines.
Timing
measured: 2012–2025
April closings sold over asking most often (53%); January closings least (31%). Closing comes about a month after the accepted offer, so a spring sale is planned in winter.
Transfer tax
county only
Los Gatos has no city transfer tax; the Santa Clara County documentary transfer tax is $1.10 per $1,000 of price. Who pays it is negotiable.
our sales
Homes we’ve listed and sold in Los Gatos
Since 2012 the MLS shows 51 Los Gatos sales with our name on them: 21 homes we listed and 30 where we represented the buyer. The most recent homes we listed:
sold Jul 2025 · los gatos
$2.15M
103 El Porton · Rinconada Hills
3 bd · 2.5 ba · 2,156 sq ft
2.5% over the final list price of $2.10MListed by the Boyenga Team
sold May 2025 · los gatos
$4.63M
14205 Shannon Rd · Blossom Hill
5 bd · 4.5 ba · 4,588 sq ft
7.4% under the final list price of $5.00MListed by the Boyenga Team
sold Oct 2024 · los gatos
$5.00M
5 bd · 4.5 ba · 5,922 sq ft
at the final list priceListed by the Boyenga Team
sold May 2023 · los gatos
$2.62M
16100 Blossom Hill Road · Blossom Hill
4 bd · 2.5 ba · 1,982 sq ft
9.5% over the final list price of $2.40MListed by the Boyenga Team
sold Apr 2023 · los gatos
$1.48M
3 bd · 2 ba · 1,442 sq ft
1.2% under the final list price of $1.50MListed by the Boyenga Team
sold Aug 2022 · los gatos
$2.60M
508 Nino Avenue · Los Gatos Blvd & North 40
5 bd · 2 ba · 1,989 sq ft
3.7% under the final list price of $2.70MListed by the Boyenga Team
For 20 of the 21 homes we listed here, the sold record shows the final list price: 13 closed at or above it, 9 of them over asking. The final list price is the asking price after any price changes. Source: closed MLS records, read October 30, 2026.
See all 51 on our Los Gatos sales map
Neighborhoods where we’ve sold most: Santa Cruz Mountains (6), Blossom Hill (4), Los Gatos Blvd & North 40 (4), Glen Ridge (4), Rinconada Hills (3), North Lark (3), Shannon & Kennedy Road hills (2), San Benito & Mariposa (2).
our plan
How we’d sell your Los Gatos home
The same Property Nerd plan we run on every listing, tuned to Los Gatos.
Price against the right sales
We start with the closest recent sales in your neighborhood and of your kind of house, then read the competition that week. In Los Gatos that often means pricing to the micro-market and checking the over-asking record of your neighborhood.
Prepare what buyers notice
Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. Older and hillside houses get the most from inspections done up front.
Disclose early
Inspections and disclosures ready before launch, so buyers make offers on facts. In a High or Very High fire zone, we start the defensible-space paperwork early.
Launch on purpose
A private or Coming Soon start if it fits, then the full launch; the Launch Lab shows the plan. April closings did best on average, so a spring sale is planned in winter.
Negotiate and close
We compare offers on price, terms and certainty, then run escrow to closing.
The Los Gatos data series
our own analysis
More from the series
by price and place
Seller tools
plan your numbers
Looking for an agent rather than a plan? Our Los Gatos real estate team page · Los Gatos neighborhood guides
questions
Questions Los Gatos sellers ask us
How often do Los Gatos homes sell over asking?
From January 2024 to September 2026, 43% of 1,352 Los Gatos sales closed above the final list price (median overbid $114K) and 47% closed below it (median discount $76K). Across Silicon Valley, 60% closed over asking.
When is the best time to sell in Los Gatos?
Averaged over 2012–2025, Los Gatos closings in April sold over asking most often (53%) and January closings least often (31%). May has the most closings, about 11% of the year’s sales. Because closing comes about a month after the offer, plan a spring sale in winter.
Is my Los Gatos house in a fire hazard zone?
About 24% of Los Gatos houses are in a CAL FIRE High or Very High fire hazard severity zone, most of them in Blossom Hill and the Shannon & Kennedy Road hills. Homes in those zones come with wildfire disclosures and defensible-space documentation. We check your parcel and line up the paperwork before you list.
My house was built before 1941. Does that matter?
The Town of Los Gatos treats any house built before 1941 as a potential historic resource, and homes in the historic districts carry the Town’s historic overlay. It mostly matters to buyers who plan to change the house, so we gather what the Town has on your parcel before you list.
Does Los Gatos charge a transfer tax?
Los Gatos has no city transfer tax. The Santa Clara County documentary transfer tax is $1.10 per $1,000 of the sale price, and who pays it is negotiable.
What do you charge to sell a Los Gatos home?
Commissions are negotiable. We offer bundled services, so ask us what’s included.
talk to a property nerd
Thinking about selling in Los Gatos?
We’ll pull the closest sales to your house, walk through prep and timing, and tell you what we’d do. No pressure and no obligation.
eric boyenga dre 01254725 · janelle boyenga dre 01254724 · compass · equal housing opportunity
Thinking about selling in Los Gatos? Send us a note.
Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725