Neighborhood guide · 2026-05-01
10 things to know about Los Gatos before you buy.
A buyer's guide written by Roger Grubb, a 18-year Bay Area realtor (DRE #01845823, Security Pacific Real Estate) who has transacted in Los Gatos repeatedly.
- 01
The median home price
Los Gatos median in 2026: $2,980,000. That's $1192/sqft on a typical 2,500 sqft home.
- 02
How fast homes sell
13 days on market is the Los Gatos average. A correctly priced, well-prepped listing often goes pending in 7-14 days.
- 03
Who lives here
Families wanting walkable downtown + top schools + mountain access at South Bay prices below Saratoga.
- 04
What Los Gatos isn't
A flat valley town. Los Gatos rises into the mountains; many streets are hillside.
- 05
The schools
Key schools: Los Gatos HS (rating 10/10).
- 06
What makes it special
Charming walkable downtown, Santa Cruz Mountains immediately behind, top schools, Netflix corporate presence. South Bay's most walkable suburban core.
- 07
Roger's insider note
Almond Grove + Downtown trades on walkability. Hill streets (above Roberts Rd) have views + larger lots. East Los Gatos is the value play.
- 08
Best fit for
South Bay walkable-village seekers, Netflix + South-Bay-tech families, Mountain-adjacent buyers.
- 09
Notable amenities
Downtown Los Gatos village · Netflix HQ · Santa Cruz Mountains trails · Los Gatos Creek Trail
- 10
Walk score
60/100. Somewhat walkable; car still useful.
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