Blog > Where Los Gatos Homes Sell Over Asking: By Price Range and Size (2026)
Do Los Gatos homes still sell over asking? In the last 12 months, the typical Los Gatos house closed 0.7% under asking, and 39% sold for more than their list price. That’s against 0.5% under asking the year before. But it depends on the price and the size: over the last 24 months, houses at $3M–$4M were bid up the most (0.2% over asking), and houses under $1M the least (2.5% under asking). Here’s every range. We’re the Property Nerds, so the numbers come from real sales.
The short answer
- Houses, last 12 months: typical sale 0.7% under asking; 39% sold over asking. The year before: 0.5% under asking, 39% over.
- Hottest price range, by the typical sale: $3M–$4M, typical sale 0.2% over asking, 54% over asking.
- Hottest size, by the typical sale: under 1,500, 1,500–2,000 and 2,000–2,500 sq ft (tied), typical sale at asking.
- Condos and townhomes, last 12 months: typical sale 0.4% under asking; 38% over asking.
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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.
By price range
House sales in the last 24 months (October 28, 2024 to October 27, 2026). “Typical sale” is the median of sale price against list price.
| Price range | Sales | Typical sale | Sold over asking | Median price | Living area |
|---|---|---|---|---|---|
| Under $1M | 49 | 2.5% under asking | 14% | $840K | 1,250 sq ft |
| $1M–$2M | 142 | 2.4% under asking | 25% | $1.5M | 2,060 sq ft |
| $2M–$3M | 206 | at asking | 42% | $2.48M | 1,950 sq ft |
| $3M–$4M | 175 | 0.2% over asking | 54% | $3.4M | 2,460 sq ft |
| $4M–$5M | 73 | at asking | 45% | $4.3M | 3,100 sq ft |
| $5M and up | 54 | 1.5% under asking | 31% | $6.22M | 4,660 sq ft |
By house size
House sales in the last 24 months (October 28, 2024 to October 27, 2026):
| Living area | Sales | Typical sale | Sold over asking | Median price |
|---|---|---|---|---|
| Under 1,500 sq ft | 110 | at asking | 45% | $1.8M |
| 1,500–2,000 sq ft | 139 | at asking | 45% | $2.4M |
| 2,000–2,500 sq ft | 164 | at asking | 43% | $2.94M |
| 2,500–3,000 sq ft | 109 | 1.6% under asking | 37% | $3.4M |
| 3,000–4,000 sq ft | 108 | 1.7% under asking | 35% | $3.77M |
| 4,000 sq ft and up | 69 | 3.5% under asking | 17% | $5.4M |
This year against last year
| Last 12 months | The 12 months before | |
|---|---|---|
| Houses: typical sale | 0.7% under asking | 0.5% under asking |
| Houses: sold over asking | 39% | 39% |
| Houses: median price | $2.67M | $2.83M |
| Condos and townhomes: typical sale | 0.4% under asking | 0.3% under asking |
| Condos and townhomes: sold over asking | 38% | 34% |
What it means for pricing
- Over asking isn’t the same as overpaying. A sale over asking can still be at market value: what matters is how the price compares with recent sales of similar homes nearby.
- Read the range you’re in. Houses at $3M–$4M and houses under $1M face different buyers and different competition.
- Buyers: use the “typical sale” for your range and size as a starting point, then look at the last few sales on the street.
- Sellers: strategy matters as much as the number. See how much over asking homes sell for and our over-asking tool.
Los Gatos against nearby cities
The last 12 months (October 28, 2025 to October 27, 2026), against the 12 months before.
| City | Typical house sale | Houses over asking | Year before | Condos and townhomes |
|---|---|---|---|---|
| Los Altos | 5.1% over asking | 72% | 4.2% over asking | 1.9% under asking |
| Palo Alto | 5.7% over asking | 69% | 3.7% over asking | at asking |
| Sunnyvale | 7.4% over asking | 77% | 9.3% over asking | 0.1% over asking |
| Cupertino | 3.5% over asking | 72% | 7.6% over asking | 1.4% under asking |
| Santa Clara | 5.1% over asking | 71% | 7.1% over asking | at asking |
| Los Gatos | 0.7% under asking | 39% | 0.5% under asking | 0.4% under asking |
| Saratoga | 0.9% over asking | 56% | 2.6% over asking | 0.1% under asking |
Condos and townhomes by price
Condo and townhome sales in the last 24 months (October 28, 2024 to October 27, 2026):
| Price range | Sales | Typical sale | Sold over asking | Living area |
|---|---|---|---|---|
| Under $500K | 11 | 4.9% under asking | 0% | 820 sq ft |
| $500K–$750K | 24 | 3% under asking | 17% | 1,000 sq ft |
| $750K–$1M | 18 | 0.1% under asking | 44% | 1,100 sq ft |
| $1M–$1.25M | 21 | 0.3% under asking | 33% | 1,260 sq ft |
| $1.25M–$1.5M | 46 | 0.3% under asking | 30% | 1,510 sq ft |
| $1.5M–$1.75M | 54 | at asking | 44% | 1,580 sq ft |
| $1.75M–$2M | 27 | 1.3% under asking | 30% | 1,800 sq ft |
| $2M and up | 18 | 3.2% over asking | 72% | 2,160 sq ft |
Questions we get
Do Los Gatos homes sell over asking?
Fewer than half of houses do: 39% sold over list price in the last 12 months, and the typical one closed 0.7% under asking. Condos and townhomes: 38% over, typically 0.4% under asking.
Which Los Gatos homes sell furthest over asking?
By price, houses at $3M–$4M (0.2% over asking typical). By size, under 1,500, 1,500–2,000 and 2,000–2,500 sq ft (all at asking).
Is the market cooler than last year?
About the same by the bidding. For Los Gatos houses, the typical sale went from 0.5% under asking to 0.7% under asking, and the median price from $2.83M to $2.67M.
How we counted
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. Sale price is compared with the final list price, so a home that was cut before selling is measured against its last price. Price and size ranges use the last 24 months (October 28, 2024 to October 27, 2026); the city figures use the last 12 months (October 28, 2025 to October 27, 2026) and the 12 months before. Past sales aren’t a forecast or the value of any one home, and nothing here is financial, tax or legal advice.
Go deeper
where Los Gatos homes sell over asking, neighborhood by neighborhood, the best month to sell in Los Gatos and the home features that start bidding wars.
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.