Los Gatos-Saratoga Union High High
Single-family · 4 bedrooms · Cupertino, Los Gatos, Monte Sereno, Palo Alto, San Jose, Saratoga
As of Sun, Oct 4, 7:41 AM PT
Typical-size homes · 2,200–3,400 sqft · last 90 days to Oct 4 · 18 sales
Similar homes here sell at very different prices, so one median only tells part of the story. Use the comparison below, and treat the headline as a rough center.
Houseticker tracks 634 homes in this market; 178 sold in the last year.
How prices compare
4-bedroom houses · Past 12 months
For 2,200–3,400 sqft homes, homes sell for 27% more per square foot in the Saratoga High School zone than in the Los Gatos High School zone, on lots about 50% bigger.
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| Zone | Median $/sqft | Median sale | Typical lot | Sales counted |
|---|---|---|---|---|
| Saratoga High School | $1,650 | $4.44M | 18,100 sqft | 30 |
| Los Gatos High School | $1,303 | $3.20M | 12,600 sqft | 61 |
School zones are from each district's published boundaries. Boundaries and enrollment rules change: confirm a home's school assignment with the district.
Price & competition read · September 2026
Los Gatos High School sales landed far below the rest of the market
Homes in the Los Gatos High School zone traded at $892 per square foot over the 90 days to September 30, against $1,302 in the same 90 days a year earlier, a level 31.5% lower. That rests on 12 sales now and 20 a year ago, so each sale carries real weight.
The market as a whole came in 19% lower, at $1,179 against $1,455, on 17 sales against 32. But after adjusting for what sold, the whole market's change is within normal variation, so much of the gap reflects which homes closed rather than a repricing of comparable homes.
A 19% price drop shrinks to normal variation once you ask what sold
After adjusting for what sold, typical size homes show a 6.1% fall, a change within normal variation, so we cannot say prices moved. The headline median fell 19%, from $1,455 to $1,179 per square foot, based on 17 recent sales and 32 a year earlier.
On the average price the fall was 20.2%, and the mix of what sold explains 14.1 points of it. Lots account for 11.9 points, school zones 3.7, and home size almost none at 0.1. Saratoga High School's share of sales slipped from 38% to 29%, the largest shift among the zones.
Similar homes now sell across a much wider price range
The middle half of sales, from the 25th to the 75th percentile, now spans $726 to $1,439 per square foot, a 60.5% spread. A year earlier the same band ran $1,228 to $1,609, a 26.2% spread. That compares 17 recent sales with 32 a year ago.
The direction is a wider range, but the evidence is not strong at these counts. The low end of the band moved the most, so a buyer who watched only the median would miss how far apart comparable homes closed this summer.
Generated automatically from listing and sale records, and it can make mistakes: check the numbers before relying on them, and confirm details with the listing agent and public records. For information only: not an appraisal, and not financial, legal or real estate advice.
How this market is changing
4-bedroom houses · 2,200–3,400 sqft homes · past 12 months
Typical-size homes sold for $1,241 per square foot over the latest 90 days, 13.8% lower than the same 90 days last year (18 and 33 sales).
Homes that went pending in the latest 90 days took about 14 days to do it (12 homes).
Price move explained
- Typical-size $/sqft, last 90 days
- $1,241 · ↓13.8% from a year ago
- After adjusting for what sold
- ↓3.4% from a year ago
What changed in the mix. This period's sales came with larger lots: a typical 29,198 sqft against 12,513 sqft a year earlier.
Houseticker read. Most of the headline change reflects which homes sold, not a change in what comparable homes sell for: with the mix held fixed, the change is within normal variation.
Based on 18 sales in the last 90 days and 33 in the same 90 days a year earlier. Adjusted for home size, lot size and school zone.
Are prices rising?
$1,241/sqft
13.8% below the same 90 days last year
The typical price per square foot 2,200–3,400 sqft homes sold for over the last 90 days, worked out again each month: 18 sales in the last 90 days, and 33 in the same 90 days last year. Our sales records start September 25, 2023. The bars count the sales that closed each month. The typical sale price over the last 90 days: $3.13M.
Each point covers 90 days, so neighboring points share sales: look at the direction over several months. A month with a short bar has few sales, and one unusual home can swing it.
How widely do similar homes sell?
$726–$1,483
the middle half of sales · 61% wide
The 25th to 75th percentile of typical-size homes' price per square foot over the last 90 days, worked out again each month, on 18 sales. The width is that range as a share of the median.
A narrower range means similar homes sell at more predictable prices; a wider one means more room either way.
What do homes sell for against asking?
1% under the first asking price
38% sold over asking
How the typical sale over the last 90 days compares with the home's first asking price: 16 sales whose asking price we know, and 2 we never saw advertised. Our sales records start September 25, 2023.
Above the dashed line, homes sell for more than they first asked. Against the last asking price before the sale, the typical sale was 1% under the last asking price (16 sales). We lead with the first ask: after a price cut, the last ask makes a sale look stronger than it was.
How many homes sell over their first ask?
38%
sold over asking, up 2 points from the previous 90 days
The share of sales over the last 90 days that closed above the home's first asking price, worked out again each month, on the 16 sales whose first asking price we saw.
A rising share means more homes draw more than one offer; the typical sale above can stay level while the share moves.
How fast do homes go pending?
14 days
21% below the previous 90 days
The typical number of days from listing to pending over the last 90 days, for homes whose listing date we know: 12 in the last 90 days. Pendings before September 19, 2026 come from the histories of homes that later sold.
Fewer days means more competition. A home that went pending and fell through counts from its relisting.
Homes for sale and new listings each week appear once this market has twelve weeks of tracking, which began September 19, 2026.
What explains price differences here · Q3 2026
Once a quarter, Houseticker analyzes recent sales to measure how price differences are associated with home size, lot size, city, and school zone while controlling for the other factors.
Prices fell sharply from spring, but the year-ago comparison disagrees
After adjusting for what sold, comparable homes were 16.1% lower in Q3 2026 than in Q2 2026, a move beyond normal variation. Against Q3 2025, the same season a year earlier, the adjusted change is 6.1% lower, which we cannot distinguish from normal variation.
The year-ago comparison is the one that matches the season, so the drop from spring looks like the season, not a new direction.
The medians: $1,179 per square foot this quarter, based on 17 sales, against $1,519 on 42 sales in Q2 and $1,455 on 32 sales a year ago. Seventeen sales is a thin sample.
Most of the 19% year-over-year drop is a change in what sold
Compared with Q3 2025, the median price per square foot is 19% lower, $1,179 against $1,455. Hold the mix of homes fixed, though, and comparable homes are 6.1% lower, a change we cannot distinguish from normal variation.
The gap between the two, 14.1 points, is the mix of what sold: lots account for 11.9 points, school zones 3.7, and home size almost none at 0.1. Saratoga High's share of sales went from 38% a year ago to 29% this quarter.
The evidence is not strong: the raw change is itself noisy, resting on 17 sales this quarter against 32 last year, so read the size of the gap loosely.
Similar homes sold across a far wider price range this summer
After accounting for home size, the middle half of sales, from the 25th to the 75th percentile, spanned 65.1% of the median price per square foot in Q3 2026, against 30.7% in Q2 2026, a widening beyond normal variation. Two homes of the same size sold at prices much further apart than they did a quarter earlier.
The read is based on 38 sales this quarter against 72 in the previous quarter, with medians of $1,179 and $1,519 per square foot.
For a buyer, a wide range means one listing's asking price, or one comp, is weaker evidence of what a home should fetch than it was in spring.
Four measurable factors explain most price differences, but none clearly leads
Home size, lot, school zone and city, read together so each is measured with the others held still, explain 63% of the price differences among this quarter's 37 sales. The rest is what the records cannot see, condition, updates, views and the street, and it shows only on a visit.
With credit split fairly, lot carries 20.8% of the explained part, city 16.4%, school zone 16.4% and home size 9.2%, but the lead is not clear enough to say one matters more than another.
Home size does read clearly: a home 10% bigger is associated with an 8.8% higher price, the others held still. The lot's own association is one we cannot measure yet.
Generated automatically from listing and sale records, and it can make mistakes: check the numbers before relying on them, and confirm details with the listing agent and public records. For information only: not an appraisal, and not financial, legal or real estate advice.