Brady and Son Realty

A Real Estate Team from Keller Williams Silicon City

Fulfilling Dreams, one Home at a Time.

Whether you are selling, buying, or investing, our goal is to meet your Real Estate needs so well that you recommend us to your family and friends.

2221 Oakland Road #268, San Jose, CA 95131

Phone: 408-868-8052

Los Gatos Mountains

Map of Los Gatos Mountains Real Estate Area 23
Los Gatos Mountains as seen from the air

The Los Gatos Mountains region of Santa Clara County, known in Real Estate circles as MLS area 23, encompasses the Santa Cruz mountains from Los Gatos and San Jose’s Almaden Valley to Skyline. This includes a number of small mountain communities, such as Holy City.

Things to Do






Parks and Rec:


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Mountain Biking


Theater, Concerts, and Museums

Area Theater and Concert Venues and Organizations:

Area Galleries and Museums:

Dining and Shopping

Places to Eat:

There are a number of restaurants in Los Gatos and also neighboring Saratoga that range from casual dining to formal, with cuisine from around the world.

Los Gatos:



Places to Shop:

Los Gatos:

  • Old Town Center – 50 University Ave, Los Gatos
  • Cornerstone of Los Gatos – 16000 Los Gatos Blvd, Los Gatos
  • Los Gatos Shopping Center  – 15700 Los Gatos Blvd, Los Gatos


Education Opportunities in the Los Gatos Mountains

K-12 Schools Serving the Los Gatos Mountains

Public schools include links to ratings on; private schools include links to their website.


Higher Education

  • Stanford University
  • San Jose State University
  • Santa Clara University
  • West Valley College


The Los Gatos Mountains Real Estate Market

Los Gatos Mountains Real Estate Price Trends
Los Gatos Mountains Real Estate Trends: Average Sales Price and Average Sales to List Price Ratio by Month

The graph above shows that average sales prices in the Los Gatos Mountains, Real Estate Area 23, have clustered around about $1,100,000 for the past year. Price trends in this area are difficult to assess when sales volume is low – only 110 sales, or an average of about 9/month. The average sales to list price ratio represented by the red line shows that, like most of Silicon Valley, bidding has dropped off from a peak at about 4% above list in 2018 to range within about 5% below list. The increasing lower bound on the red curve indicates a building demand for mountain area home, particularly since COVID-19 shelter in place guidelines took effect and more people began working from home.

Los Gatos Mountains Residential Sales by Price Range
Los Gatos Mountains Sales by Price Range over the past 12 months

The histogram above allocates sales in the Los Gatos Mountains over the past 12 months by price range. Here we see two peaks, one in the $600,000 to $1,000,000 range and the other in the $1,200,000 to $1,600,000 range. These two peaks are much closer in magnitude than a year ago, indicating an increase in value of properties sold since last summer.

Los Gatos Mountains time on market by price range
Real Estate: 6-month Average: Days to Sell versus Price Range

The second rule of real estate after Location: Timing. Buyers and Sellers need to understand the time trends in the market. 

Sellers need to be aware of how long it might take to sell their home. Many variables affect this time, not the least of which is list price. Given the Silicon Valley average time on market is much less than a month, having homes in the Los Gatos Mountains remain on the market two to six months speaks to the specialty market that it is. Homes closer to town and highways (17, 9) tend to move faster while others languish waiting for the discriminating buyer.

For the buyers, it is important to understand how fast you have to move – not just in responding to a home you like, but in how frequently you need to check the market and how quickly you need to make arrangements to view the home.

With average sale times of 4-12 weeks for the mid priced properties and much longer for very high-end properties, buyers in the Los Gatos Mountain territory are free to browse and compare.

Understanding Price is imperative both form the Seller’s and Buyer’s perspectives.

For the seller, pricing too high can be disastrous. Buyers will focus their attention on lower-priced listings first. So can pricing so low that buyers wonder what is wrong with the property.

Much the current Silicon Valley Market is deliberately priced low to spark interest, often resulting in multiple offers driving the price up as evidenced by the ratios over 100%.

In contrast, essentially all of the Los Gatos Mountain territory is marked by more traditional pricing at market and sellers willing to accept less than asking. Except for the highest price band, these prices are discounted only a few percent below asking.

Los Gatos Mountains Average Sales to List Price Ratio by Price Range
Real Estate:6-month Average Sale Price to List Price Ratio by Price Range

Help me with Real Estate in the Los Gatos Mountains

The accuracy of the information displayed in this site is not guaranteed. The user is advised to conduct their own investigations to validate any information on which purchase or sale decisions are made. Data from the Multiple Listings Service subject to applicable limits on accuracy and content.

Original content ©2018, 2019, 2020 Brady and Son Realty Team @ KW Silicon City . Referenced images and data subject to originator copyrights.