Los Gatos, CA — Momentum Score, Home Values & Best-For

All states·California·Los Gatos

Santa Clara County · San Jose-Sunnyvale-Santa Clara · population 32,952

Los Gatos, CA
Image: Wikipedia · Los Gatos, California
OverviewCost of livingMoving guide
View watchlist →
63
Rising
Momentum score · 0–100

Where Los Gatos stands

At or near all-time high.

Median home $2,705,565
1-year +1.2%
5-yr CAGR +5.7%
vs 5-yr peak -1.1%
Population -0.4%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2026-01$2706k$1295k$1812k$2329k$2845k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
52/100
Workable for remote workers
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$3,784/mo$2,732$3,407$4,081202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent132130100120202220242026

Rent vs buy

Price-to-rent ratio: 59.6
Rent

At a 59.6 price-to-rent ratio, renting beats buying in Los Gatos for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
56 · w22%
Home 5-yr CAGR
68 · w22%
Distance from peak
83 · w18%
Population growth
39 · w16%
Rent YoY
62 · w12%
Home 10-yr CAGR
67 · w10%
Long thesis

Los Gatos has held up across the cycle: home values at $2,705,565 with +5.7% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Los Gatos carries a $2,705,565 median home with only +1.2% YoY. Premium pricing in a flat tape is the bear setup — you're paying for the trend that already ran while new buyers can't afford to extend it.

About Los Gatos

Los Gatos is a city in Santa Clara County, California, with an estimated population of 32,952. It anchors the San Jose-Sunnyvale-Santa Clara metro area. The median home value in Los Gatos is $2,705,565 as of 2026-04, up 1.2% over the last 12 months. Over the last five years, home values have averaged +5.7% annual growth, with prices at or near the 5-year peak. Rents in Los Gatos average $3,784 per month, roughly flat year-over-year (+2.6%). The composite momentum score is 63 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +5.7% annualized over 5 years, outpacing US inflation.
●Held the highs: currently -1.1% from the 5-year peak — this market refused to give back gains.

▼ Bear case

●Expensive AND not growing: median home $2,705,565 with only +1.2% YoY. You’re paying premium pricing for a flat trend.
●Flat or shrinking population: -0.4% per year. Housing demand has to come from somewhere — verify the source.

About Los Gatos (Wikipedia)

Los Gatos is an incorporated town in Santa Clara County, California, United States. The population is 32,529 according to the 2020 census. It is located in the San Francisco Bay Area just southwest of San Jose in the foothills of the Santa Cruz Mountains. Los Gatos is part of Silicon Valley, with several high technology companies maintaining a presence there. Netflix, the streaming service and content creator, is headquartered in Los Gatos and has developed a large presence in the area.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Santa Clara County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Santa Clara County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Los Gatos

Campbell, CA65 · RisingCupertino, CA65 · RisingClaremont, CA64 · RisingAgoura Hills, CA59 · Stable

Run the numbers for Los Gatos

ToolCan I afford Los Gatos?Income → city shortlistToolROI on a Los Gatos rentalCap rate, cash-on-cash, DSCRToolCompare Los Gatos to anywhereSide-by-side up to 3 citiesToolLos Gatos cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the San Jose-Sunnyvale-Santa Clara area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Los Gatos listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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