Los Gatos & Silicon Valley
Real Estate Insider
Your bi-monthly market update from Annette Seaborn — lifelong Los Gatos resident and top 1% Coldwell Banker Luxury Agent.
Annette Seaborn
Coldwell Banker Realty · DRE #01348743 · (408) 859-5881
Summer is here and the Los Gatos market is moving fast — homes that are priced right and presented beautifully are still getting multiple offers. Here's what you need to know heading into the second half of 2026.
Los Gatos Market Snapshot — Q2 2026
In This Edition
Market Outlook
Why Los Gatos Homes Are Selling Faster in 2026
Despite price moderation across broader Silicon Valley, Los Gatos single-family homes are spending an average of just 22 days on market — 40% faster than this time last year. The reason? Inventory remains historically tight at around 25 active listings, while demand from tech-sector buyers continues to be strong. Homes priced correctly and staged well are consistently seeing multiple offers within the first week. If you're thinking of selling, the window of opportunity is real.
For Buyers
The All-Cash Advantage: What Silicon Valley Buyers Need to Know
In this market, cash is king — but not everyone has it on hand. Many tech-executive buyers are leveraging stock-secured bridge loans to compete as cash buyers while they wait for their equity to vest. If you're competing against cash offers, working with a lender who can provide a fully underwritten approval letter — not just a pre-qualification — dramatically strengthens your position. Strategy matters as much as price here.
For Sellers
Pricing Right the First Time: Why It Matters More Than Ever
Overpricing is the single biggest mistake sellers make in today's market. Buyers are sophisticated, data-savvy, and working with agents who run comps in real time. A home that sits for more than 21 days raises red flags — and you'll likely end up with a lower final sale price than if you'd priced it right from day one. My approach: price to attract the most buyers and let competition drive the price up. It works.
Monte Sereno Spotlight
Monte Sereno: Ultra-Luxury Demand Holds Strong
Monte Sereno continues to command some of the highest prices in the entire South Bay — with average sale prices ranging from $4M to $6M+ for premier properties. The community's unique combination of Monte Sereno city services, large lots, privacy, and top-ranked Los Gatos schools creates a buyer pool that is largely insulated from macro market swings. If you own property here, your equity position is stronger than almost anywhere else in California.
Annette's Tip of the Month
Don't Skip the Pre-Listing Inspection
Before you list, consider investing in a pre-listing home inspection. It costs roughly $600–$900 but can save you tens of thousands in last-minute renegotiations. When buyers see a clean inspection report upfront, they feel more confident, write stronger offers, and are less likely to ask for credits. It also dramatically reduces the chance of a deal falling apart in escrow — which in a competitive market, is priceless.
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Past Editions
May / June 2026
Spring Surge: Why Inventory Is Still the Story in Los Gatos
March / April 2026
Tech Layoffs vs. Real Estate: What the Data Actually Shows
January / February 2026
2026 Forecast: A Seller's Market with a Nuanced Story
Let's talk about your home
Ready to make your next move?
Whether you're buying, selling, or just curious about what your home is worth — I'm here. Call, text, or email anytime.
(408) 859-5881 · aseaborn@cbnorcal.com