Torn between Saratoga and Los Gatos? You’re not alone. Both offer beautiful neighborhoods in Silicon Valley with strong schools, outdoor amenities, and convenient access to major employers. The differences often show up in lot sizes, walkability, and price points. In this guide, you’ll get a clear, side-by-side look at what changes when you shift your search from Saratoga’s 95070 to nearby Los Gatos. Let’s dive in.
Market snapshot: price and pace
If you compare only headlines, you’ll see different numbers. That’s normal because each source uses its own time window and map. To keep this simple, here’s a recent single-source snapshot and how it compares.
- Saratoga 95070: According to Redfin’s Jan 2026 snapshot, the median sale price is about $4.2 million, with a median around $1,350 per sq. ft. and days on market in the mid-20s.
- Los Gatos (townwide): Redfin’s city view for Jan 2026 shows a median sale price near $2.22 million, with price per sq. ft. around the low $1,100s and days on market also in the mid-20s.
For context, other aggregators report different figures based on their methods. Zillow’s value index for Saratoga runs around $3.99 million for early 2026, and Realtor’s 95032 series has hovered in the low-to-mid $2 millions. The key takeaway is direction and distance: Saratoga’s median sits notably higher than Los Gatos overall, and price per foot usually does too. Always note the date and the geography behind any number you use.
Why medians differ
- Geography: City vs. ZIP vs. sub-neighborhood can swing the median.
- Time window: A 30-day slice may look different than a rolling quarter.
- Property mix: Including condos, townhomes, or large acreage will move the averages.
Lot sizes and zoning
One of the clearest differences you’ll feel on a home tour is lot size.
- Saratoga: The city’s residential zoning includes several R‑1 categories with minimum lot areas that commonly span 10,000 to 40,000 sq. ft., plus hillside and estate areas. This framework creates a more consistent large-lot, estate-like setting across much of 95070. You can review the city’s zoning overview on the Saratoga Planning Division page.
- Los Gatos: Expect more variety. Near downtown (95032 and 95030), you’ll often find smaller in-town parcels, frequently in the 6,000 to 10,000 sq. ft. range, which support a walkable lifestyle. Move into the foothills and you’ll see larger lots and view properties. The 95033 mountain areas are a separate, more rural market entirely. Overall, Los Gatos spans compact walkable streets to expansive hillside homes.
Practical tip: If yard size and privacy top your list, Saratoga typically delivers more square footage of land at a given price point. If you want a smaller yard near coffee, restaurants, and events, many in-town Los Gatos neighborhoods fit that brief.
Schools: what to know and how to verify
At the high school level, many addresses in both towns feed into the Los Gatos‑Saratoga Union High School District, which operates Los Gatos High and Saratoga High. The district and both schools are widely recognized across California. Get district details on the LGSUHSD site.
Elementary and middle school assignments vary by street, especially in Saratoga. A home in 95070 can be served by different TK‑8 districts, including Saratoga Union, Campbell, Cupertino, or Moreland. The city and districts recommend that you verify any address directly. Use the Saratoga Union School District finder to check a specific property. It’s smart to confirm at the street level before you write an offer.
Commute and transit
Both towns sit in the same South Bay corridor with access to CA‑85, SR‑9, Highway 17, and I‑280. If your daily drive targets Cupertino, Mountain View, Palo Alto, or downtown San Jose, you’ll want to test your route during peak hours. Los Gatos sits at the junction of 17 and 85, which can shorten some commutes by car depending on your start time. Saratoga offers quick links to 85 and 280 and is convenient to many West Valley employers.
Public transit is limited compared with Peninsula rail hubs. VTA operates bus routes that connect the area to light rail and to San Jose Diridon/Caltrain. Los Gatos does not have a Caltrain station, so plan on first-mile bus or park-and-ride connections. See VTA’s network updates on the 2025 Transit Service Plan, and check whether your employer offers shuttles.
Neighborhood character and amenities
- Saratoga vibe: Quiet, leafy streets with a suburban, park-like feel and many larger lots. For culture and nature, visit the Montalvo Arts Center or explore the historic Hakone Estate & Gardens. A compact village area gives you dining and everyday errands, while most neighborhoods skew serene and residential.
- Los Gatos vibe: A lively, walkable downtown with boutiques and restaurants centered on and near Santa Cruz Avenue. You’ll also find major outdoor draws like Vasona Lake and the Los Gatos Creek Trail for running, cycling, and weekend picnics. Learn more about the park system through the county’s page on Vasona Lake and Los Gatos Creek County Parks.
If you love evening strolls to dinner and weekend events, in-town Los Gatos may be your match. If your wish list prioritizes a spacious yard and extra privacy, Saratoga often aligns better.
Budget tradeoffs: what you get for your dollar
Given today’s medians, here are the tendencies you’ll notice when you compare Saratoga 95070 with Los Gatos.
- Price band: Move-up homes in Saratoga commonly land from the high $2 millions to $6 million and above. In Los Gatos, in-town properties near downtown often trade in the low-to-mid $2 millions, while foothill estates frequently run from the mid $2 millions into the $4 millions and above. Subarea differences are real: 95030 and 95033 do not behave like 95032.
- Price per sq. ft.: Saratoga usually commands a higher price per foot than Los Gatos townwide, reflecting larger lots and an estate‑oriented housing stock.
- Lot size: With a fixed budget, you’ll tend to get more land in Saratoga. In Los Gatos, you’ll often trade lot size for proximity to shops, schools, and community events.
- Remodel vs. turnkey: Because Los Gatos has a wider mix of lot sizes and ages of homes, you may see more variation in remodel scope across neighborhoods. In Saratoga, larger parcels create more options for expansion, but you’ll want to confirm city rules before planning significant changes.
Smart checks before you choose
Use this short list to move from browsing to confident decision-making.
- Verify school assignment by address. Do not rely on a city name alone. The Saratoga Union School District finder is a great starting point if you’re eyeing 95070. For high school boundaries and programs, review the LGSUHSD overview.
- Confirm zoning and any development plans. In Saratoga, review R‑1 categories and hillside/estate guidelines on the Planning Division page. Ask about ADUs, setbacks, and lot coverage for your property type.
- Test your commute at peak hours. Drive your route at the times you expect to travel. If you plan to use transit, review routes and transfer points on VTA’s service plan and check employer shuttles.
- Walk the neighborhood at different times. Visit morning, afternoon, and evening. Note traffic flow, parking, and sound. Compare that experience to your lifestyle goals.
- Align your budget with the neighborhood fabric. If you value walkability and an active downtown, keep in mind that in-town Los Gatos lots are typically smaller. If you want a larger yard or extra privacy, Saratoga’s zoning often supports that.
Which is right for you?
If you picture a quiet, residential setting with generous yards and a classic estate feel, Saratoga 95070 likely rises to the top. If you imagine stepping out for dinner, coffee, and weekend events, in-town Los Gatos may win you over. Both offer respected high schools and easy access to West Valley job centers. The best fit comes down to whether you value lot size and privacy more than a walkable, downtown lifestyle.
If you’re weighing both towns, you do not have to figure it out alone. A guided tour that compares streets, lot sizes, and recent comps side by side can save weeks of guesswork. When you are ready to explore the options and run numbers tailored to your budget, connect with Lindsay Hogan for local, hands-on guidance.
FAQs
What is the current median home price in Saratoga 95070?
- As of Redfin’s Jan 2026 snapshot, the median sale price is about $4.2 million, with a median around $1,350 per sq. ft.; exact figures change month to month and by data source.
How do Los Gatos home prices compare with Saratoga?
- Redfin’s Jan 2026 city view shows Los Gatos near $2.22 million median with price per sq. ft. in the low $1,100s; ZIP-level medians like 95032 often sit in the low-to-mid $2 millions and vary by subarea.
Which town typically offers larger lots for the price?
- Saratoga often does, thanks to zoning that includes minimum lot areas from roughly 10,000 to 40,000 sq. ft.; you can review the framework on the city’s Planning Division page.
Do Saratoga and Los Gatos feed into the same high schools?
- Many addresses in both towns feed into Los Gatos‑Saratoga Union High School District, which operates Los Gatos High and Saratoga High; verify your specific address with the district overview and your TK‑8 placement with the Saratoga Union finder.
Is there a Caltrain station in Los Gatos or Saratoga?
- No; the nearest major hub is San Jose Diridon. VTA bus routes connect the area to light rail and regional rail; review current and planned service on VTA’s 2025 Transit Service Plan.
What local amenities stand out in each town?
- Saratoga highlights include the Montalvo Arts Center and Hakone Estate & Gardens. Los Gatos offers a walkable downtown, plus Vasona Lake and the Los Gatos Creek Trail for year-round outdoor time.
