Total monthly cost of ownership
Cost to Own a Home in Los Gatos, California
A $2,000,000 home here costs
$14,468per month, all in, with 20% down at today's 7.40% 30-year fixed rate. By the 28% rule that takes a household income of about $620,000 a year.
A standard mortgage calculator would have told you $11,078. The real number is $3,390 higher every month, 31% more than the payment most buyers budget for.
Compare Santa Clara County with anywhere in America · full county breakdown
Where every dollar goes
Only the first line is a mortgage payment. Change any assumption above and every figure below recalculates.
Los Gatos against Santa Clara County and California
| Measure | Los Gatos | Santa Clara County |
|---|---|---|
| Median home value | $2,000,000+ | $1,382,800 |
| Median property tax | $10,001 | $9,766 |
| Effective tax rate | 0.706% | 0.706% |
| Median gross rent | $2,969 | $2,814 |
| Population | 32,773 | 1,903,297 |
The weather behind that power bill
Los Gatos sits in Santa Clara County, which averages a high of 81.4°F in its hottest month and a low of 41.7°F in its coldest, with 13.48" of precipitation a year and 58% of it in a single three-month stretch. That climate drives 624 cooling and 2,184 heating degree days, which is what sets the $169 electricity line above.
See the full climate breakdown for Santa Clara County , month by month temperatures, rainy season timing, snowfall and heating and cooling costs.
Other cities in Santa Clara County
Full Santa Clara County cost breakdown · Every county in California
Talk to someone who works this market
These are Los Gatos averages. What one specific house costs to own, or what it would sell for today, depends on the street and the condition of the place. We will connect you with one licensed local agent who works Los Gatos every week. Free, no obligation, and we never sell your details to a list.
I'm looking to buy in Los Gatos I already own here and may sell
Common questions
How much does it cost to own a home in Los Gatos?
A $2,000,000 home in Los Gatos, California costs approximately $14,468 per month with 20% down at 7.4%. That is $11,078 principal and interest, $1,177 property tax, $310 homeowners insurance, $237 utilities and $1,667 set aside for maintenance.
What is the property tax rate in Los Gatos?
Place-level tax data is not published for Los Gatos, so the Santa Clara County rate of 0.706% applies here.
What is the average home price in Los Gatos?
The median owner-occupied home value in Los Gatos, California is above $2 million (the Census reporting cap), against $1,382,800 across Santa Clara County.
Is it cheaper to rent or buy in Los Gatos?
Median gross rent in Los Gatos is $2,969 a month, against $14,468 to own the median home all in. Renting costs less month to month here, though renting builds no equity.
What salary do you need to buy a home in Los Gatos?
Using the standard 28% rule, housing costs at no more than 28% of gross income, buying the median home in Los Gatos, California at today's rate takes a household income of roughly $620,000 a year. That covers the full $14,468 monthly cost, not just the mortgage payment.
Sources & methodology
- Median home value, real estate taxes, gross rent and population for Los Gatos, US Census Bureau, American Community Survey ACS 2023 5-Year, place-level tables.
- Homeowners insurance, NAIC average premium for California.
- Electricity price, EIA Electric Power Monthly Table 5.6.A.
- Mortgage rate, Freddie Mac PMMS, refreshed weekly.
- Maintenance (1%/yr) and water and sewer ($68/mo) are national estimates. Every assumption above is editable.