How Much Does a Whole-Home Remodel Cost in Los Gatos? (2026)
Whole-home remodels in Los Gatos cost $200 to $450+ per square foot in 2026, placing the town 15-20% above broader South Bay averages. A 2,000 sqft home ranges from $400,000 for a mid-range renovation to $900,000+ for a complete gut remodel. Los Gatos blends small-town character with Silicon Valley affluence, and its historic downtown district, hillside properties, and design review standards all contribute to the premium.
How much does a whole-home remodel cost in Los Gatos?
A whole-home remodel in Los Gatos costs $200-$450+ per square foot in 2026. For a 2,000 sqft home, that translates to $400,000-$900,000+ depending on scope. Cosmetic refreshes run $95-$165/sqft, mid-range remodels cost $200-$350/sqft, and gut renovations reach $350-$450+/sqft. Los Gatos trends 15-20% above South Bay averages.
What Does a Whole-Home Remodel Cost in Los Gatos?
Los Gatos combines the charm of a small town with the purchasing power of Silicon Valley. Nestled at the base of the Santa Cruz Mountains, the town offers walkable streets, a vibrant downtown, excellent schools, and a community that values both character and quality. Median home prices exceed $2.5 million, and the demand for updated homes with modern amenities continues to grow.
The housing stock in Los Gatos varies more than in many Bay Area communities. You will find Victorian-era homes near downtown, mid-century ranches in established neighborhoods, and newer construction in hillside developments. This variety means remodeling costs depend heavily on both the age of the home and its location within the town.
Whole-home remodels in Los Gatos cost $200 to $450+ per square foot in 2026. That is 15-20% above the broader South Bay average, reflecting the town’s hillside challenges, historic district requirements, and a market where homeowners expect finishes that match the neighborhood’s reputation.
All pricing is approximate, reflects 2026 Bay Area market conditions, and is subject to change. Every project is unique. Final costs are determined on a project-by-project basis during our design phase.
For Bay Area-wide pricing comparisons, see our whole-home remodel cost guide. For more on renovating specifically in Los Gatos, see our Los Gatos remodeling guide.
Cost by Renovation Scope
| Scope | Cost Per Sqft | 1,600 Sqft Home | 2,000 Sqft Home | 2,800 Sqft Home | Timeline |
|---|---|---|---|---|---|
| Cosmetic Refresh | $95-$165/sqft | $152K-$264K | $190K-$330K | $266K-$462K | 3-5 months |
| Mid-Range Remodel | $200-$350/sqft | $320K-$560K | $400K-$700K | $560K-$980K | 6-10 months |
| Gut Renovation | $350-$450+/sqft | $560K-$720K+ | $700K-$900K+ | $980K-$1.26M+ | 10-15 months |
A cosmetic refresh updates finishes throughout the home without changing the layout. New flooring, paint, cabinet refacing or replacement, countertop upgrades, modernized bathrooms, and updated lighting transform the look and feel without touching the bones.
A mid-range remodel reconfigures the floor plan, installs new custom cabinetry, renovates bathrooms to current standards, and upgrades targeted building systems. This is where most Los Gatos homeowners invest, because the transformation from a dated layout to an open, functional home is dramatic.
A gut renovation strips the home to its framing and rebuilds everything: structural modifications, new insulation, new plumbing and electrical, modern HVAC, new windows, and premium finishes from floor to ceiling.
Detailed Cost Breakdown by Component
Kitchen ($70,000-$210,000)
The kitchen drives the largest share of any whole-home remodel budget. In Los Gatos, where entertaining is part of the lifestyle, kitchens are designed to be functional and beautiful.
| Component | Cost Range | Notes |
|---|---|---|
| Custom cabinetry | $25,000-$65,000 | Semi-custom to fully custom; modern and transitional styles lead |
| Countertops | $6,000-$20,000 | Quartzite, marble, and quartz are the top choices |
| Appliances | $8,000-$30,000 | Professional-grade is standard in mid-range and above |
| Layout reconfiguration | $8,000-$25,000 | Wall removal, island installation, plumbing relocation |
| Backsplash | $2,500-$8,000 | Full-height slab backsplash trending in premium kitchens |
| Lighting | $3,000-$10,000 | Layered lighting with smart controls |
Bathrooms ($35,000-$85,000 per bathroom)
Los Gatos homes typically have 2-4 bathrooms. The primary bathroom in a mid-range to high-end project costs $55,000-$85,000 and often includes a curbless walk-in shower, freestanding soaking tub, double vanity, heated floors, and large-format tile. Guest and hall bathrooms run $35,000-$55,000 each.
Flooring ($12,000-$48,000)
| Material | Cost Per Sqft (Installed) | Notes |
|---|---|---|
| Engineered hardwood | $12-$25/sqft | Wide-plank white oak dominates |
| Solid hardwood | $14-$28/sqft | Sand and refinish or install new |
| Large-format porcelain | $14-$24/sqft | Bathrooms, kitchens, mudrooms |
| Natural stone | $18-$35/sqft | Entryways and primary bathrooms |
Electrical ($12,000-$35,000)
Older Los Gatos homes frequently need panel upgrades, rewiring, and expanded circuit capacity. Standard upgrades:
- Panel upgrade to 200 amps: $4,000-$10,000
- Full or partial rewiring: $10,000-$28,000
- EV charger circuit: $1,500-$3,000
- Smart home integration: $3,000-$8,000
Plumbing ($10,000-$25,000)
- Full repipe: $10,000-$22,000
- Water heater replacement: $2,000-$5,000
- Sewer line inspection and repair: $2,000-$8,000
HVAC ($12,000-$35,000)
Los Gatos temperatures are moderate, but summer highs in the 80s and 90s make air conditioning a strong expectation in updated homes. A new high-efficiency system with proper ductwork costs $12,000-$25,000. Multi-zone systems for larger homes run $20,000-$35,000.
Structural and Framing ($15,000-$55,000)
Wall removals, open floor plan conversions, and seismic upgrades require structural engineering and new beams or headers. Homes on hillside lots may need additional foundation work.
What Drives Costs Higher in Los Gatos
Hillside Properties
A significant number of Los Gatos homes sit on hillside lots, particularly in neighborhoods above Highway 9 and in the Monte Sereno border areas. Hillside properties face additional costs:
- Geotechnical studies: $5,000-$15,000
- Grading and drainage: $10,000-$35,000
- Retaining walls: $15,000-$50,000+
- Difficult site access: Material delivery surcharges of 5-15%
- Hillside development standards: Additional engineering and review requirements
Historic Preservation Overlay Zone
Los Gatos maintains a Historic Preservation Overlay Zone covering portions of the downtown area and surrounding neighborhoods. Homes within this zone face additional requirements:
- Exterior modifications must be compatible with the historic character of the area
- Architectural and Site Application review is required for visible changes
- Window replacement, roof changes, and siding modifications may face restrictions
- Interior remodels are generally exempt from historic review, but any exterior work is scrutinized
Older Home Discovery Costs
Los Gatos homes range from Victorian-era houses to mid-century ranches. Older homes commonly reveal:
- Asbestos in insulation, floor tiles, or textured ceilings: $4,000-$18,000 for abatement
- Lead paint: $3,000-$10,000 for remediation
- Outdated wiring (knob-and-tube in pre-1940 homes): Full rewire $15,000-$30,000
- Galvanized plumbing: Full repipe $10,000-$22,000
- Foundation issues: $5,000-$30,000 for repairs
Budget a 15-20% contingency for any whole-home remodel in a pre-1980 Los Gatos home.
Permits and Regulations
Town of Los Gatos Permit Requirements
| Permit/Fee | Cost Range | Notes |
|---|---|---|
| Building permit | $5,000-$22,000 | Based on project valuation |
| Plan check fees | $3,500-$16,000 | Typically 65-75% of permit fee |
| Architecture and Site Application | Required for exterior changes | Design review for streetscape compatibility |
| Historic Overlay review | If applicable | Additional review for homes in the overlay zone |
| Hillside development review | If applicable | Geotechnical and grading review for sloped lots |
| Design and engineering | $18,000-$50,000 | Architectural plans, structural engineering, Title 24 |
Plan review for residential remodels typically takes 4-8 weeks. Projects requiring Architecture and Site Application review or historic overlay review may take longer.
How Los Gatos Compares to Nearby Cities
| City | Whole-Home Remodel Cost/Sqft | Market Position | Key Factors |
|---|---|---|---|
| Los Gatos | $200-$450+/sqft | High tier | Historic district, hillside lots, premium market |
| Saratoga | $200-$500+/sqft | Highest tier | Hillside estates, luxury finishes |
| Monte Sereno | $225-$475+/sqft | Highest tier | Estate lots, very high home values |
| Campbell | $150-$325+/sqft | Mid tier | Smaller homes, straightforward permitting |
| San Jose (Almaden) | $175-$375+/sqft | Mid-high tier | Larger homes, suburban setting |
| Santa Cruz | $160-$325+/sqft | Mid tier | Different market dynamics, coastal factors |
Sample Budgets for Los Gatos Whole-Home Remodels
Budget Example 1: 1,800 Sqft Ranch, Mid-Range Remodel
A 1965 ranch near downtown getting a full interior update with open floor plan and modernized systems:
| Category | Budget |
|---|---|
| Kitchen remodel (open to living) | $100,000 |
| 2 bathroom remodels | $110,000 |
| Flooring (whole home) | $28,000 |
| Electrical upgrade | $18,000 |
| Plumbing updates | $14,000 |
| HVAC replacement | $20,000 |
| Wall removal/structural | $15,000 |
| Paint, trim, finishes | $18,000 |
| Design and permits | $30,000 |
| Contingency (15%) | $52,000 |
| Total | $405,000 |
Budget Example 2: 2,600 Sqft Hillside Home, Gut Renovation
A 1970s hillside home getting a complete renovation with all-new systems and premium finishes:
| Category | Budget |
|---|---|
| Kitchen remodel | $175,000 |
| 3 bathroom remodels | $200,000 |
| Flooring (whole home) | $48,000 |
| Full electrical rewire | $30,000 |
| Full replumb | $22,000 |
| HVAC (multi-zone) | $32,000 |
| Structural modifications | $40,000 |
| Hillside grading/drainage | $30,000 |
| Seismic retrofit | $18,000 |
| Windows and doors | $40,000 |
| Asbestos abatement | $10,000 |
| Paint, trim, finishes | $30,000 |
| Design, engineering, permits | $50,000 |
| Contingency (18%) | $130,000 |
| Total | $855,000 |
Tips for Managing Your Los Gatos Remodel Budget
1. Research the overlay zones before you plan. If your home falls within the Historic Preservation Overlay Zone, understand the restrictions before investing in design. Exterior changes may be limited, which affects both cost and timeline.
2. Assess hillside conditions early. If your property is on a slope, invest in a geotechnical study before finalizing your budget. This $5,000-$15,000 assessment can reveal conditions that add $50,000+ to the project, and it is better to know before design begins.
3. Prioritize the kitchen and primary bathroom. These spaces deliver the strongest return on investment and have the biggest impact on how you experience your home daily. Allocate 35-45% of your budget here.
4. Plan for temporary housing. Mid-range and gut renovations require relocation for 4-12 months. Temporary housing near Los Gatos costs $3,500-$6,500 per month. Include this in your overall project budget.
5. Work with a builder who knows Los Gatos. Permitting, hillside regulations, historic overlay requirements, and the town’s design review process all add complexity. A contractor experienced with Los Gatos projects can anticipate these factors and build them into the plan from day one.
Why Los Gatos Homeowners Choose Custom Home Design and Build
Custom Home Design and Build has completed whole-home remodels throughout Los Gatos and the surrounding South Bay communities. We know the town’s permitting process, its hillside development standards, and the finish quality that Los Gatos homeowners expect.
Phase 1 (Design): We develop complete architectural plans, 3D renderings, material selections, and a line-item budget. For hillside properties, we coordinate geotechnical assessments and engineering early to avoid surprises. You approve everything before construction begins.
Phase 2 (Build): Our in-house team manages every trade, timeline, and inspection. We handle the town’s Architecture and Site Application process and coordinate directly with the building department.
Start Planning Your Los Gatos Whole-Home Remodel
Ready to transform your Los Gatos home? Contact our team for a free consultation. We will walk through your property, discuss your vision, and give you an honest assessment of what the project will cost before you commit to anything.
Frequently Asked Questions
How much does a whole-home remodel cost in Los Gatos in 2026?
A whole-home remodel in Los Gatos costs $200-$450+ per square foot in 2026. For a 2,000 sqft home, cosmetic refreshes cost $190,000-$330,000, mid-range remodels run $400,000-$700,000, and gut renovations reach $700,000-$900,000+. Hillside properties, historic district regulations, and luxury finish expectations push Los Gatos costs 15-20% above South Bay averages.
How long does a whole-home remodel take in Los Gatos?
Cosmetic refreshes in Los Gatos take 3-5 months. Mid-range remodels with layout changes run 6-10 months. Full gut renovations take 10-15 months. Add 2-4 months for design and permitting before construction begins. Properties in the Historic Preservation Overlay Zone may require additional review time.
Does Los Gatos have special requirements for home remodels?
Yes. Los Gatos has an Architecture and Site Application process for exterior modifications. Homes in the Historic Preservation Overlay Zone face additional review to ensure changes are compatible with the historic character. The town also enforces hillside development standards for properties on slopes, which can add geotechnical requirements and design constraints.
Is it worth remodeling a home in Los Gatos instead of building new?
If your remodel cost stays under 60% of what a new custom build would run, renovation is typically the better value. In Los Gatos, new construction costs $500-$750+/sqft. A gut renovation at $450/sqft represents significant savings. However, if the existing home has serious structural issues, a poor layout that cannot be corrected, or requires extensive hillside work, building new may offer better long-term value.