Bella Vista Village

Bella Vista Village is an upscale, fairly young townhome community off of Alberto Way in Los Gatos. These 47 townhouses are close to downtown Los Gatos and offers easy access to Highway 17, Highway 9 (Los Gatos-Saratoga Road), and Los Gatos Blvd (once called Los Gatos-San Jose Road). Alberto Way is a cul-de-sac, so a plus is that there’s no through traffic here.

This whole area is at the doorstep to downtown Los Gatos and there are many things for which residents here may elect to walk or ride a bike rather than take a car. It’s an enormous benefit.

Built in 1997, the first section is Tract 8820 and consists of 34 townhouses on Cuesta de Los Gatos except for 5 on Treseder Ct . This is the area closest to Alberto Way. The second phase, completed in 1998, is Tract 8976 with just 13 homes, all of which are on Maggi Court. In the map at the right, you can see that there are two sections of Bella Vista Village.

What are the homes like at Bella Vista Village?

Because these homes are so young, they are delightfully light, bright and open. They feature double pane windows and are quiet inside, too. Outside, the looks is contemporary Craftsman style.  The grounds and exteriors are well maintained and attractive.  The private driveways are kept up.

Homes range from 943 SF to 1735 SF, offering 2-4 bedrooms (most are 3) with 2-3 bathrooms. All appear to be 2 story homes, though one was listed as a 3 story in the MLS.

Parking does not appear to be an issue as each home has a private garage and there are uncovered parking spots as well. Whenever I have visited there, it has not been difficult to find a stall for my car.

What do the Bella Vista Village homes cost?

This is a smaller community which enjoys low turnover. Generally, the sale price will depend on the size, condition, and exact location within the HOA. Overall, though, prices are running between about $1.5 to $1.9 million in recent years.

The monthly homeowner association dues amount will vary depending on the size of the home. Expect to pay between $300 and $500 per month in most cases.

Which schools serve the Bella Vista Village townhomes?

The Bella Vista Village community is part of the Los Gatos Union School District and the Los Gatos – Saratoga Union High School District. The assigned schools are Louise Van Meter Elementary, Raymond J. Fisher Middle, and Los Gatos High. These are all highly regarded and are a strong draw for this area.

Are there any negatives?

Every HOA, every neighborhood, every community has both pros and cons. The pros here are huge: great schools, close proximity to downtown, and younger homes in an impeccably well maintained community. Additionally, Asa Restaurant is only a couple of blocks away, directly next to the Best Western!

Alberto Way has 4 different HOAs on it, including the much lower priced Los Gatos Commons, a 55+ condominium association. With so many condos and townhomes, parking along Alberto Way itself can be a bit crowded and not super attractive.

Because it’s on the threshold of downtown Los Gatos, there is “beach traffic” to contend with in summer.

Highway 17 is close. That said, there are units on the other side of Alberto Way which block the noise, so it’s surprisingly quiet.

In terms of terrain or elevation, this area is lower and is downhill from Bella Vista Avenue. It may be darker at times and is more likely to be in a zone of flooding from dam failure as it’s essentially downhill from Lexington Reservoir (as is most of central Los Gatos). There can be pluses to being on higher ground.

A few of the homes at the end of Maggi Court back up to the Best Western. Not a big negative, though.

Across from the Best Western, also at the corner of Los Gatos-Saratoga Road and Alberto Way, a construction site is lining up. Eventually it should be a plus for the neighborhood, but over the next year or two it is likely to bring dust, noise, and traffic headaches.

Bella Vista Village real estate listings, pendings, or solds within the last 2 years

See all Bella Vista Village.
(all data current as of 3/28/2023)

Listing information deemed reliable but not guaranteed. Read full disclaimer.