Las Casitas townhomes

The smallest cluster of homes along Alberto Way is Las Casitas, a pretty townhome community with 18 units and abundant open space near downtown Los Gatos. Here are some quick facts about this attractive community:

  • The legal name of the complex is “Las Casitas IV of Los Gatos”.
  • Built in 1979.
  • This is a condo complex. Units are shaped like 2 story townhouses, but the ownership type is condominium. (Some townhomes are PUDs, Planned Unit Developments.)
  • The 18 units all appear to have the same floor plan: 3 bedrooms, 2.5 bathrooms, 1448 SF, laundry closet in kitchen, patio & storage closet off of living room, multiple skylights, some vaulted ceilings on the 2nd floor.
  • There is a little variation in the lot sizes, but only by the tiniest of fractions. All units overlook the greenbelt from the back.
  • Each unit is assigned a carport and storage closet at the rear of the property (near the freeway)
  • Las Casitas is within the Los Gatos Union School District – a big draw for home buyers. The schools appear to be Van Meter Elementary, Fisher Middle, and Los Gatos High. All are within 1 mile as the bird flies.
  • As of April 2021, the monthly dues are $560

 

Facing Alberto Way- Las Casitas - 435 Alberto Way, Los Gatos CA 95032

 

The units are slightly staggered, which makes for a pleasant look, but also more privacy on the back patio.

 

Map of Las Casitas in relation to other communities

In the top-down view, you can see the 2 banks of carports at the back and the orientation of all townhouses toward the center greenbelt area. At this writing (April 2021), there’s construction going on at the corner of Alberto Way and Los Gatos-Saratoga Road. The Los Gatos Lodge and the Best Western Los Gatos Inn (with Restaurant Asa right along Alberto Way) are both within a block – wonderful places for live music once we are past this pandemic.

 

 Las Casitas townhouses - Alberto Way, Los Gatos

 

The front doors are all black, but otherwise are not identical. The buildings are covered in wood siding. When I was there recently, it looked like things were well maintained (both the structures and the landscaping & walkways).

 

View toward the open space and lawn at Las Casitas - Alberto Way, Los Gatos

 

The grassy knoll at the center of the community gives a sense of space between each unit – you don’t get the feeling that windows are peering into your home.

 

Greenbelt View in the late afternoon at Las Casitas townhomes - 435 Alberto Way, Los Gatos

 

Above is the view from a unit’s patio which I sold recently in Las Casitas. Loads of sun and a pleasant scene.

 

Side walkway at Las Casitas - Alberto Way, Los Gatos

 

Walking from Alberto Way down toward the carports, this is one possible view (The Los Gatos Commons was directly behind me when I took this image).

One more view of a set of the Las Casitas townhouses:

 

 Las Casitas - 435 Alberto Way, Los Gatos

 

What do the homes at Las Casitas cost?

Since this is a small community, the homes don’t go on the market too often. The pricing will depend on the exact location and condition of the condo. The homes at the back, toward Highway 17, may have noise issues and sell for less. It is quieter next to Alberto Way. Property condition can vary from “all original” to “fully remodeled recently”. In the last 6 months, homes at Las Casitas have been selling for about $1,250,000 to $1,300,000. Prices are rising, though, so I would expect this number to be higher in the near future. (It’s a great deal for Los Gatos Schools, being close to downtown Los Gatos, and having a good commute location.)

Are there any downsides?

Every home and location has good and bad features. The good is easy to spot: great schools, close to downtown Los Gatos, nice layouts, post 1978 construction, some “walkability”, and more.

The negatives, or potential negatives, are these:

  • Beach traffic, particularly on summer weekends, may choke Los Gatos-Saratoga Road. Alberto Way only has one way in or out, so if that road is clogged, it could be unpleasant if you need to drive out. (My suggestion would be to take a left on Los Gatos-Saratoga Road and just go in the opposite direction in that case. Or turn right and make an immediate turn onto 17 northbound.)
  • In the near term only: construction at the corner of Los Gatos-Saratoga Road and Alberto Way.
  • Parking on Alberto Way may be crowded at times, you’d need to spot check that.
  • Having the carport away from the units may not be fun in rain, especially if you’re bringing a lot of groceries in.

 

Related reading:

What Is the Difference Between CID Ownership in a Condo, Townhouse or PUD? (on my Valley of Heart’s Delight blog)

Los Gatos Commons

Pueblo de Los Gatos

Bella Vista Village