Los Gatos Commons

Los Gatos Commons signThe Los Gatos Commons is a popular senior condominium community off of Alberto Way in Los Gatos, very close to the downtown shopping and dining district (see map, below). This complex was developed in 1978, so is 42 years old as of this writing in 2020. There are 110 condo units, ranging from 1 to 3 bedrooms. Most units have carports, but there are a few with 1 car garages available. A plus for many residents is that it is gated – a rarely found amenity in Silicon Valley.

Like other senior communities, of which there are very few in Santa Clara County, properties are more affordable here than what you might find in non age-restricted condominiums nearby.

Homes share a clubhouse, pool, spa, and fitness room, as well as beautifully maintained landscaping. Units have covered parking.

Nearby amenities include easy access to highways 9 and 17, a close proximity to downtown shopping, dining, and entertainment, such as the public library and parks. The location is hard to beat!

Los Gatos Commons Map

What do HOA Dues cost at The Commons?

The Los Gatos Commons home owner association dues start at about $450 and are more for larger units. Two recent 2 bed sales have had $507 monthly fees, and one had a $520 monthly fee. The fee covers things like common area maintenance, cable/dish services, and water.


Los Gatos Commons - main entrance

What senior services are included?

This is an independent living community, not assisted living, which means that there are no additional senior services, such as shuttle, cleaning, or meal plans, available to residents outside of the normal HOA features such as landscaping and exterior maintenance. That being said, the HOA does organize outings and events for those in the community who wish to participate.


Los Gatos Commons in Los Gatos - view from Alberto Way


Positives and Negatives

Well known positives for The Los Gatos Commons are the wonderful location, beautifully kept grounds, security features, easy lifestyle and low maintenance, the use of the pool and spa, tennis court, workout room, clubhouse, and the senior community.  While not inexpensive, the cost of buying a condo at the Commons is less than it might be for a comparable condominium that would not be in a seniors community – and that is a significant plus, too.

Potential negatives may be the relatively expensive HOA cost, road noise & other issues from Highway 17, not having an attached garage (for the majority of units), having 40 + year old construction, and and upcoming construction at Alberto Way and Los Gatos-Saratoga Road. And “beach traffic” in summer, too.


More information on the Los Gatos Commons:

Ending the Alberto Way Confusion (article on this site)

Los Gatos Commons, Association
445 Alberto Way
Los Gatos, CA 95032
(408) 378-1730




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(all data current as of 9/30/2020)

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



Los Gatos and Monte Sereno Homes Over $2,000,000


View Los Gatos homes for sale from $2 million and up. (All zip codes: 95030, 95032, 95033.) First, browse by map:

Or view a list – this displays homes most recently put on the market first.

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(all data current as of 9/30/2020)

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


Interested in buying a luxury or high end home in Los Gatos? Please contact me for a private, no obligation consultation.

Wedgewood Manor condos in West Los Gatos

The Wedgewood Manor condomium community represents one of the most affordable areas in Los Gatos. Originally a seniors complex, it was converted to be available for all ages a few years back.

There are 108 units, found at the end of Lora Drive in west Los Gatos (close to the Campbell border).

Homes range between 786 SF and 1050 SF and offer as many as 2 bedrooms and 2 bathrooms, though many of these abodes are smaller. Prices for homes selling in the last year (as of the October 2016 update to these numbers) have been around the low $500s.

The main draw is often the affordability factor, which is huge! The biggest negatives are the proximity to the freeway, train tracks, and high voltage power lines, which all run together.

Wedgewood Manor and nearby in west Los Gatos

Los Gatos Real Estate Market Update for July 2010

August 05, 2010

The Los Gatos real estate market cooled a bit in July after having a little improvement in the market in June. Sales fell 19.5% from the month before (up 13.8% year-over-year).

Prices slipped in July 2010 with the median sales price for Los Gatos houses dipping 1.6% from the previous month (up 7.0% compared to last year). The average price fell 1.2% in July, a yearly gain of 1.5%.  The low point of the market appears to have been in 2009, so anyone waiting for the best prices in Los Gatos may have missed that point already. 

Inventory fell 2.3% from last month, and was down 5% year-over-year.

Here are the numbers at a glance for houses in Los Gatos:

Trends At a Glance Jul 2010 Previous Month Year-over Year
Median Price $1,230,000 $1,250,000 (-1.6%) $1,150,000 (+7.0%)
Average Price $1,332,280 $1,348,340 (-1.2%) $1,312,410 (+1.5%)
No. of Sales 33 41 (-19.5%) 29 (+13.8%)
Pending Properties 53 62 (-14.5%) 36 (+47.2%)
Active 157 153 (+2.6%) 185 (-15.1%)
Sale vs. List Price 98.8% 96.8% (+2.1%) 96.1% (+2.8%)
Days on Market 36 47 (-21.8%) 62 (-41.7%)

For the Los Gatos condo market, it’s been rougher.

  • Sales fell 9.1% from the month before, and were up 25.0% year-over-year.
  • Prices slipped in Jul 2010 with the median price dipping 9.1% from the previous month, up 12.4% compared to last year. The average price fell 1.8%, a yearly gain of 15.1%.
  • Inventory fell 8.3% from last month, and was down 16.7% year-over-year

And the numbers at a glance for condos:

Trends At a Glance Jul 2010 Previous Month Year-over Year
Median Price $582,000 $640,000 (-9.1%) $518,000 (+12.4%)
Average Price $615,345 $626,625 (-1.8%) $534,806 (+15.1%)
No. of Sales 10 11 (-9.1%) 8 (+25.0%)
Pending Properties
5 8 (-37.5%) 13 (-61.5%)
Active 50 52 (-3.8%) 53 (-5.7%)
Sale vs. List Price 96.0% 97.3% (-1.3%) 99.2% (-3.2%)
Days on Market 80 109 (-26.6%) 86 (-6.5%)


Here are some countywide facts on the real estate market:

  • The number of sales fell 6.6% from the month before, and were down 22.7% year-over-year.
  • Prices slipped in Jul 2010 with the median price dipping 1.1% from the previous month, up 9.5% compared to last year. The average price rose 2.4%, a yearly gain of 13.8%. (Condo prices slipped more, in the 2-4% range.) 2009 appears to have been the bottom of the market.
  • Inventory rose 0.9% from last month, and was down 13.5% year-over-year.
  • The list price to sales price ratio slipped slightly but is close to 100% – so we are seeing lower list prices as well as lower sales prices.

Please visit my comprehensive on-line report for Santa Clara County, which includes market data by city and area within the county (for instance, the market for houses or condos in Cambrian, Willow Glen, Almaden, Monte Sereno, Saratoga etc.).

 You can read the full report here: http://popehandy.rereport.com , you may have to cut and paste this address into your browser address bar, or, you can just Click here.

There is also a 4 page printable version with more articles here: http://rereport.com/scc/print/Mary.PopeHandySCC.pdf , you may have to cut and paste this address into your browser address bar, or, you can just Click here.

As always, please contact me for information specific to your home & neighborhood.

Los Gatos & Monte Sereno Real Estate Sales Info for June 2010

July 06, 2010

In general, the Santa Clara County real estate market cooled a bit in June with rising inventory and less demand by home buyers, but in Los Gatos it improved very slightly, while in Monte Sereno it worsened.  Below please find a summary from my Real Estate Report (which you can check out for more information on these areas as well as Saratoga, Almaden Valley, Cambrian Park, Campbell, etc.( Links for each section will take you to the referenced part of the REReport. You may also read a downloadable, 4 page pdf with more articles about the local realty market here.

The Los Gatos (95030 & 95032) Real Estate Market for June 2010 for Houses & Duet Homes

Trends At a Glance Jun 2010 Previous Month Year-over Year
Median Price $1,250,000 $1,231,150 (+1.5%) $1,078,750 (+15.9%)
Average Price $1,348,340 $1,416,700 (-4.8%) $1,078,250 (+25.0%)
No. of Sales 41 29 (+41.4%) 28 (+46.4%)
Pending Properties 62 61 (+1.6%) 42 (+47.6%)
Active 153 158 (-3.2%) 181 (-15.5%)
Sale vs. List Price 96.8% 97.5% (-0.7%) 95.8% (+1.0%)
Days on Market 47 46 (+1.8%) 69 (-32.2%)

The Los Gatos median sales price inched up both year over year and month over month.  (So more expensive homes are starting to sell.)  The average sales price of these houses improved significantly year over year (25%) but fell almost 5% month over month.  Closed and pending sales are both up and inventory is down 15% from a year ago and about 3% from last month.  The list price to sales price ratio fell a little and the days on market stayed close to the same from a month ago.  All in all, it is close to a balanced market for houses in Los Gatos according to the Real Estate Report.

Want more info? I also have a weekly report from Altos Research (uses list prices, not sales prices). Altos breaks it down by zip code and the files below are pdfs:

Los Gatos 95030 Single Family Home (houses & duets) Market for the week of July 3 2010
(pdf, will open new window)
Los Gatos 95032 Single Family Home (houses & duets) Market for the week of July 3 2010
(pdf file, will open in a new window)

The Los Gatos (95030 & 95032) Real Estate Market for June 2010 for Condominiums and Townhouses

Trends At a Glance Jun 2010 Previous Month Year-over Year
Median Price $640,000 $555,000 (+15.3%) $635,000 (+0.8%)
Average Price $626,625 $546,612 (+14.6%) $615,000 (+1.9%)
No. of Sales 11 (+37.5%) (+57.1%)
Pending Properties 8 15 (-46.7%) 11 (-27.3%)
Active 52 43 (+20.9%) 57 (-8.8%)
Sale vs. List Price 97.3% 98.0% (-0.8%) 95.4% (+2.0%)
Days on Market 109 154 (-29.0%) 112 (-2.8%)

The Los Gatos condo & townhome market also improved in June.  Although it is still a buyer’s market, it is creeping its way toward balanced with improving sales prices (both median and average), more closed sales and shrinking days on the market.

If you’d like a little more info on the Los Gatos Condominium & Townhouse Market, please also see these reports from Altos Research, which breaks down the info by zip code (and uses list prices):

Los Gatos 95030 Condo Market for the week of July 3, 2010 (pdf, will open in a new window)
Los Gatos 95032 Condo Market for the week of July 3, 2010&nb
(pdf, will open in a new

The Monte Sereno (95030) Real Estate Market for June 2010

Monte Sereno has no townhomes or condos, so our market report is reflective only of houses (and estates).

Trends At a Glance Jun 2010 Previous Month Year-over Year
Median Price $2,387,500 $1,632,500 (+46.2%) $1,510,000 (+58.1%)
Average Price $2,387,500 $1,677,500 (+42.3%) $1,510,000 (+58.1%)
No. of Sales 2 (-66.7%) (+100.0%)
Pending Properties 7 (+40.0%) (+16.7%)
Active 39 34 (+14.7%) 30 (+30.0%)
Sale vs. List Price 100.7% 99.3% (+1.5%) 98.8% (+2.0%)
Days on Market 46 71 (-35.5%) (+475.0%)

Sales prices are rising and the number of sales have increased while days on market have decreased.  But with 39 houses for sale in Monte Sereno and just 2 closed in June, that’s a lot more inventory than demand and reflects 19.5 months of inventory.  The rising number of pendings indicates that things are improving, and hopefully will help to counteract the also rising number of homes on the market. Buyers: this is a good time, generally, to purchase a home in Monte Sereno!

The Los Gatos Mountains (95033) Real Estate Market for June 2010

This area includes both portions in Santa Clara County & Santa Cruz County.

Trends At a Glance Jun 2010 Previous Month Year-over Year
Median Price $762,875 $802,000 (-4.9%) $720,000 (+6.0%)
Average Price $709,993 $844,146 (-15.9%) $823,000 (-13.7%)
No. of Sales 10 12 (-16.7%) (+100.0%)
Pending Properties 6 13 (-53.8%) (-14.3%)
Active 52 43 (+20.9%) 35 (+48.6%)
Sale vs. List Price 95.3% 95.7% (-0.4%) 92.5% (+3.1%)
Days on Market 70 81 (-14.6%) 200 (-65.2%)

To get all of the data for every city in Santa Clara County and the major districts in San Jose, please check out my current ReReport online.  Additionally, you can check out listing & sales activity in your own neighborhood (see what’s happening on our MLS) by inputting any address in the county on the REReport’s Property Analysis page.  (It loads a little slowly so please be patient.) There’s no registration required for any of this useful information.

Our local market consists of many micro-markets, often varying from one zip code, price point, or school district to another.  Please contact me if you would like information on your specific market.

Los Gatos Home Sales

November 08, 2009

The Los Gatos real estate market is a moving target.  How’s it today?  It depends on which part of the data you study.   Days on the market are longer, but prices are up, sales are up, and inventory is down.

Los Gatos Houses

Los Gatos homes sold and Los Gatos homes for sale:  first note that inventory is way down (from 200 a year ago to 134 now), the number of pending houses is up (from 11 to 51) and the medial sales price is up (though the average is down) year over year.  Are homes still slipping in value, or are they appreciating?  The answer to that question depends on a home’s particular location, price point, school district, and other factors.  Some homes are still going down in value, but others are rising. The days on market are longer, from 32 DOM to 52.    A lot of indicators are “UP” but it’s still not really easy to sell a Los Gatos home today. With 134 actives and just 25 solds, that’s a 5.36 months supply of inventory – close to “balanced”.  With 51 pendings vs 134 actives, it looks like the odds of selling are about 38% in any given month right now.

Trends At a Glance Oct 2009 Previous Month Year-over Year
Median Price $1,110,000 $1,187,500 (-6.5%) $975,000 (+13.8%)
Average Price $1,182,290 $1,152,560 (+2.6%) $1,465,810 (-19.3%)
No. of Sales 25 22 (+13.6%) 15 (+66.7%)
Pending Properties 51 47 (+8.5%) 11 (+363.6%)
Active 134 143 (-6.3%) 200 (-33.0%)
Sale vs. List Price 96.2% 97.4% (-1.3%) 96.7% (-0.5%)
Days on Market 52 43 (+22.8%) 32 (+64.6%)

To see more data on the single family home sales for October, please see my RE Report for that part of the market.

Los Gatos Condominiums and Townhouses

The Los Gatos townhome and condominium real estate market is likewise better in many ways.  The number of sales is up year over year (9 to 11), pendings are up (5 to 18) and inventory is down from 48 to 37.  Days on the market are longer though, from 33 to 99. So again some mixed indicators.  There’s a shift toward more of a sellers market with the months supply of inventory now at 3.36 months.  Condos and townhomes overall are selling much better than they were a year ago in terms of pricing (up substantially over a year ago, though down from last month).  Buyers are more willing to buy now, probably due to fantastic interest rates and perhaps also some of the great first time homebuyer perks such as the $8000 credit.

Trends At a Glance Oct 2009 Previous Month Year-over Year
Median Price $644,000 $741,500 (-13.1%) $555,000 (+16.0%)
Average Price $652,136 $752,833 (-13.4%) $594,222 (+9.7%)
No. of Sales 11 (+83.3%) (+22.2%)
Pending Properties 18 15 (+20.0%) (+260.0%)
Active 37 39 (-5.1%) 48 (-22.9%)
Sale vs. List Price 97.1% 99.5% (-2.5%) 97.6% (-0.5%)
Days on Market 99 46 (+116.2%) 33 (+201.4%)


And to get more details on the Los Gatos condo market, please see my RE Report page with that data.

Overview of the Condo and Townhome Market – Two Year Vantage

September 13, 2009

Let’s take a look at the real estate market for Los Gatos condos and townhomes from a very high vantage point: a two year overview. (Graphs created by me using Clarus Market Metrics, a subscription of my board and MLS.)

For the “really big picture”, let’s start with the “Supply & Demand by Month”, going from August 2007 to August 2009. Green represents demand, and red represents supply.

As you can see, there’s a big gap between available homes and how many are sought & purchased – so clearly this is a strong buyer’s market.

Now let’s turn to the absorption rate, or months supply of inventory. Below is the chart for all of “area 16”, which is Los Gatos/Monte Sereno (with a few homes in San Jose or Campbell along the border included – but by and large, it’s Los Gatos).

Los Gatos real estate: condo and townhome months of inventory Aug 07 to Aug 09

The condo and townhome market has improved tremendously since the doom and gloom of last Decemeber (then nearly 22 months, today less than 5).

As I’ve mentioned in other posts, the market can vary a lot depending on zip code, price point, and school district. This particular tool, the Clarus Market Metrics, does not use schools as a variable, unfortunately. But we can see what happens just with price point by breaking it down to home under and over $500,000.

Immediately below: absorption rate for Los Gatos homes priced UNDER $500,000 (condos & TH):

and next, months of inventory (absorption rate) of homes priced between $500,000 and $1,000,000:

Interestingly, the “sweet spot” of the Los Gatos condominium and townhome market is not in the least expensive condos and townhouses, but those between $500k and $1 mil. (I should add that there are some condominiums and townhouses priced over a million, but not a lot and the data gets squirrelly due to the low numbers so I am not using them in this post).

This is curious because the lowest priced homes are usually the “hottest”, but not here. Why? I only have theories, but my thinking is this:

  • the lowest priced condos are mostly either senior condos (along Alberto Way, the Los Gatos Commons) or very small units
  • if seniors are hoping to downsize to move to a smaller place, they are probably electing to wait so that their home values “recover” some
  • some people will elect to purchase a single family home in San Jose for $500,000, but perhaps others are buying a more expensive condo or townhouse to enjoy the benefit of the schools – so this would not be super tiny (more than 1 bedroom) since they are purchases for the schools

I may do more digging in the future to see what’s causing this trend, but this is my hunch. I welcome any comments from my readers on what they see happening with the condo market here in Los Gatos.