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España Oaks townhouse community

España Oaks townhome community in Los Gatos España Oaks is a very charming, Spanish style townhome community in Los Gatos. With lovely green lawns, plenty of parking, and a pool at the heart of the complex, it is very uncrowded and inviting.

Where is España Oaks?

You’ll find this group of townhouses where Carlton Avenue and Los Gatos-Almaden Road meet in northeast Los Gatos.  Although it’s very close to the border of Cambrian / San Jose, this neighborhood is part of the very highly acclaimed Los Gatos School District.   The location is a breeze for shopping and commuting, too: it’s within a mile of both Hwy 17 and Hwy 85, and less than that to Trader Joes and several shops & restaurants.

What are homes like at España Oaks?

All 54 units feature a 2 story design with 3 bedrooms, 2.5 bathrooms, 1604 SF of living space and lot sizes of about 1600 SF.  Each home includes a 2 car garage, a fireplace, and a balcony.  These tasteful units were built beginning in 1969 and finished in 1970, but many have been remodeled extensively since then.

Other pertinent details: 

  • There is an HOA fee; it is currently $375 per month and is used to cover the roofs, private roads and parking, and the pool and cabaña,
  • Some townhomes are PUDs and some are condominiums.  The properties at España Oaks are condos.

España Oaks townhomes

Cost of purchasing in España Oaks

Most properties are listed for just under a million dollars and selling for $1,100,000 or more.   In the last year from the date of this article, just 4 townhouses sold, and the average list price was about $976,000 and the average sale price was $1,074,000 (with the highest price commanding $1,150,000). For those of you who truly love data, the median sale price was $1,084,750 .  The price will depend on the condition of the property and its exact location, among other things.

Espana Oaks intersection Carlton LG Almaden and sidewalk Espana Oaks sidewalk view (Small) Drop

España Oaks TH in Los Gatos

Townhomes for sale in Los Gatos (all school districts)

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(all data current as of 7/21/2024)

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

 
 

 

 

 

 

Bluebird Lane neighborhood

Bluebird Lane neighborhood of LGLooking for a neighborhood full of spacious, younger homes in a close-in Los Gatos location? Bluebird Lane should be on your list of areas to check out: if you’re lucky, one of the traditionally styled homes may even be for sale.

Built by Robson Homes between 2010 and 2012, the Bluebird Lane neighborhood is situated just off Los Gatos Boulevard near Los Gatos-Saratoga Road. It’s under a mile to the highly regarded Los Gatos schools, and only a tad more to get to downtown – an easy bike ride or stroll by foot.

Most of the homes are on Templeton Lane, but a few are on Caldwell Avenue or Los Gatos Boulevard.  (This is a point of confusion: why is it called Bluebird Lane when the main street is Templeton?)

What are the homes like at Bluebird?

Think two story, traditional style with Colonial, Cape Cod, Craftsman and similar architectural themes.

Caldwell and Templeton in Los Gatos - newer subdivision close to downtown

There are 19 homes in the tract. One was the original, grand estate house (more on that below).  Two are small with 1300-1400 SF and attached (“duet homes”), and these were designed to be more affordable.  The rest are detached and much larger, with 2,960 to 3,935 square feet. The 17 larger homes feature 4-5 bedrooms, up to 5.5 baths, and some include basements and finished attics. Most of the homes are on fairly small lots of between 4500 SF and about 6000 SF.  Even the main road, Templeton Lane, is narrow. This is probably the only negative: the backyards are small and the homes feel awfully close together for the size of the buildings.

Inside, the homes feature open floor plans in the living areas, spacious and well appointed kitchen, quality fixtures and touches throughout.  If you appreciate elegance, you’ll love these well designed, quality homes.

"Bluebird Lane" on Templeton Lane , Los Gatos

Of the 19 properties in this subdivsion, only one has a tenant in it.  That’s an extraordinarily high owner-occupied ratio! (more…)

Kennedy Meadows and Kennedy Estates

Kennedy Meadows and Kennedy Estates are adjoining upscale residential neighborhoods in east Los Gatos, both along Kennedy Road and just a little further from the downtown area than the Surrey Farm subdivision. Below, please find the approximate boundaries that I mapped out.

Kennedy Meadows is a small subdivision on Kennedy Court. It consists 10 of homes built between 1995 and 1997. The average lot size is just under a half acre, and the average home size is  about 4000 SF. This is a very scenic area as the hills are nearby. Properties there sell upwards of $3 million, often $4 million (if not much, much more).

Kennedy Estates sign Kennedy Estates consists about two dozen large, estate quality homes primarily along Forrester Road or just off of it on Leotar Court. Most of the houses are 2 story and were built in the 1980s or 1990s, but a few are newer or older than that. There’s a broad range of home size, from 3500 SF to over 8,000 SF, but the majority of houses are between 4,000 SF and 6,000 SF. Most lots are 1-2 acres, and most are hillside (as Forrester runs at the bottom of a little valley). Because it’s a small valley, this area can get quite toasty in summer, as few of the coastal breezes make it through. These luxury properties all enjoy central air conditioning, of course. If you want to live in Kennedy Estates, you’ll probably need to budget $4 million or more to purchase a house there.

 

 

 

Why are Kennedy Meadows and Kennedy Estates in east Los Gatos neighborhoods so popular?

First, of course, they are not far from “town” and they enjoy the highly regarded Los Gatos Union School District (more…)

100 Bella Vista Court, Los Gatos: great home, scenic area close to schools and downtown Los Gatos

SOLD IN & DAYS WITH MULTIPLE OFFERS! “SALE PENDING”

 

Looking for a great home in a scenic area close to both the fabulous Los Gatos public schools and downtown Los Gatos? Stop by the open house tomorrow at 100 Bella Vista Court (1-4 are the open house hours). This ideal home has everything the selective buyer is looking for! Four bedrooms, two and one half baths, incredible “Great Room” and bonus space in the attic to the tune of 572 square feet (not counted in the home’s size of 2644 SF). Offered at $2,100,000.

 

Price $2,100,000
Status PENDING! Just 7 days on the market!
Beds 4
Baths 2 full, 1 half
Home size 2,644 sq ft + 572 SF finished attic
Lot Size 8,276 sqft
Listing provided by Mary Pope-Handy, Sereno Group

(more…)

How much more does it cost to buy a Los Gatos home with Los Gatos Schools?

February 16, 2012

What is the impact of schools on home values in the Town of Los Gatos?Los Gatos home buyers often ask the question of what the ratio is for prices of houses with “Los Gatos Schools” as opposed to those with Union or Campbell Schools. In other words, how much more costly is real estate if the property feeds to Los Gatos High School? Although there’s no tidy, easy rule of thumb that will uniformly apply, often the answer is in the 10-20% range. It can be more or less, though.

Part of the trickiness of coming up with an easy answer about the impact of the school district on home values is that there are other significant variables too. Here are a few:

  • Proximity to the downtown area or other highly desireable places, such as schools, parks, shopping, restaurants or coffee shops
  • Pricing tier: the easiest to compare are smaller houses on smaller lots which are about the same distance to schools, parks etc. – much harder are luxury homes because often there is a wide range of lot size, view, useability, amenities, etc.
  • Home type: almost impossible to compare tract housing in the newer parts of town with the older, historic and architecturally distinctive construction in the older areas of town

Sample comparison of fairly similar home types and lot sizes in Los Gatos

All that said, today I compared sales of houses in just 95032 (since much of 95030 is close to downtown and most of 95032 is not) to remove the “walk to town” variable. I pulled up properties that hae sold in the last 120 days that were between 1200 and 2200 square feet, on lot sizes close to 8,000 SF. All were in east Los Gatos and pretty close to within a mile’s range, straddling the border of the school district boundary – so pretty equal in distance to shops, Vasona Park etc. though those “in the schools” were a little closer. Here’s what I found for this sampling of Los Gatos properties:

The houses in the Union School District which feed to Leigh High School:

  1. 3 sales
  2. Average house size = 1936 SF
  3. Average lot size = 7970 SF
  4. Average sales price = $903,367
  5. Median sales price = $870,000
  6. Average price per square foot = $474

The properties in the Los Gatos Union School District which feed to Los Gatos High School:

  1. 5 sales
  2. Average house size = 1724 SF
  3. Average lot size = 8392 SF
  4. Average sales price = $1,028,000
  5. Median sales price = $1,000,000
  6. Average price per square foot = $592

On a price per square foot basic, buying “in the schools” is about 20% more. The difference is less when comparing the median and average sales price (10% and 13%), but it needs to be understood that the home sizes are smaller by about 11% too – so it’s not just 10-13% more expensive for this sampling of properties.

How much better are the schools in one district over the other? If considering API scores, which I would not suggest using exclusively (but it is easily measured), the differences are not so great at the elementary and middle school levels. Where it’s pronounced is the high school level. Have a look – I pulled these numbers from the Santa Clara County API page for all schools in the county. There was no update for Union Middle School so I used the year prior (Dartmouth Middle is in the same school district and situation – the last year it recorded, the number was 900 exactly). I did not compare all schools, just those on the border closest to those “in the schools”.