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Los Gatos Village townhome community

Los Gatos Village townhome community

Los Gatos Village townhomes in Los Gatos, CA (Silicon Valley)

Approximate boundaries of Los Gatos Village

Where can you find a 1 story townhouse which is only connected to its neighbor at the garage? This description fits many of the homes at Los Gatos Village, a tidy townhome community in east Los Gatos set alongside Los Gatos-Almaden Road.

Built in 1972, these comfortable homes are well designed both inside and out.   There are 163 units and of them, 57 have 2 stories and the rest are single story homes.

How big are the interiors and lots of town houses at Los Gatos Village?

These homes are modest in size, ranging from 1015 to 1494 square feet, generally (one home has 1648 SF – I would love to hear how that happened!). They have 2 or 3 bedrooms and 2 baths (there may be a few with 2.5 or 3 bathrooms, but most have 2). The lots likewise have a range between about 1563 SF and 4520 SF. I believe that every one of them has a 2 car garage.

Los Gatos Village is a Los Gatos real estate bargain

Homes in Los Gatos Village represent a bit of a bargain for Los Gatos housing prices as they are available for under $2 million and often closer to $1 million.

Dues are in the low $400s for the smallest units but includes quite a lot – painting, roof, beautiful lawn areas, and a pool. The incredibly good pricing might be why turnover is so low, usually only about 3% per year.

Los Gatos Village townhome community in Los Gatos CA

If you want to watch for these properties in your home search, these are the streets in which Los Gatos Village homes are located:  Milmar Way, Los Gatos-Almaden Road, Escobar Court, Escobar Avenue, and Camino del Cerro.

The good and the bad

Los Gatos Village SignVery very good:  Every home and every location has good and bad elements to factor in.  Here there’s a whole lot of good – the price point (esp. for the schools), very private townhomes, many barely attached at all and more like “patio homes” than town houses. The floorplans are smartly designed with good use of space and flow.  Many enjoy vaulted ceilings. Outside patios are also fairly spacious as townhome living goes.  It’s very hard to find a single story townhome, but there are more than 100 of them here! The complex is very scenic with lots of lawn area and graceful sidewalks inviting a good stroll into the neighborhoods nearby.

What newcomers may miss is the very convenient foot bridge where Camino del Cerro would seem to go through but is stopped by Ross Creek with two points of the road which do not actually connect for cars. But people on bike, skateboard, foot, or otherwise motor vehicle free can get across on the pedestrian bridge. This is very convenient if your goal is to get to Alta Vista Elementary School, which is just 1115 feet or so from the other side of the creek.

And in case you didn’t know, Alta Vista Elementary and Union Middle School are both very highly scoring with API scores well into the 900s.  This alone is a major draw for homes in this price point!

But wait, there’s more!  From this community it’s less than a mile’s walk to nearby Safeway, a coffee shop and all kinds of little stores at The Downing Center at Los Gatos-Almaden Road and Union. I measured about 6/10 of a mile from the front of LG Village to the shopping center. For those who cannot or do not want to drive, this is a pretty sweet location for taking care of the essentials!

Good schools, walkable area, more accessible homes (single story) set in a quiet, campus like setting – Los Gatos Village does have something for everyone and appeals to home buyers of all ages.

Los Gatos Village Greenbelt and power lines

Los Gatos Village with power linesThe not so good: The pricing and location is so good that you just know there had to be something making this so affordable, and so there is. High voltage power lines cut pretty much through the middle of this pretty community, far closer to the homes than many home buyers would like. And there’s nothing that can be done about it.

One corner of the community is “kitty corner” from the cemetery, the Los Gatos Memorial Park. There is a crematorium there, too.  For some home buyers, that may be a deal killer, but many will not take issue with the quiet neighbors.

These townhomes are older and some have “popcorn” or acoustic ceilings that today’s buyers do not want. If you otherwise like the home, I would suggest not eliminating it from your wish list because of the ceiling. You can hire someone to do it before you move in and it’s not nearly as costly as most Silicon Valley home buyers would think.

 

Los Gatos real estate, homes for sale and housing prices

Below please find a list of condos and townhouses which are for sale – as of the date of this article being written, none were for sale in Los Gatos Village.

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See all Los Gatos Village townhome community Los Gatos, California Real Estate.
(all data current as of 6/18/2024)

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

 
 

 

 

Related Reading

Rinconada Hills (gated community in West Los Gatos)

Los Gatos Woods townhome community

Belgatos Park in east Los Gatos

Guadalupe Oak Grove Park in Almaden Valley

 

 

 

Is that Los Gatos house or townhouse actually a condo?

Is that Los Gatos house or townhouse actually a condo?

Is that house or townhouse actually a condo?When looking to purchase a townhouse, you probably want to ask “is that townhouse actually a condo?” The ownership is an important point for many factors, including the owners’ rights and responsibilities.

Real estate ownership type  and architectural styles of homes are not necessarily connected, and this confuses a lot of Los Gatos home buyers.    We tend to think of condos as apartments that people own, for instance.  It’s not that simple.

Finding out: how to know is that townhouse actually a condo

With condominium ownership, you own the inside of your unit plus a share or percentage of all the common areas (think private roads, pool, etc.).

With a condo you do not personally own the land under your unit.  This can come in the form of what looks like an apartment (with other units above, below, on the sides or perhaps back-to-back), a townhouse (think “row house”), at attached house (duet), or even a free standing, detached house.  Any of those can be a condo in the ownership sense.

If you look at a home, how can you tell the type of ownership?  It’s seldom possible to know without looking at the Preliminary Title Report.  It may be possible, buried elsewhere in the HOA docs, to learn the ownership type, but the fastest and clearest way is to read the Prelim. If you are planning on buying a home in a Common Interest Development (CID), especially if it is a townhome, read the prelim to learn is the townhouse actually a condo or not.

If you read a preliminary title report, it may say something like this, reflecting a share of ownership of the common areas:

1. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS:
A CONDOMINIUM, as defined in Sections 783 and 4125 of the California Civil Code, in fee

If it is instead it’s another type of ownership in which the property owner does own both the structure and the land beneath it, the preliminary title report will say something like this:

 1. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A FEE as to Parcel(s) One; AN EASEMENT more fully described below as to Parcel(s) Two  (the easement only if applicable, as with a townhouse community)

 

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Bella Vista Village

Bella Vista Village

Map - Bella Vista Village is one of the communities along Alberto Way in Los GatosBella 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.

 

Bella Vista Village - home facing Alberto Way - Los Gatos

 

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. (more…)

Los Gatos Woods townhome community

Los Gatos Woods townhome community

Map of Los Gatos WoodsOne of the largest townhome communities in Los Gatos, the Los Gatos Woods community includes 232 townhouses set on private roads near Pollard Road. This is a very attractive neighborhood and includes many trees.  This area is considered west Los Gatos and is close to the border with Campbell and Saratoga.

Los Gatos Woods is very convenient for those wishing to commute to Cupertino, Sunnyvale and Santa Clara as Quito Road is nearby and becomes Lawrence Expressway. This community is also extremely convenient for those working at El Camino Hospital of Los Gatos or any of the nearby medical centers; it’s probably a half mile on foot or by bike.

There’s a nicely sized, remodeled Safeway and a good number of other shops close by, too, along with the middle school (and the elementary isn’t much further).  Most things seem to be within a mile or so.

What are the homes like at Los Gatos Woods?

Most of the units were built between 1971 and 1973 and most seem to have been renovated since then with dual pane windows, remodeling inside, etc..  Home sizes range from 997 square feet to 2754 square feet, with typical homes being around 1400 – 1700 SF.

The lot sizes vary, too, from about 1921 SF to 2639 SF, and the average being 1850 SF. Homes all include some sort of outside space, often both a back patio and a balcony. All have 2 car, attached garages, and many have driveways which are big enough to accommodate a car (though some are a bit short for that).

Los Gatos Woods townhomes

How’s the neighborhood?

This is a really beautifully maintained community.  As a general rule, homes are well maintained and you won’t find an overcrowded, junky feel as you sometimes run into in townhouse or condo communities.
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Los Gatos condo sales: what does your money buy?

Los Gatos condo sales are good to watch as it provides info on the most affordable segment of the local real estate market. The condo / townhome market in Los Gatos includes a broad spectrum of housing and affordability across the 95030 and 95032 zip codes and its various school districts.

Included are senior condominiums (mostly but not exclusively at the Los Gatos Commons), which are usually the lowest priced homes and which are residences with age restrictions (mostly 55+). This can skew the data a little, so remember that if it looks too good to be true, it probably is (for all the non-seniors who would love the prices at the Commons in a non seniors complex).

Also incorporated in the chart below are townhouses. A townhouse is an architectural style, not a type of ownership. A townhouse really refers to properties with no other units above or below them. They are either in condo style ownership (essentially a condominium in the shape of a townhouse) or they are planned unit developments (PUDs), which are not condos and in which the ownership includes the land under the unit.  (See also: Is that Los Gatos house or townhouse actually a condo? on this blog.)

Chart of Los Gatos condo sales in 2020

Below please find data on the Los Gatos 95030 and 95032 condominium and townhome sales.

 

Los Gatos condo sales in 2020 year to date

 

How do these condo and townhome prices compare to other nearby areas? Here’s the most recent data from my RE Report (link is to the main site, the PDF with this chart is listed in left column).

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