Los Gatos is the “gateway to the Pacific” from Silicon Valley – and vice versa. Snuggled into the base of the Los Gatos Mountains, this scenic area offers a charming downtown, architecturally interesting homes and commercial areas, a beautiful natural setting and great public and private schools to boot. Housing costs are high here, so many wanting to make the town their home may investigate buying a townhouse or townhome rather than a single family home.
What does it cost to buy a Los Gatos townhouse?
Housing prices for townhomes varies with the school district, walkability, and proximity to downtown or other features such as having a view. And, of course, the size of home, number of beds and baths, the outside space, and its condition will all impact the home prices.
Most of the townhouses are 2 or 3 bedrooms. There are some 4 bedroom homes and once in a blue moon, you may stumble upon a 1 bedroom.
On the low end, it may be possible to purchase a small Los Gatos townhouse for about $500,000 for a 1 bedroom, if you can find it. At the high end, they can soar past $2 million. For the 48 townhomes in sold in the last 180 days, anywhere in Los Gatos 95030 or Los Gatos 95032, here are the average numbers (list price, sale price, square footage, days on market, HOA fee, price per square foot) all together, for the Campbell Union High School District area of town and for the Los Gatos-Saratoga Joint Union High School District part of town:
What I found most surprising is that buying a townhouse “in the schools” is not so much more expensive than one with Campbell or Union Schools.
What are typical HOA dues for townhomes in Los Gatos?
The Home Owner Association or HOA dues are often a shock to home buyers. As you see in the chart above, an average HOA fee paid for the homes sold in the last 6 months was $530. But they are not all so expensive – or so inexpensive.
Here you do see a broad spectrum of costs or fees. Let’s take 2 in 95032 with the CUHSD and on opposite ends of town: homes in Los Gatos Village are paying about $375 a month, which homes in Rinconada Hills are paying closer to $600 to $650. Over at Charter Oaks, next to the Los Gatos creek trail, fees are in the mid $400s.
Why do some complexes have much higher HOA fees than others?
In many cases, the difference has to do with the amenities of the property. With Rinconada Hills, owners are paying to enjoy being within a gated community, having many pools, ponds, tennis courts, private roads, RV parking (for an extra fee), a clubhouse, etc. It is really a luxury experience in many ways. At Los Gatos Village, there are lovely green spaces and a pool – but it’s a whole lot more modest than Rinconada Hills. Some places with very high HOA costs, such as Saratoga Oaks in Saratoga, have super costly blanket and earthquake insurance in addition to tennis courts, pools, and impeccable grounds.
PUD versus Condo ownership
Something else to be aware of if you looking to buy a Los Gatos townhome is the type of ownership being conveyed with each one. A townhouse is primarily a description of an architectural style, not a form of ownership. Some communities are condos (with townhouse shaped buildings) and others are PUDs, or planned unit developments. There are advantages to each and often the only way to know which one it is comes from reading the preliminary title report. To learn more about this, please read an article I wrote on another of my blogs:
Interested in buying a Los Gatos townhouse? Please browse the listings below and phone or email me to chat about working together to get you into a fabulous home!
Townhouses or townhomes for sale in Los Gatos
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(all data current as of 12/8/2022)
Listing information deemed reliable but not guaranteed. Read full disclaimer.