Los Gatos condo and townhome prices
Attached homes are a small slice of Los Gatos. The Census counts 1,785 single-family attached homes, 13.0% of the town's 13,728 housing units, and another 3,964 units in buildings with two or more homes. Sales of condos and townhomes are few and each one moves the averages.
| Segment (Redfin, three months to September 2026) | Median sale price | Homes sold | Median days on market |
|---|---|---|---|
| Townhomes, ZIP 95032 | $1,525,002 | 8 | 18 |
| Condos, ZIP 95032 | $599,982 | 8 | 87 |
| Townhomes, ZIP 95030 | $1,370,002 | 1 | 14 |
| Condos, ZIP 95030 | No sales | 0 | n/a |
The gap between the two 95032 lines is the key point. Townhomes there sold for more than twice the condo median and in about a fifth of the time. With only eight sales in each line, treat these as a snapshot; Redfin's 95032 condo median was 52.3% lower than a year earlier, which says more about which units sold than about values. For context, Redfin's Santa Clara County condo median was $667,393 in September 2026, with a median of 46 days on market.
Best areas to buy a condo or townhome in Los Gatos
Bellaterra @ North 40, Lark Avenue and Los Gatos Boulevard
The North 40 is the town's largest new neighborhood. Phase I, approved by the Town in 2017, allowed 320 homes, 50 of them affordable senior units, plus a market hall. SummerHill Homes built the for-sale homes as Bellaterra @ North 40. One example on MLSListings: 13117 Sepulveda Circle, a two-bedroom condominium of 1,508 square feet built in 2024, sold for $1,598,000 on March 18, 2025, with HOA dues of $450 a month. The listing names parklets, gardens and barbecue areas as shared amenities. Ask for the current HOA budget, as dues vary by plan.
Solana, SummerHill's next Los Gatos community
SummerHill's website lists Solana as coming in spring 2027: 155 townhomes in 28 three-story buildings, with five floor plans of two to four bedrooms and 1,339 to 2,270 square feet. The builder places it about a mile from downtown and two miles from Highway 17. No prices or HOA dues were posted when we checked on November 1, 2026. Our Los Gatos new construction guide tracks it.
Resale condos in ZIP 95032
Most recent Los Gatos condo sales were in 95032. Zillow's typical value for all homes in 95032 is $2,530,345, but condos there sold for a median of $599,982 in the three months to September 2026, the lowest entry price into a Los Gatos address. Older complexes are where SB 326 inspections, reserve levels and special assessments matter most, so read the documents closely.
Downtown and ZIP 95030
Attached homes near downtown rarely come up: Redfin recorded one townhome sale and no condo sales in 95030 in the latest three months, with five condos listed. If you want to be near Santa Cruz Avenue and Main Street, set up alerts and be ready to move when one lists.
Alberto Way: a proposed 55-unit condo building
The Town's pending projects list shows an application filed August 14, 2026 for 55 multi-family homes with a condominium map at 401-409 Alberto Way, under the state's SB 330 housing law. It was pending as of our check. If approved and built, it would add to the small stock of new condos near Highway 17.
Housing Element sites
The Town's 2023-2031 Housing Element, certified by the state on July 10, 2024, identifies sites for new homes, and some carry a housing element overlay zone, as the Alberto Way site does. Ask the Town's planning department what is approved near any condo you consider, because new buildings can change views, parking and traffic.
Is it wise to buy a condo in Los Gatos now?
It can be, if the numbers and the building check out. Condos are the cheapest way into a Los Gatos address, and Redfin's 87-day median for 95032 condos means buyers have time to negotiate. The risks are the same as across California, with local framing below.
SB 326 and SB 721 inspections
Associations must inspect balconies and other elevated wood structures on a set schedule. The median Los Gatos home was built in 1972, per the Census, so many complexes are decades old. Ask for the latest report and any repair plan. Our balcony inspection guide explains the rules.
Reserves and special assessments
Read the reserve study and the annual budget disclosure. A thin reserve on an older roof or building means a special assessment is likely. See our California HOA law guide for what the association must give you.
Insurance and the fire zone
Southern Los Gatos is in a Very High Fire Hazard Severity Zone on the map the Town adopted in 2025. Check whether the association's master policy is with a standard carrier or the FAIR Plan, and price your own HO-6 policy before you remove contingencies. See our FAIR Plan guide.
Financing and warrantability
Lenders review the whole complex, not just your unit. A project can be non-warrantable if one owner holds too many units, too many owners are behind on dues, the association is in litigation or reserves are low. Then you need a portfolio loan, often at a higher rate. Ask your lender to run the condo questionnaire early. At Freddie Mac's 30-year average of 7.24% (October 29, 2026), 20% down on the Bellaterra example above means a $1,278,400 loan at about $8,712 a month in principal and interest.
Condo fees and monthly costs in Los Gatos
Add HOA dues, property tax and parcel taxes to the mortgage. Our Santa Clara County property tax guide lists the main Los Gatos tax rate area at 1.142% for 2025-26. At that rate, the $1,598,000 Bellaterra condo carries about $18,249 a year in property tax, or $1,521 a month. With $450 in dues and the loan above, the total is about $10,683 a month before insurance. The Los Gatos-Saratoga high school district's Measure A parcel tax adds $128 a year per parcel; ask the county how it applies to your unit.
For a resale condo at Redfin's 95032 median of $599,982, the same math gives about $3,271 a month in principal and interest and $571 in property tax, before dues. Ask what the dues cover: water, trash, exterior insurance and reserves vary by complex.
Los Gatos condo buyer checklist
- Get the HOA budget, reserve study, last two years of minutes and the balcony inspection report.
- Ask whether any special assessment is planned or under discussion.
- Confirm the master insurance carrier and get your own HO-6 quote.
- Check the fire hazard zone on the Town's adopted map.
- Have your lender confirm the project is warrantable.
- Check schools for the address with the district locator; see our Los Gatos schools guide.
- Look up pending projects nearby on the Town's planning list.
For prices across the town, see our Los Gatos homes for sale guide and the ZIP 95032 market data.