Where new homes are being built in Los Gatos
Los Gatos adds few homes. The Census Bureau's American Community Survey (2020-2024) counts 266 homes in the town built in 2020 or later and 583 built from 2010 to 2019, out of 13,728. Most of the new supply comes from three places: the North 40 area at Lark Avenue and Los Gatos Boulevard, redevelopment of commercial sites along Los Gatos Boulevard, Blossom Hill Road and Santa Cruz Avenue, and small hillside subdivisions and lot splits.
The pipeline grew after the Town adopted its 2023-2031 Housing Element; the state housing department certified it on July 10, 2024. Several of the multi-family applications on the Town's Pending Planning Projects page were filed under Senate Bill 330 (SB 330), a state housing law. Pending means not approved, and approved projects can still take years to build, so treat every date below as the Town's status when we checked on October 30, 2026.
New home communities and projects in Los Gatos
Solana by SummerHill Homes (townhomes, Los Gatos-Saratoga Road, 95032)
SummerHill Homes lists Solana as 155 townhomes in 28 three-story buildings, with five floor plans of 1,339 to 2,270 square feet, two to four bedrooms and two to three and a half baths. The builder's page said "Coming Spring 2027" on October 30, 2026 and showed no prices. Its sales office address is 50 Los Gatos-Saratoga Road, the site of the Los Gatos Lodge, which SF YIMBY reported the project will replace next to Los Gatos High School. SummerHill names Van Meter Elementary, Fisher Middle and Los Gatos High as the nearby schools; confirm attendance with the districts, since a builder's list is not a boundary.
Bellaterra at North 40 by SummerHill Homes (Lark Avenue and Los Gatos Boulevard)
Bellaterra is SummerHill's community in the North 40 Specific Plan area. SummerHill opened it in October 2021 with 253 homes in three collections, including 76 urban homes of about 910 to 1,999 square feet with one to three bedrooms. The Town describes the Phase I applications as 320 residential units, 50 of them affordable senior units, plus about 66,000 square feet of commercial space with a market hall. Ask SummerHill whether any new homes remain; otherwise you will be buying a resale. Get the HOA budget either way.
14789 Oka Road townhomes by Urban Catalyst (proposed)
Urban Catalyst proposes 138 for-sale townhomes on a 6.71-acre orchard site on Oka Road: 54 two-bedroom and 84 three-bedroom homes in 18 buildings, with a 0.41-acre open space and stormwater area. The Town of Los Gatos filed a mitigated negative declaration with the state's CEQAnet in March 2026. A NewHomeSource listing shows it as coming soon, with pricing not yet posted.
North 40 Phase II: 14849 Los Gatos Boulevard (proposed, 120 units)
A mixed-use development of 120 homes with a tentative map, filed under SB 330 on March 8, 2024, on land zoned for the North Forty Specific Plan. The Town lists it as pending, with environmental review pending. The Specific Plan covers about 44 acres between Highway 85, Lark Avenue, Highway 17 and Los Gatos Boulevard.
Los Gatos Boulevard condominium projects (proposed)
Three more Boulevard sites are on the Town's pending list: 175 condominium homes with commercial space at 15300 and 15330 Los Gatos Boulevard (filed May 2024), 81 homes with a condominium map at 15495 Los Gatos Boulevard (filed November 2025) and 10 homes at 16492 Los Gatos Boulevard (filed July 2025). All replace commercial buildings.
Blossom Hill Road and Alberto Way (proposed)
101 Blossom Hill Road proposes 63 condominium homes in a mixed-use building (filed November 2024). At 401-409 Alberto Way, an application filed August 14, 2026 seeks 55 condominium homes under SB 330. A separate request at 800 Blossom Hill Road, filed October 2026, would raise the number of units allowed under an existing planned development.
Downtown, University Avenue and Capri Drive (proposed)
Closer to downtown, 101 S. Santa Cruz Avenue proposes 58 condominium homes over ground-floor shops (filed December 2023), and 647 N. Santa Cruz Avenue proposes 11 (filed October 2024). 980 University Avenue proposes 68 condominium homes (filed September 2024). At 14288 Capri Drive, a 119-unit apartment building would replace a commercial building; those would be rentals, not homes for sale.
Hillside subdivisions: Belgatos, Shannon and Twin Oaks (proposed)
220 Belgatos Road proposes splitting one lot into 14 and building 13 new houses (filed April 2025). 14915 Shannon Road proposes rezoning agricultural land to hillside residential and subdividing it into nine lots (filed 2022). 178 Twin Oaks Drive is an SB 330 application for 12 lots with a house on each; the Town's page listed a special Town Council hearing on August 11, 2026, so check the outcome. 401 Surmont Drive proposes three lots.
Custom homes and SB 9 lot splits
Much of the new building in Los Gatos is one house at a time. On October 30, 2026 the Town's pending list had 16 Senate Bill 9 applications for urban lot splits or two-unit developments, on streets such as Kennedy Road, Englewood Avenue, Mozart Way and Quail Hill Road, plus several new custom houses on vacant hillside lots on Hicks Road, Foster Road and Mireval Road. These are usually sold by individual owners or small builders, not through a sales office. See our California ADU rules guide if you are weighing a second unit instead.
Los Gatos new home communities compared
| Community or project | Builder or applicant | Homes | Type | Status, Oct 30 2026 |
|---|---|---|---|---|
| Solana | SummerHill Homes | 155 | Townhomes, 1,339-2,270 sq ft | Coming spring 2027, no prices posted |
| Bellaterra at North 40 | SummerHill Homes | 253 | Flats, lofts and townhomes | Opened 2021; ask about remaining homes |
| 14789 Oka Road | Urban Catalyst | 138 | Townhomes, 2-3 bedrooms | Environmental review filed March 2026 |
| 14849 Los Gatos Blvd (North 40 Phase II) | Applicant not named on Town page | 120 | Mixed-use | Pending |
| 15300-15330 Los Gatos Blvd | Not named | 175 | Condominiums, mixed-use | Pending |
| 15495 Los Gatos Blvd | Not named | 81 | Condominiums | Pending |
| 980 University Ave | Not named | 68 | Condominiums | Pending |
| 101 Blossom Hill Rd | Not named | 63 | Condominiums, mixed-use | Pending |
| 101 S. Santa Cruz Ave | Not named | 58 | Condominiums over retail | Pending |
| 401-409 Alberto Way | Not named | 55 | Condominiums | Pending |
| 220 Belgatos Rd | Not named | 13 houses | Single-family | Pending |
Mello-Roos and HOA fees on new Los Gatos homes
None of the builder or Town pages we opened gives HOA dues or a Mello-Roos (community facilities district) tax for these projects. That does not mean there are none. Before you sign, ask the builder in writing for the HOA budget, any special taxes or assessments, the Department of Real Estate public report, and a sample first-year tax bill. Townhome and condo communities such as Solana and Bellaterra usually have an HOA; the dues and reserves are what to compare.
Every new home also pays the 1% base property tax on its purchase price plus voter-approved bonds and fixed charges, and a supplemental bill after closing. Our Santa Clara County property tax guide and Mello-Roos guide explain both.
New vs resale homes in Los Gatos: what costs more
With no new-home prices posted on October 30, 2026, the useful benchmark is the resale market for the same type of home. In Redfin's figures for ZIP 95032 for the three months to September 2026, townhouses sold at a median of $1,525,002 (8 sales, $940 a square foot) and single-family houses at $2,899,269 (36 sales). Across the town, Zillow's typical home value was $2,597,611 in September 2026.
At Freddie Mac's 7.24% average 30-year rate for the week of October 29, 2026, a buyer putting 20% down on a $1,525,002 townhouse would pay about $8,314 a month in principal and interest, plus about $1,271 a month in base property tax, before HOA dues and insurance. The same math on a $2,899,269 house gives about $15,807 and $2,416. When Solana and Oka Road publish prices, compare their price per square foot with the $940 townhouse median, and ask whether any builder incentive depends on using its preferred lender.
Inspections and warranties on new Los Gatos homes
Hire your own inspector for a new home, ideally once before drywall and again before the final walk-through. Get the builder's written warranty, its claim process and the dispute-resolution terms of the purchase contract before you sign. On infill sites that replace old commercial buildings, ask for the environmental site assessment. On hillside lots, ask for the geotechnical report and grading plan; projects such as 401-409 Alberto Way filed geotechnical reports with the Town, and these are public records. Check the parcel's fire hazard zone too; see our wildfire zones guide.
Buying a new home in Los Gatos with a local agent
A builder's sales team works for the builder. Your own agent can compare a new townhome with recent resales at Bellaterra and elsewhere in 95032, read the HOA budget and public report, and negotiate on upgrades or closing costs. Register your agent on your first visit to a sales office; SummerHill's site says its referral program requires the agent to come with you on the buyer's first visit. Since the 2024 commission changes, agree in writing how your agent is paid before you tour; our commission guide explains the rules. For local help, see our featured Los Gatos agent, and for older homes, Los Gatos neighborhoods.