Rose Villas III is a pretty Spanish style community of townhomes which are PUDs or Planned Unit Developments, not condominiums (an upgrade!). They are located along a private road but have an address of anywhere between 1634 and 1644 Branham Lane, San Jose CA 995118. The common areas offer a surprisingly abundant amount of guest parking as well as a pool and patio for the enjoyment of the residents.

Both the individual homes and the community as a whole are thoughtfully laid out and very attractive. It’s also a convenient location for commuting on Camden Avenue (which becomes San Tomas Expressway) or accessing Highway 85. Shopping and restaurants are nearby: it’s a highly convenient location.

Upstairs, many of the homes enjoy at least partial views of the hills.

And to top it off, this community enjoys highly regarded Union Schools.

What are the homes like at Rose Villas III?

There are 48 townhomes in this community. They were constructed in 1977 and feature stucco exteriors and concrete tile roofs.

The layout is thoughtful with a powder room and living spaces on the first floor, as well as the laundry closet (which is close to the front door and the access to the garage from inside). Upstairs there are two bedrooms and a bathroom between them, which is wonderful for improved privacy. Both bedrooms include two closets each and also large windows.

All floor plans the same, unless altered by the home owner:

• 2 bedrooms
• 1.5 baths,
• 1,334 square feet of living space
• 2 stories
• 1 car attached garage
• inside laundry
• fireplace
• pleasant, small back patio with a gate to the common area
• no windows on the sides, only front & back (even for end units)
• baseboard heating (some owners have changed this and enjoy mini splits for heating and cooling)
• the foundations are concrete slab
• the attics are fairly tall

The original layout puts the kitchen toward the front of the unit and provided a door into the entry hall and also a doorway to the dining and living areas. To get more kitchen storage and counter space, many of these homes have been remodeled and closed off the direct access to the entry hall. We’ve seen it both ways. With the door it feels very open and bright. Without the door, the kitchen feels much bigger!

Public schools

The public schools are Lietz Elementary (6 on Great Schools with a 9 for test scores), Dartmouth Middle (also rated 6 but 9 for test scores on Great Schools), and Leigh High (Great Schools ranks it 9 overall, 10 for test scores).

What do these homes cost?

As of mid 2024, these townhomes are selling in the very high high $800s and low $900s and the monthly HOA dues are $535.41.

Please see the last section of this page to view the most recent listings and sales.

Are there any special issues with these townhouses?

Every area has pros and cons, and Rose Villas III is no exception. In my mind there are many more pros than cons, but nevertheless, here are some potential issues:

• Freeway noise (more audible in some areas than others)
• Restriction on leasing – 25% max (some may want to rent their units out, but for others this may be seen as a plus)
• Electric panels that were originally installed were Federal Pacific Electric with Stab-Lok breakers. Some or perhaps many home owners have replaced their subpanels.
• When these homes were constructed, it was permissible to roof in a way that is no longer allowed today – there was no sheathing or underlayment under the tile roofs. This is not ideal for many reasons, including wind driven roof leaks in storm weather and easier access for rodents or other pests to get in. (My own house was built the same way and in the same year. When we reroofed we of course added underlayment.)
• The roofs are approaching 50 years of age, which is about the expected lifespan of concrete tile roofs. (Some people state that they can last much longer, but that was not my experience with my own concrete tile roof.)  The reroofing will be expensive. Anyone buying there should pay attention to the reserve account and whether or not the reroofing is factored in to the long term budget.

This is a lovely community and a surprising find right in Cambrian. I would be happy living there myself.

Rose Villas III homes for sale, under contract, or sold in the last 12 months

One sale in 2024 had the home mis labelled as a condominium, which it is not. Buyers who understand the difference will pay more for a PUD.

See all Rose Villas III PUDs.
(all data current as of 10/16/2026)

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