Rose Villas III – Cambrian PUDs

Rose Villas III sign along Branham Lane in San Jose CA 95118Rose 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.

Upstairs view of part of the Rose Villas III community in the Cambrian area of San Jose

All floor plans the same, unless altered by the home owner:
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What Is the Difference Between CID Ownership in a Condo, Townhouse or PUD?

Could this be a condo? Or a PUD? Or neither?Are you considering purchasing a PUD, or wonder how it’s different than a condo? They could look the same!

There’s quite a bit of confusion around the difference between common interest developments (CID) , condominiums, and planned unit developments (PUD). What do these labels mean, and how does anyone know which one is which? Where do townhomes fall in this list? And more importantly, why do they matter?

CID, PUD, and Condo: Ownerships Explained

Part of the confusion stems from the fact that there are two things to consider: the architecture of the buildings and the type of ownership.

  1. What is a condominium or condo?  A condominium is a type of ownership of the real estate, not an architectural style.  Condo ownership means that the purchaser has 100% rights to the unit and a percentage of ownership in the common lands (fractional ownership in common areas). Buyers of a condo are buying the space between the walls (and a fraction of ownership elsewhere).
    • Condos can architecturally be a unit that resembles an apartment (what we colloquially refer to as a condo), a townhouse, or even a house.
  2. What is a townhouse (or townhome)?  A townhouse is a type of building or architectural style, not the type of ownership involved. A townhouse could be a planned unit development (PUD) or it could be a condominium.
    • Townhouses are often 2 stories and attached on at least one side, but they don’t have to be. They could be one story and they could be detached.
    • A townhouse that’s a condo can look exactly the same as a townhouse that’s a PUD.
  3. What is a PUD?  A planned unit development is architecturally either a townhouse or a house in which 100% of the unit plus the land under it is owned and the ownership of the unit also provides for a membership in the homeowner’s association or HOA.  The HOA in turn owns all the common elements (such as private roads and amenities such as a pool, tennis court, parking lots, etc.). With a PUD, homeowners have an easement and rights to use the common area through their HOA membership.
  4. What is a CID?  A common interest development, or CID, is a general term meaning the ownership of property in which there are “common areas” such as private roads, a pool, parking, tennis courts, utility rooms etc. These could be condo complexes or home owners associations with houses, townhouses, or other types of homes.

Local examples: In Los Gatos we have some freestanding houses (or properties with the only common wall being at the garage) which are in condo ownership on Ohlone Court.  Same with the beautiful Villas of Almaden community. Both have “common areas” and mandatory membership in the home owner’s association.

 

 

How can you tell if the townhouse is in a PUD or Condo CID?

Sometimes the info is right in a property profile, which is very easy for most real estate agents to obtain through their preferred title company.  More often, though, to be certain of the ownership type it’s necessary to review the preliminary title report.

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Time to downsize but don’t want condo living?

At some point, the family home may become too much work, expense, and worry for seniors and the decision may be looming about when and how to downsize.   There are many decisions to be made, including:

  • What to keep, what to give to relatives and friends, sell, donate or throw out?
  • How big of a space should the next home be?
  • What type of housing should be targeted – a condo, townhouse, apartment, senior living community, duplex, smaller house or cottage, duet or something else?
  • Is a home with stairs an option?
  • Is outside space a requirement?
  • Will the next home be purchased or rented?
  • Is outside care needed?

Particularly for those accustomed to a large house and garden or yard, going to a living arrangement with shared walls and no yard may not be appealing.   An option for those wishing to buy(and are still very independent) that is sometimes missed is a type of housing which is sort of a gray area, and those are houses held in condominium ownership (such as the Villas of Almaden), as well as patio homes (as we see in some of the Almaden Winery neighborhood).  In both cases, as well as in some planned unit developments, there’s a home owner’s association which will usually do all of the front yard landscaping.  If the back yard is small, it’s possible to have it planted in a low-maintenance manner to maximize your enjoyment while minimizing the yard work.

As part of your recon efforts, be sure to sit down and discuss your thoughts, hopes, wants and needs with a good Realtor familiar with the area where you want to live.  He or she can point out potential alternatives or options that you may not even know exist.

Patio Homes or Zero Lot Line Houses in Silicon Valley

What Is the Difference Between CID Ownership in a Condo, Townhouse or PUD?

When A Parent Has To Sell The House