Santa Clara County's median home price is around $1.64 million in mid-2026, which keeps it among the most expensive housing markets in the country. Buyers comparing the 55+ communities in Silicon Valley very often end up looking hard at The Villages Golf and Country Club in San Jose, and it's the community I get asked about more than any other.
Tucked into the Evergreen foothills in the 95135 zip code, this age-restricted community runs at a different pace and a different price point than the tech hubs around it. Recent sales have centered around $775,000, and the place works more like a self-contained town than a subdivision, with its own dining, recreation, security, and maintenance built in. If you're downsizing from a larger Silicon Valley home or moving here to retire, understanding the housing stock and the community rules is where you start, especially with county homes averaging about 18 days on market. My guide to finding the right downsizing 55+ community is a good companion read.
An Overview of The Villages Golf and Country Club
The Villages Golf and Country Club is built around a championship 18-hole, par-72 course designed by Robert Muir Graves, along with a 9-hole par-3 course, a driving range, and a pro shop. The main Clubhouse on Villages Parkway is the primary gathering place, and additional community centers serve residents across the different neighborhoods.
Setting and Community Layout
The Villages is a master-planned 55+ community where maintenance and recreation are managed internally. Golf courses and open space wind through the residential clusters, so most homes are close to the central amenities. Residents have access to multiple pools and spas, tennis courts, bocce, and pickleball, plus a fitness center, hobby rooms, a library, and an on-site post office. My post on 55+ community amenities in Silicon Valley shows how this compares with other options.
Silicon Valley Context
While Santa Clara County overall has less than two months of housing supply, The Villages has its own market dynamics. It sits away from San Jose's main commuter traffic while keeping you inside Santa Clara County and close to regional services. Buyers often compare it with other 55+ options in Northern California, and my guide to the best Silicon Valley neighborhoods for senior downsizers shows how the Evergreen area stacks up.
Real Estate and Home Prices
The median sale price in The Villages over the last 12 months has been roughly $775,000, about half the county median, which makes it a very different entry point into the local market. Individual homes vary a lot, from smaller condos in the mid $400,000s to larger single-family homes well over $1 million, depending on size, configuration, and district.
Housing Stock and Property Types
The community includes condos, attached villas, and detached single-family homes. Condos sit at the lower end of the price range, while larger single-family homes on the golf course command the biggest premiums. Expect established construction rather than new builds, though many homes have been updated by previous owners. That mix lets you choose between a low-maintenance attached home and a more traditional house, depending on how much upkeep you actually want.
HOA Fees and Included Services
HOA and club dues are based on your district and the adjusted square footage of the home. Condo owners pay through The Villages Association, and single-family homes are managed through the Homeowners Corporation. Dues generally cover club operating and capital dues, grounds upkeep, trash and recycling, building maintenance where applicable, and automatic membership in the Golf and Country Club, and some condo districts include certain utilities. Always get the exact figure and a list of what's covered for the specific home you're considering, and see my guide to 55+ community HOA fees for context.
Dining, Getting Around, and Daily Life
Daily life revolves around the central amenities and the surrounding Evergreen area of San Jose. You don't have to leave the gates for a meal, since the community runs its own restaurants. Entry is managed by the community's public safety staff, and most residents get around by car or golf cart.
On-Site Restaurants
The Clubhouse operates a full-service restaurant overlooking the golf course, and the Bistro Bar & Grille offers a more casual setting with indoor and patio seating near the main recreation facilities.
Shopping and the Evergreen Area
Groceries, retail, and more restaurants are just outside the gates in Evergreen, including Evergreen Village Square, which I wrote about in my post on Evergreen Village Square in San Jose. That means everyday errands don't require a trip into downtown. VTA buses serve the area and connect to the Eastridge Transit Center, and you can plan routes on the VTA website.
Practical Info: Healthcare, Weather, and Schools
Internal amenities cover daily recreation, but for medical care you'll rely on the broader San Jose network, so it's worth knowing where those facilities are before you buy.
Local Hospitals and Medical Care
Regional Medical Center of San Jose is typically less than a 20 minute drive and provides emergency, specialty, and routine care. Kaiser Permanente San Jose, Good Samaritan, and Santa Clara Valley Medical Center are also within reach. My post on healthcare near 55+ communities in Silicon Valley goes deeper.
Climate and Weather Expectations
This part of Silicon Valley has a Mediterranean climate with dry, warm summers and mild, wet winters, and the foothills keep the area mostly free of coastal fog. There's no snow and very little freezing weather, which means golf and tennis year-round and less seasonal maintenance on the house.
School District Boundaries
The 95135 zip code falls within the Evergreen Elementary School District and the East Side Union High School District. Because this is an age-restricted community, school-age children can't live here, so the boundaries mostly matter for tax assessments. You can look up any parcel's assessed value with the Santa Clara County Assessor.
Leasing and Rental Rules for Owners
Some buyers purchase here before they're ready to move in full-time. The community allows leasing, but owner-occupancy is the clear priority, and renters must follow the same age and registration rules that keep the community compliant as housing for older persons. My post on renting in a 55+ community covers the details.
Age Restrictions and Guest Policies
At least one resident must be 55 or older under the federal Housing for Older Persons Act, and children can't live in the community, which applies to owners and renters alike. Anyone staying 30 or more consecutive days must register with Public Safety, and guests or renters staying 60 or more days in a year trigger the same residency requirements as a new owner.
Frequently Asked Questions
Do both spouses have to be 55 or older to buy a home in The Villages Golf and Country Club?
No. Only one resident needs to be 55 or older, although children aren't permitted to live in the community. My post on whether younger family members can live in a 55+ community covers related questions.
How much are the monthly HOA fees at The Villages, and what do they cover?
Dues depend on the district and adjusted square footage. They generally cover club dues, grounds, trash, building maintenance where applicable, and Golf and Country Club membership, with some condo districts including certain utilities.
Is a golf membership mandatory when buying here?
Yes. Membership in the Golf and Country Club is included in your dues, giving you access to both golf courses, the driving range, pools, and tennis courts.
What happens if I inherit a property in The Villages but I'm not yet 55?
You can own it, but you can't live there unless a permanent resident meets the age requirement. Most heirs either lease to a qualifying tenant or sell, and I explain the options in what to expect when you inherit a 55+ community home.
Are there rental restrictions if I need to lease my home later?
Rentals are allowed, but tenants must meet the age rules and register with Public Safety, and stays over 60 days trigger full residency requirements.
How do prices and resale timelines here compare to the rest of Silicon Valley?
Homes here are generally more affordable, with a median around $775,000 versus about $1.64 million countywide. Timelines depend on size, condition, and home type, and pricing it right matters because the buyer pool is limited to people who meet the age requirement.
About the Author
Seb Frey is a Broker Associate with Compass in Los Gatos (CA DRE# 01369847) and the Seasoned Living Strategist behind Team Sixty Plus. Over more than 23 years and 450+ closed transactions in Silicon Valley, his practice has centered on longtime homeowners, older adults, and the families helping them through downsizing, estate sales, and housing transitions. He holds the Seniors Real Estate Specialist (SRES), Certified Senior Advisor (CSA), and Certified Aging-in-Place Specialist (CAPS) designations, has been ranked in the top 1.5% of agents nationwide by RealTrends, and hosts the Sixty Plus Uncensored podcast. Market figures in this article reflect Santa Clara County conditions as of mid-2026. HOA dues, community rules, and entrance fees change, so confirm them directly before you make a decision, and talk with your own tax advisor or attorney about anything tax or legal. Seb is a REALTOR®, not a CPA or lawyer.
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