The Cameo Park West neighborhood is located close to where Los Gatos, Campbell, and Saratoga meet. It’s actually in the city of Campbell but has a Los Gatos mailing address. This is a tidy community bordered by Pollard Road, San Tomas Aquino Creek, the Highway 85 freeway, and Rolling Hills Middle School.
The 122 or so homes here were built in 1966 and 1967 by one of the better tract builders in the area, Leep Homes. Houses range from 1380 square feet to 2620 SF, and lot sizes run between 6000 SF and about 12,600 SF. A typical home might have around 1800 SF and be situated on an 8000 SF lot. The houses have thoughtful floor plans and the bedrooms and living areas are usually a good size.
Leep homes tend to have a fairly consistent layout – here are the 1 story home traits
- most are single story homes
- front porch with two bedrooms facing the front (sometimes one goes further into the front yard than the other)
- formal entryway, often with double doors
- step down living room straight ahead from the foyer (the rest of the house is all the same level)
- fireplace located on side of living room closest to kitchen – it’s often a two way fireplace
- kitchen (and sometimes also a family room) just behind the garage
- laundry in the attached 2 car garage but close to the kitchen, usually immediately next to the door from the garage to the kitchen
- bedrooms are all down a hall in the opposite direction from the kitchen. Just before the master bedroom suite there will be the hall bath (then inside the master suite, the owner’s bathroom and then bedroom)
- the master bedroom faces the back yard, often leading to a patio shared between the kitchen (family room) and living room
- central, forced air heat
- hardwood floors
- copper plumbing
- no formal dining room (but plenty of space in the kitchen for eating)
- sliding glass doors from the master bedroom, the living room and kitchen / family room
Below is a pan of one of the streets in Cameo Park West, taken in 2011.
Strengths and weaknesses of the Cameo Park West neighborhood
It’s very easy to list the strengths of this neighborhood: it’s very clean, well kept, had a good builder, convenient location (close to two schools and only a block or two or three to Safeway and nearby shops). Major shopping is within easy reach at Westgate, El Paseo and nearby (appx 7 minute drive). For those wishing to take Lawrence Expressway, it’s a breeze – just hop onto Quito and it becomes Lawrence, making a lot of commutes simpler, easier and faster. For Los Gatos, this location is closer to places like Apple, Google, and other high tech centers (as compared to downtown Los Gatos or east LG).
The elementary school is Marshall Lane, the middle is Rolling Hills and the high is Westmont. Both the elementary and middle enjoy API scores of over 900 and Westmont has a very respectable score that’s more than 800.
The negatives do not impact everyone, but that said, they do exist. At one end of the neighborhood, there’s super close proximity to highway 85, to the train tracks and to the high voltage power lines and towers. Those are never a plus.
Many homes along Elwood back up to Rolling Hills Middle School. Is that a negative or a positive? That really depends on your point of view, and some would prefer to back to a school yard than to another house. But most buyers would prefer another home.
What do homes cost in the Cameo Park West area?
Like most of the 95032 zip code, it’s unlikely to find a house for close to $1 million there today (it was possible during the recession). To be able to purchase one of these homes, be prepared to pay between $1.2 million and $1.4 million in most cases. Some homes sell for over $1.6 million! Of course, it could always be less or more depending on exact location, size and condition of home, plus the marketing situation (is it easy to see, is it clean and without bad odors, has it been fairly updated etc.).
$2,100,000 : 55 Catalpa LN, CAMPBELL5 beds, 4 full, 1 half baths
$949,888 : 725 Budd AVE, CAMPBELL3 beds, 2 full baths
$3,995,000 : 921 Dry Creek RD, CAMPBELL6 beds, 5 full, 1 half baths
$1,399,000 : 1475 Parsons AVE, CAMPBELL4 beds, 3 full, 1 half baths
$1,498,000 : 920 Cullen CT, CAMPBELL3 beds, 2 full, 1 half baths
$1,500,000 : 746 Kenneth AVE, CAMPBELL5 beds, 3 full baths
$1,649,000 : 1390 Burrows RD, CAMPBELL4 beds, 2 full, 1 half baths
$1,848,000 : 1052 Mcbain AVE, CAMPBELL4 beds, 3 full, 1 half baths
$1,049,000 : 336 California ST, CAMPBELL3 beds, 2 full baths
$949,000 : 1102 Archer WAY, CAMPBELL3 beds, 2 full baths
See all Real estate in the city of Campbell.
(all data current as of 2/20/2017)
Listing information deemed reliable but not guaranteed. Read full disclaimer.