Cambrian Park, or more broadly, Cambrian, is a west San Jose neighborhood or district and is one of the more affordable, high-value areas in Silicon Valley. The schools are good, the crime is low, and the commute is not too bad. For people relocating to Santa Clara County, this is a place to know about since quality education and affordability are often high priorities!

What’s the compromise for the more reasonable prices of homes for sale? Well, Cambrian doesn’t have an interesting, upscale downtown area like Campbell, Los Gatos, Saratoga, or Willow Glen.

But it does have tons of shopping & restaurants and even a Farmer’s Market. It also enjoys a top notch hospital (Good Samaritan) and plenty of parks as well as a fantastic rec center with a large park adjacent to it, the Camden Community Center, which has tons of programs (including an after school program for youth), classes, and a fabulous pool.  (My family and I lived in Cambrian in the “Cambrian Gardens” neighborhood for 10 years and loved it – our kids made great use of the community center too.)

Altogether, there are about 75,000 to 80,000 residents in Cambrian, spread throughout the three zip codes of 95124, 95118 and a little tiny bit of 95008.

If there is a “central Cambrian Park”, it would have to be near the original Cambrian Park Shopping Center, which was the first actual mall in San Jose! That area is sometimes known as Cambrian Village.  People sometimes use the three names interchangeably: Cambrian, Cambrian Park, Cambrian Village.:

Where is Cambrian Park? Map of approximate Cambrian Boundaries:

View Cambrian Area of San Jose in a larger map

Cambrian Park is a west side suburban area, part of the city of San Jose for the most part (there are a few county pockets, a bit now covered by Campbell, though), which is located adjacent to Campbell, Los Gatos, Almaden Valley, Blossom Valley and Willow Glen.

The Cambrian Park boundaries are, approximately, Foxworthy Avenue, Bascom Avenue, Carlton Avenue, Blossom Hill Road (except for a jut up in the Vista Loop area), Camden Avenue, the Guadalupe Creek (between Coleman Ave and Blossom Hill Rd.) and Almaden Expressway. There are many many zigs and zags, especially with the Los Gatos border, but I sketched out the approximate boundaries so that readers could get a rough idea of the area we call Cambrian Park – see the map above.

What are the schools in Cambrian?

Cambrian is served by 3 elementary school districts: The Union School District (in the area closest to Los Gatos), the Cambrian School District (the part to the north, closer to Campbell) and San Jose Unified School District (covering most of the 95118 section).   High Schools are served by Campbell Union High School District if the homes are in the Union or Cambrian schools area, or San Jose Unified in the rest of Cambrian. (Some school districts are elementary and middle only, with a separate high school district.  Others are “unified”, covering K – 12.)

The newest API scores for Santa Clara County’s public schools have been released as of Nov 29, 2011.  If you are unfamiliar with how API scores work, it’s on a scale of 1 to 1000.  The target number for the county is 800, so anything higher is considered good.  Getting close to or over 900 is rare and is the mark of an exceptionally excellent school.

Cambrian came out even stronger than in years past, particularly in the Union School District, where 5 out of 6 elementary schools were in the 900s and the other 1 school was at 878.

The middle schools in the Union area of Cambrian Park also scored high in 2010, with Dartmouth at 900 and Union Middle at 881. For some reason there are NO scores for 2011.

In the Cambrian School District there are 4 grammar schools, 3 of which slipped from the previous year and 1 of which went up.  Bagby was at 905 this time and the rest were in the 8s. Price Charter Middle School held steady at 864.

The high schools in this region (the Campbell Union HSD) all went up from the previous year, but only one of them, Leigh, is over 800 (Leigh has a strong 822 API).

Maps for the school district boundaries and school of attendance in Cambrian:

Map of the Union School District (loads slowly, please allow more time than seems reasonable):
http://www3.unionsd.org/unionsd/lib/unionsd/union_boundarymap.pdf

Map of the Cambrian School District of its boundaries (zoom in for better view), showing school of attendance maps also (they include the Farnaham charter School):
http://www.cambrian.k12.ca.us/oldSite/district_site/images/Cambrian_School_District_Map.jpg

The Cambrian elementary schools covered by the San Jose Unified School District are:
Almaden Elementary (782 API), Hacienda Science/Environmental Magnet Elementary (872) , and Reed Elementary (844).  The middle schools in Cambrian or covering Cambrian for the SJUSD are Castillero (795, slipped a little from the previous year – this school is in Almaden Valley) and John Muir (782).  The map of this district is not very helpful – cannot seem to zoom in:
http://www.sjusd.org/school/district/map_district/

The History of Cambrian, via the Cambrian Community Council

A friend & past client of mine (who purchased a home with me in Cambrian) very kindly told me about a wonderful article on the history of the Cambrian area which can be found on the Cambrian Community Council website.

Cambrian Area: It was always about the schools!

As with many parts of California, interestingly, the name itself goes back to the naming of a school (Cambria being another name for Wales).  This happened in the mid to late 1800s. The details of the founding of the Union School District and the Cambrian School District are shared there, too. It’s funny to think that more than a century later, the high quality schools in this San Jose neighborhood are still of prime importance and a main driver in home values.

Where was Cambrian originally?

The article further explains that the Cambrian area was an enormous stretch of land, and that Cambrian Park is within that general area (as is “Cambrian Village”, found at the crossroads of Union and Camden Avenues in San Jose).  The boundaries got defined differently at various points in time, and at times has included part of Los Gatos. (I read elsewhere that Cambrian was said to extend as far as Dry Creek Road at one point.) Some areas that were originally Cambrian are now part of Willow Glen or part of Campbell. Our local Realtor MLS defines the area as going roughly from about Foxworthy to the north to Blossom Hill in the south, Almaden Expressway to the east and Bascom Avenue to the west. (It touches Los Gatos, Almaden Valley, Willow Glen, and Campbell.)

If you live in this wonderful part of Silicon Valley, I encourage you to visit the CCC website and enjoy their colorful article, History of the Cambrian Area.

Cambrian Park Neighborhoods

Because I sell a fair amount in Cambrian and lived there, I am very partial to this area and have begun doing posts which are Cambrian neighborhood spotlight pieces.  I hope you will enjoy them.  More posts are to come but here are a few to get you started:

The Alta Vista Neighborhood, Where San Jose’s Cambrian Park and Los Gatos Weave Together Along The Base of the Hills

The “King Street” Neighborhood of Cambrian Park on the Los Gatos Border

Cambrian Park Neighborhoods: How to Choose Where to Live?

How’s the Cambrian Park Real Estate Market?

You can read about the Cambrian real estate market (as well as other Silicon Valley real estate markets in Santa Clara County) on my REReport, which is updated in the first week or so of each month.

The current RE Report for Cambrian Park Houses
The current RE Report for Cambrian Condominiums & Townhouses

What is my Cambrian home worth?

If you live in Cambrian now and are wondering about the market value of your home today, there are two approaches you can take.  You can request from me an online valuation (which will be approximate only as it’s “sight unseen”) at either of two places:

Price Your Home request on popehandy.com or at SiliconValleyHomeValue.com

Both of these come to me and I run the numbers personally for home owners who request them (sorry, this offer is not for home buyers).  I can usually turn the info around within a day, but sometimes it takes a couple of days if I happen to be travelling or otherwise overly busy.  If you make a request and for some reason don’t hear back from me within a couple of hours to acknowledge your request, please email or phone me!  Once in awhile, technology doesn’t come through and I don’t get an email alert when I should.

Alternatively, if you do not wish to share your contact info with me at this time, you can also simply browse the sold real estate listings in Cambrian on my Property Analysis page of the RE Report.  Just input an address (it’s not saved, I won’t see it) anywhere in Santa Clara County, and you’ll be able to view nearby sold, pending and available homes for sale close to your property.

What do houses cost in Cambrian?

If you’d like to buy a Cambrian home, you can browse the MLS listings of Cambrian Homes for Sale on this blogsite.  I have them listed by zip code on separate posts for houses, and below this section are the currently available condo and townhome properties which are on our MLS.

Houses for Sale in Cambrian Park, San Jose, 95118

Cambrian Park Houses for Sale in 95124

What do townhouses and condos cost in Cambrian?

Below, please browse MLS listings of Cambrian condos for sale and Cambrian townhouses for sale in 95124 and 95118:

Showing properties 1 - 5 of 12. See more 95124 zip code real estate.
(all data current as of 2/11/2012)

1. $223,500 : 3164 Kimber Ct #70, San Jose
   
   2 beds, 1 full bath

   Home size: 886 sq ft

   Lot size: 1,148 sq ft
   
2. $245,000 : 2332 Saidel Dr #4, San Jose
   
   2 beds, 1 full bath

   Home size: 798 sq ft

   Lot size: 2,580 sq ft
   
3. $270,000 : 2785 S Bascom Av #22, Campbell
   
   3 beds, 2 full, 1 part baths

   Home size: 1,262 sq ft

   Lot size: 740 sq ft
   
4. $614,995 : 2881 Meridian Av #103, San Jose
   
   2 beds, 2 full baths

   Home size: 1,550 sq ft
   
5. $485,995 : 2881 Meridian Av #108, San Jose
   
   2 beds, 2 full baths

   Home size: 1,320 sq ft
   

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

Showing properties 1 - 2 of 2. See more 95118 zip code real estate.
(all data current as of 2/11/2012)

1. $365,000 : 1118 Dinkel Ct, San Jose
   
   3 beds, 2 full, 1 part baths

   Home size: 1,573 sq ft

   Lot size: 1,742 sq ft
   
2. $304,900 : 5685 Hollyleaf Ln, San Jose
   
   2 beds, 2 full baths

   Home size: 974 sq ft

   Lot size: 2,025 sq ft
   

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

The post below was written in October 2009. To see the most current posts on Willow Glen and the real estate market there, please click on this link to see all related posts with the most current on top. At the bottom of this post, I’ll add links to some articles which are specifically related to the Willow Glen real estate market trends & statistics, too.

Willow Glen is an interesting, varied, historic, scenic and upscale part of Silicon Valley.  It is convenient to downtown San Jose but has its own distinct history; even though it’s been part of the city of San Jose for nearly 75 years, ask a Willow Glen resident where he or she lives and the answer will be “Willow Glen”, not San Jose.

I’ll use Altos Research for my source (a subscription I have & have the right to reproduce images etc here). Since 95% of Willow Glen is composed of 95125 zip code, that’s what we’ll use. The graphs below are dynamic so although I’m posting this in fall of 2009, the charts should be accurate in the future too. NB, Altos uses list prices.

List prices for San Jose, 95125 over the last 12 months by price quartile:

Average days on market for San Jose, 95125 over the last 12 months by price quartile:

Average inventory levels for Willow Glen (95125):

Median price per square foot (95125):

Average price per square foot in 95125:

Listings absorbed (homes sold):

Median market action index (below 30 is a buyer’s market):

As the last chart indicates, there’s a lot of variation in “the” Willow Glen market. Willow Glen is extremely diverse, with a wide range of pricing, styles of architecture, age of home, lot size, and neighborhood type.

Within Willow Glen, there are many neighborhoods, each with a unique charm and personality.  Palm Haven, close to the downtown Willow Glen shopping area, does feature not only a lot of palms (royal & fan palm trees), but beautiful architecture: mediterranean, craftsman, and more.  On the southwestern side of Willow Glen you find a delightful pocket of Eichler homes, spacious and lovingly maintained. Cherry Acres and the Dry Creek Road area boasts spacious homes, large lots, big trees and a graciously winding road for which the latter area is named.  Canoas Garden is one of the more affordable sections of Willow Glen and is set between Almaden Expy and 87.  Other Willow Glen neighborhoods, such as Lincoln Glen, feature ramblers, traditional homes, and in some areas, not a few willow trees too. Hacienda Gardens straddles the border between Cambrian Park and Willow Glen; these homes are on the more affordable end of the scale too.Ages of Willow Glen homes range from very large and old (you will find quite a few Victorians and even an original adobe in WG) to very new (mediterranean style, two stories, on a 4000 SF lot).

Each part of Willow Glen may have its own “real estate market” or micro climate.  Additionally, the market can vary depending on price point, precise location, or school district.  Most of Willow Glen is in the 95125 zip code, but a sliver is in 95124.  A  portion of each of these zip codes belong not to the San Jose Unified School District, but to Campbell Schools.  So while the graphs and info above are accurate to the best of my knowledge and ability for Willow Glen as a whole, it may not reflect your home’s exact situation. Please contact me for a personal, confidential consultation on selling your Willow Glen home, or you are looking to purchase a Willow Glen home for sale now.

Related Willow Glen articles on this Valley Of Hearts Delight Blog:

Willow Glen Market Update in Brief for June 2010
Friday, June 18, 2010

The Condo and Townhouse Market Update in the West Valley for June 2010
Saturday, June 5th, 2010

(This is a comparative post which includes multiple Silicon Valley areas together with Willow Glen.)

The Micro-Markets of the San Jose Neighborhood of Willow Glen Saturday, March 20th, 2010

The Willow Glen Real Estate Market Trends and Statistics
Wednesday, October 28th, 2009

It’s Not Your Imagination: There are Fewer Homes to Choose from in Silicon Valley
Tuesday, June 16th, 2009

(This is a comparative post which includes multiple Silicon Valley areas together with Willow Glen.)

Located along the Guadalupe River and adjacent to downtown San Jose and resting against the borders of Campbell and the Cambrian Park area of San Jose, Willow Glen is a very charming, older part of San Jose and Silicon Valley that seems to beckon to a more gracious time.

The area’s centerpiece is Lincoln Avenue, a street bustling with cars and pedestrians alike. It’s filled to the brim with restaurants and shops and seems to attract a never-ending strea of visitors, especially in summer and during the holidays.

This place has a great sense of community and history too. Willow Glen was once its own town, until the need for being hooked up to the sewer system proved prohibitively expensive, and the residents voted to be annexed to San Jose in the 1920s. Ask someone from this district where he or she is from, and you won’t hear “San Jose”, but rather “Willow Glen”. It’s expected that you will know where that is!

Lovely, Older Architecture is a Hallmark of the Willow Glen area of San Jose

Much of Willow Glen was built early in the 1900s and so the homes in the “downtown” area are older and feature classical styles of housing on tree lined streets – Spanish, Craftsman, and some even more venerable and Victorian. That is surely a large part of its charm. On the edges of Willow Glen, the homes are newer and tract. One area, known as Palm Haven, has a myriad of palm trees (both Royal Palm and Fan Palm) and older, diverse architecture surrounding a community park. The original access to Palm Haven from Bird Avenue and the rest of Willow Glen has been blocked off, but the grand old road can still be found easily enough via Clintonia off Riverside.

In addition to the unique architecture and the draw of Lincoln Avenue in “downtown Willow Glen”, there are other features that make Willow Glen popular for visitors and those who want to live there too. One is the community involvement and the love of the arts. There are festivals and free music concerts and they are a popular draw! The pace seems to be a little slower here. Is it really? I’m not sure, but just seeing that people slow down enough to play Bocce Ball at a neighborhood park convinces me that things somehow just aren’t as hectic here.

The Christmas season is special in Willow Glen, as many neighbors decorate their front yards with a single Christmas tree and lights. Other homes are fully decked out to the extreme. Some cold nights in December, traffic comes to a near standstill in this old enclave of San Jose, as folks drive in from miles to take in the holiday lights on the residential streets. It is by far the most scenic area of Santa Clara County during the holidays!

Willow Glen has a social conscience, too. There are organizations of religious groups, faiths and churches which meet to address social justice issues. One of the most popular sources of food for the hungry of Silicon Valley is the amazing Second Harvest Food Bank of Santa Clara and San Mateo Counties. This is a full-circle kind of thing as Willow Glen was once very famous for the fabulous orchards that fed the Santa Clara County. It is probably no accident that the garden next to Second Harvest Food Bank includes fruit trees!

Looking for a quaint place to live that’s close to downtown San Jose but feels like a whole different place? Spend some time in Willow Glen. It will charm you!