Campbell

The city of Campbell, California, 95008 is much beloved – and with good reason!  It offers what so many Silicon Valley residents want today: a nice community, a central downtown area with coffee shops, eateries, and stores, parks & trails, good commute access, and a wonderful diversity of businesses.

Located close to Highway 17, San Tomas Expressway, Hamilton Avenue, and Leigh Avenue, this part of the valley borders Willow Glen, Los Gatos, Saratoga, and West San Jose.

It’s noteworthy that this is one of the only west valley communities that includes light rail, making it an easy commute to downtown San Jose.

Fruit - Campbell - Prune

The Pruneyard

Campbell enjoys interesting and fun places throughout the city. While downtown gets a lot of press, there are many non-downtown areas that are worth frequenting, including the Pruneyard Shopping Center, which is very pedestrian friendly, features stores and restaurants, and a highly luxurious movie theater that was recently renovated.

We’ve eaten at a number of the restaurants there and have only had good experiences at each of them.

Sometimes there’s live music in the courtyard. On a mild day – which is most of the time – it’s a great place to spend a little time.

Downtown Campbell: a special place

Campbell Water Tower

Downtown Campbell enjoys a wonderful variety of things to see, do, and consume! There are a number of places to get something to eat or drink and simply people watch. Among our family favorites are Manresa Bread and Orchard Valley Coffee.

The Campbell Community Center is just a couple of blocks from the downtown area, and it provides many opportunities for education, recreation, and entertainment.

Want to learn about the city’s history? A visit to the Campbell Historical Museum and also a visit to the Ainsley House should be on your to-do list! Ongoing events at the historical museum make it a reason to return there again and again!

On Sundays, the downtown area becomes a large no-car zone with the Farmer’s Market, which runs from 9 a.m. to 1 p.m. nearly every weekend. The two exceptions are the third weekend of May for the Boogie Music Festival and October for the Oktoberfest Festival.

Parks and Trails

This west valley city has a surprising amount of park and trail land! A few favorites:

  • The expansive Los Gatos Creek Trail is managed by several different municipalities, and the Campbell stretch of it is paved and approximately 3 miles long and includes 2 miles with a par course. It can be accessed at Campbell Park, which is located between The Pruneyard and downtown. Campbell Park is not to be missed, too!
  • John D Morgan Park is a huge park with playgrounds, basketball courts, loads of lawn area, walkways, and restrooms. It is close to San Tomas Expressway, so it can be a little loud, but unless you’re right on top of the wall it’s not a bother.
  • Los Gatos Creek County Dog Park – this park is shared with the Town of Los Gatos and if you want a great place to let Fido off leash, this is it! It’s part of the Los Gatos Creek County Park.

Neighborhoods

Residential areas vary, with some more modest and affordable and others quite luxurious and costly. Homes can cost more if they are in “walking distance” to downtown, or to The Pruneyard. They can also be significantly more expensive if they are in the attendance area of higher ranked schools. Additionally, there are some large, gracious homes on the east end of the city near Dry Creek Road and Willow Glen which will also be on the higher end of the spectrum.

One interesting single family home neighborhood with a confusing zip code is Cameo Park West. This subdivision is on the Los Gatos border, off of Pollard Road near Quito Road, and the U.S. Postal Service gave it a “Los Gatos mailing address”. The homes are Campbell, but have mailing addresses with Los Gatos 95032 attached.

Condominiums and townhouses can be found throughout this area. One of my favorites is Vizcaya, which boasts younger construction and larger units. Inside, they feel very much like single family homes.

There are duplexes, triplexes, and fourplexes here, too. There are a number of McKeon multi family homes close to downtown (south of Hamilton and east of 3rd).

While no place in Silicon Valley is truly affordable, there are some pockets that are someone more reasonably priced in this city, particularly as compared to nearby Los Gatos and Saratoga.

Get the latest Campbell real estate stats here each month

Each month, check back on this site to view our Campbell real estate market with the latest data:  Updating the Campbell Real Estate Market

 

Campbell homes for sale

First, houses (and duet homes)

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See all Campbell CA single family homes for sale.
(all data current as of 7/15/2024)

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

 
 

 

Townhouses and condominiums

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See all Campbell, California Condos and Townhouses for Sale.
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Looking to buy or sell a home in Campbell, CA? We work here, too, so please reach out to us if you’d like to chat about buying or selling a home! (Sorry, we do not do rentals.)

 

 

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