Tucked in the suburban outskirts of San Jose, Campbell is a quiet residential city shielded from the booming businesses and tech giants of Silicon Valley. This city packs nearly 44,000 residents into approximately 6 square miles. Previously an agricultural area full of orchards and farmland, Campbell was incorporated in 1952 and experienced rapid subsequent expansion, with many subdivisions and neighborhoods springing up in the following decades. “Campbell is really known for its quality of life. It has a very popular downtown, which also has farmers markets and festivals. There are many parks and outdoor activities nearby, and events are held in downtown Campbell throughout the year. One of my favorites is the Oktoberfest,” says Brandon Koehne, a local Realtor with Keller Williams Bay Area Estates and nearly a decade of experience in selling real estate. Campbell’s central location and access to nearby freeways also attract a large commuter population of employees who work at major tech hubs throughout the valley.
Housing options from the late 20th century
The vast majority of homes in Campbell were built during the latter half of the 20th century, primarily between 1950 and 1990. “If homebuyers are looking for a suburban home, Campbell is really one of the best spots in the Bay Area. It's suburban-style living, with most homes being single-family and townhomes/condos,” Koehne says. Most single-family homes are Craftsman bungalows and ranch-style dwellings that range from about $1.8 million to $4.3 million. Midcentury townhouses and contemporary-style condo units typically cost between $500,000 and $1.6 million. The median overall housing price in Campbell is $1.7 million, while the median single-family home price is just over $2 million. Listings spend an average of 25 days on the market before being sold.
Large single-family homes are available in the Campbell neighborhood.
Modern, craftsman ranch-style homes are a common and available in the Campbell neighborhood,
A peaceful community with easy access to the big city, Campbell is a commuter haven.
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High marks for Campbell Union High School District
The Campbell Union School District receives an overall B-plus rating from Niche and serves students in kindergarten through eighth grade, and more than 6,500 students in grades nine through 12 are zoned for the A-rated Campbell Union High School District. In 2024, Leigh High School was recognized as a National Blue Ribbon School by the U.S. Department of Education. Branham High was accredited by the Western Association of Schools and Colleges in 2022. It has award-winning music and theater departments and offers career and technical education courses in culinary arts and journalism.
City parks and the Los Gatos Creek Trail
The city of Campbell oversees more than a dozen community parks and recreation centers where residents can find outdoor amenities like playgrounds, athletic facilities and picnic areas. Running throughout the city is the Los Gatos Creek, which breaks up the suburban landscape and is one of the largest urban streams throughout the Santa Clara Valley. Alongside the creek is an eponymous trail, a pedestrian-friendly walkway spanning nearly 10 miles, running from the Lexington Reservoir into the city of San Jose. At Los Gatos Creek County Park, residents can access an open green space perfect for dog walks. With a mild Mediterranean-like climate and consistently balmy weather, Campbell residents can enjoy outdoor recreation activities all year round.
Residents can take a stroll or relax among scenic views in Los Gatos Creek County Park.
Residents can take a stroll along well-maintained paths in Los Gatos Creek County Park.
Campbell residents can also visit Oka Ponds to bird watch and relax along the waters edge.
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Downtown Campbell and South Bascom Avenue
Campbell may have a small-town feel, but residents can still find plenty to do, especially in the city’s downtown area along several pedestrianized blocks of Campbell Avenue. Downtown is home to more than 100 local restaurants, boutiques and small businesses with historic charm and modern appeal. Throughout the year, numerous events and festivals are hosted in downtown Campbell, including a summer concert series, the Campbell Farmers’ Market and holiday celebrations like Oktoberfest and Christmas in Campbell. On South Bascom Avenue, there are a variety of restaurants, like Mr. Pickle's Sandwich Shop, Thai Orchid and LUNA Mexican Kitchen. Also located along the thoroughfare are supermarkets like Whole Foods Market and Trader Joe’s or specialty markets like Wolfe India Bazar. The Pruneyard shopping center is South Bascom’s retail destination, where residents can knock out daily errands or visit the movie theater.
The Campbell neighborhood has several grocery options for residents to choose from.
Luna Mexican Kitchen is a local favorite serving authentic Mexican dishes to Campbell residents.
Mr. Pickles is a neighborhood staple for residents of Campbell.
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Getting around the Santa Clara and Silicon valleys
Saundra Leonard, a local Realtor with Keller Williams Bay Area Estates, notes that Campbell’s immediate access to several major freeways is a prominent draw for residents, especially for those who commute to major tech companies throughout Silicon Valley. Nearby major highways include state Routes 17 and 85, the Interstate 280 beltway and the San Tomas Expressway. Public transit is also an option, with Valley Transportation Authority bus services along South Bascom, Camden and East Campbell Avenues. A light rail system connects San Jose with other cities in Santa Clara County, including Campbell. For locals who like to walk, most neighborhoods throughout the city are connected by flat streets lined with sidewalks.
Sprawling roads make for easy commuting in the Campbell neighborhood.
Well maintained sidewalks also make walking and biking around the Campbell neighborhood ideal.
S. Bascom Ave is a great way to commute around the neighborhood of Campbell.
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Crime in Campbell
In 2023, the Campbell Police Department reported a total of 1,785 crimes, showcasing a minor 4% increase in total reported crime compared to 2022 statistics. Nearly 70% of Campbell's crime reports in 2023 were property-related offenses including theft. That same year, the most common violent crime offense was assault, making up just over 86% of all violent crimes reported. The Campbell Police Department also reports on the number of crimes against society, which include offenses like fraud and drug abuse violations.
On average, homes in Campbell, CA sell after 22 days on the market compared to the national average of 70 days. The median sale price for homes in Campbell, CA over the last 12 months is $1,895,000, up 90% from the median home sale price over the previous 12 months.
Shannon Farrell brings a wealth of knowledge and experience to her clients. Her goal is to maintain a quality of experience for all that exceeds any expectation. She is an expert at resolving matters that arise in real estate, her step ahead approach assures success. Shannon has worked at the top two brokerages in the country and is a "Five Star Agent', well respected in the industry.
Shannon takes pride in changing the way our clients feel about Realtors. You will feel engaged and empowered to make successful decisions that benefit YOU! Our clients feel like Shannon takes care and thinks about everything so that their transactions are smooth and as stress free as possible! We often hear that she goes over and beyond, turning clients into lifelong friends- enriching their lives while reaching their real estate goals.
Shannon is a lifelong Bay Area resident who specializes in Residential, Multi Residential Investments, Agricultural Properties and Estates.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
