$2,193,106Average Value$1,366Average Price per Sq Ft4Homes For Sale
Quiet residential neighborhood in western San Jose
Paynes is a residential western San Jose neighborhood popular with homebuyers looking for proximity to Silicon Valley’s world-renowned tech giants. With a Mediterranean-like climate, highly ranked public schools and access to premier shopping options, it is a sought-after enclave where homes sell fast and usually above asking price. Paynes is quiet, with wide, suburban roads, sidewalks and shady oak trees, and it’s also right down the road from retail plazas and about 8 miles from downtown San Jose. Downtown Campbell is a short 2-mile drive away.
Paynes is a sought-after residential neighborhood in West San Jose.
Paynes is 2 miles from downtown Campbell.
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Homes cost between $1.5 million and $3 million
Single-family homes in this area start at around $1.5 million and can cost up to approximately $3 million. Craftsman bungalows and ranch-style homes line suburban streets, with traditional midcentury, Spanish and Mediterranean-inspired architectural touches. Sidewalks line the neighborhood with tall cypress, oak and pine trees casting shadows from the persistent sun. Many homes also have paved driveways, attached garages and small front lawns. Although most homeowners choose to park in their garages, street parking is also available throughout the neighborhood.
Single-story and two-story homes are available in Paynes.
Ranch styles with midcentury Spanish are plentiful in Paynes.
Craftsman bungalows start around $1.5 million in Paynes.
Wide, spacious streets with walking paths in the Paynes neighborhood.
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Private and public school options
Students in this area are served by the Moreland School District, which has an overall A-minus rating on Niche. Young learners in kindergarten through fifth grade can jumpstart their academic journeys at Payne Elementary School, which earns an A-minus rating and is considered a certified National Blue Ribbon School of Excellence by the U.S. Department of Education. Moreland Middle School is also rated A-minus and serves grades six through eight; students can finish their secondary education at Prospect High School, an A-rated institution that recently underwent a multimillion-dollar campus renovation and update. Leonard also notes that many families move to this neighborhood to send their children to the Harker School, a standout, A-plus-rated private institution named the sixth-best STEM school in the country per Niche’s 2025 rankings. “A lot of people who live in that area want the option for whether to send their kids to public or private schools,” says Saundra Leonard, a Realtor with Keller Williams Bay Area Estates who has more than 30 years of real estate experience.
Payne Elementary School in the Paynes neighborhood of San Jose, CA.
Educational opportunities abound at Moreland Middle.
Prospect High School focuses on the higher education of its students.
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Spending the day at Hathaway Park
Paynes residents can turn to Hathaway Park to spend the day outside; this 7.7-acre outdoor space has picnic areas, a playground and an athletic complex with soccer and baseball fields, basketball courts and exercise courses. John D. Morgan Park is approximately 2 miles south of the neighborhood in the city of Campbell and spans roughly 32 acres. Here, coniferous trees line paved walking paths, and families can use Little League fields and picnic areas for weekend activities. Adjacent to the park is the Campbell Community Center, a popular spot with a pool and a large outdoor green space surrounded by a running track.
Enjoy a brisk morning walk at John D. Morgan Park in Paynes.
Hathaway Park is the Paynes neighborhood’s 7.7-acre outdoor space with picnic areas.
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Nearby shopping centers and dining options
Paynes is almost entirely residential, but the neighborhood offers convenient access to several commercial centers for daily shopping and dining needs. The Redwoods Shopping Center sits just across the street and has a Safeway grocery store and a PetSmart. This shopping center also houses several local restaurants, including Hash House, a popular brunch spot serving fresh breakfast and lunch dishes. Tapsilog Bistro is another nearby eatery specializing in Filipino cuisine from a creative and unassuming island-themed storefront. Paynes is also located only 3 miles from San Jose’s largest shopping area. “You can really talk about neighborhoods in western San Jose without mentioning the Westfield Mall and Santana Row,” Leonard says. “They’re both major shopping hot spots that draw in people from all over South Bay.” Between the two of them, these commercial meccas feature dozens of luxury clothing stores, national retailers, fine dining restaurants, specialty shops, department stores, cafes and more.
Santana Row is a premiere shopping destination near Paynes.
Hash House, is a local favorite for breakfast and lunch in Paynes.
Tapsilog Bistro provides a variety of local and delicious wines for people to enjoy.
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Getting around western San Jose and Silicon Valley
Residents in Paynes can access the Lawrence Expressway to the west of the neighborhood and the San Tomas Expressway, which borders the neighborhood to the east. Both expressways connect to Interstate 280, a major regional thoroughfare connecting to downtown San Jose and Silicon Valley. Most residents in this area prefer to drive their cars, but public transit options like buses and light rails are available and operated by the Valley Transportation Authority. San Jose Mineta International Airport is about 8 miles away, and the Santa Clara Valley Medical Center is approximately 4 miles away.
Paynes offering top schools, convenient shopping and access to freeways for homebuyers.
Paynes residents can take the bus on W Hamilton Ave.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
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Crime and Safety
1 - Low Crime, 10 - High Crime
Paynes
US
Homicide
3
4
Sexual Assault
4
4
Assault with Weapon
4
4
Robbery
3
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
Paynes Demographics and Home Trends
On average, homes in Paynes, San Jose sell after 9 days on the market compared to the national average of 57 days. The median sale price for homes in Paynes, San Jose over the last 12 months is $2,012,500, down 15% from the median home sale price over the previous 12 months.
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Lovingly maintained and consistently upgraded by the same family for almost three decades, this move-in-ready single family home is nestled on a wide, scenic street populated with homes showing clear pride of ownership and is just a short walk from Latimer School, Trader Joes, Westgate Center. Walk under a mature street tree canopy along a flagstone path and through the meticulously landscaped
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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.
