$2,178,176Average Value$1,335Average Price per Sq Ft2Homes For Sale
What makes Paynes a calm yet connected part of west San Jose
Located in western San Jose near the city of Campbell, Paynes is a primarily residential neighborhood known for its calm atmosphere and competitive housing market. The area also stands out for its access to highly rated school districts and private schools, a major draw for families. Local expressways support daily commuting, while nearby retail hubs are the go-to for weekly errands, seasonal events or a meal out. With neighborhood parks also in the mix, Paynes delivers a well-rounded, connected lifestyle.
Paynes is a sought-after residential neighborhood in west San Jose.
The community is 2 miles from downtown Campbell.
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Million-dollar single-family homes sell quickly here
The community mainly offers single-family homes from the 1950s through the 1970s. Infill housing from the 1990s and 2000s is also around. Most properties have one to two stories and Spanish Revival, contemporary or ranch-style designs. A few subdivisions offer condo and townhouse complexes, but these rarely go up for sale.
While more renters live here than homeowners, the local homebuying market is competitive; houses usually sell after one week on the market, compared to the national average of 57 days. Listing prices range anywhere from $1.5 million to $3 million.
Single-story and two-story homes are available throughout Paynes.
Many ranch-style homes have Spanish-style elements, like curved archways.
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Top-rated public schools and private options draw families
Elementary and middle schoolers usually attend the Moreland School District, starting at George C. Payne Elementary, a National Blue Ribbon School. High schoolers are assigned to the highly rated Campbell Union High School District. Private options, like The Harker School and Campbell Christian Schools, are also popular among families. "A lot of people who live in the area want the option for whether to send their kids to public or private schools," says Realtor Saundra Leonard with Keller Williams Bay Area Estates.
Most students attend George C. Payne Elementary, a National Blue Ribbon School.
Prospect High School is a highly rated option in the Campbell Union High School District.
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How commuters reach city job centers via major freeways
Commuters have direct access to the San Tomas Expressway, which leads up to Interstate 280. Drivers can also use Hamilton Avenue to connect to Route 17, which eventually becomes Interstate 880. With these, you can reach Downtown San Jose and job centers in North San Jose. VTA bus service is limited here, so most people rely on driving to get around.
Explore San Jose and Campbell retail hubs nearby
While Paynes is mainly residential, the area has quick access to nearby commercial hubs. These include:
The Redwoods Shopping Center, the closest option offering a variety of local restaurants, like Negeen Restaurant
Westgate Center, a regional outlet mall with department stores and fast casual chains
Kirkwood and Santomas plazas, adjacent retail centers offering small businesses and two grocery stores
Downtown Campbell, an epicenter for local dining, shopping and entertainment
"You also can't 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." Both are about 3 to 4 miles north of Paynes.
Santana Row is a premiere shopping destination near Paynes.
There are many dining options in downtown Campbell near Paynes.
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Family-friendly parks are just outside the neighborhood
For some fresh air, people head to Hathaway Park. This family-friendly space has everything from a playground and picnic areas to various sports fields and exercise courses. In neighboring Castlemont, Payne Avenue Friendship Park has similar amenities, plus a community garden.
Hathaway Park is the go-to for fresh air and exercise.
Kids love the playground at Hathaway Park.
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Events in nearby Campbell draw local crowds
Residents usually find community events in nearby Campbell. Favorites include:
Downtown Campbell Weekly Farmers' Market, a year-round Sunday market with live music, locally grown produce and craft vendors
Campbell Summer Concert Series, free Thursday evening concerts at Orchard City Green
Boogie: Campbell's Music Festival, a massive two-day celebration with carnival rides, fair food and artisan vendors
Creepy Crawly Halloween Trick-or-Treat, a spooky annual block party in downtown Campbell
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
Are you familiar with the Paynes neighborhood?
to let others know what life in this neighborhood is like.
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 56 days. The median sale price for homes in Paynes, San Jose over the last 12 months is $2,200,000, down 4% from the median home sale price over the previous 12 months.
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Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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.
