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Campbell water tower and bannerA vibrant community with a much-loved, very walk-able downtown area, Campbell California is probably the most popular city in Santa Clara County or Silicon Valley today. It enjoys plenty of shops, restaurants and businesses in the heart of town, plus the bustling Pruneyard Shopping Center (poised to get a facelift and expansion under new ownership), several parks, easy freeway access and light rail, too. The Sunday morning Farmer’s Market is one of the best around, with a good variety of fresh produce, lunch items to grab while strolling, baked goods (thank you, Manresa!), flowers, and non-agriculture based items to tempt.

Campbell real estate prices and housing or rental costs are not astronomical relative to local standards, so people who are drawn to cities with their own downtown areas like Los Gatos, Saratoga, or Los Altos may find Campbell to be a great alternative which is very pleasant but with significantly more affordable Silicon Valley real estate. One of the most popular web searches is for  Campbell CA homes for sale (there are many cities named Campbell around the U.S.).

Campbell touches Los Gatos on one side and various parts of San Jose on the others (Willow Glen, Cambrian Park). It began as a community of farmers busily working the fruit orchards and grew to including canning plants once the railroad was established. The most popular fruit grown in Campbell was the prune, as was the case with much of the valley. Reminders of the past can be seen in the naming of the main shopping center, “The Pruneyard” and in the annual Prune Festival.

The City of Campbell no longer has acres of orchards, but instead an active, healthy downtown area, a great parks system, nice middle-class homes (for the most part), and schools which range from fair to very good.

Crime is not rampant, with low to average rates of crimes.

Neighborhoods and home styles

There are a variety of housing types available, from mobile homes and apartments to condos, townhomes, and single family homes. Close to downtown, there’s a large seniors apartment building too. Many track neighborhoods with ranch style houses sprung up from the 50s to the 70s, but there are also some very charming old Victorians gracing the area near downtown Campbell. The Ainsley House, a gorgeous Tudor style home which a museum now, is open to the public and definitely worth a visit too!

Campbell is fairly spread out, so there are neighborhoods which are very distinct.  If you visit the area east of the Pruneyard, which borders on Willow Glen, you will find some modest segments but also some a little more lavish ones, but many tree-lined streets with sidewalks which invite pedestrian activity.  Visit the far west side, which borders Saratoga, and some patches have a much more rural feeling.   There are no shortages of condominiums or townhouses along Union Avenue near E Campbell, close to the Pruneyard, parks and downtown.

Residents enjoy a 30-acre community center with gyms, auditorium, track and tennis, as well as a year-round pool and fourteen parks. There is a pleasant bike trail along the Los Gatos Creek Trail, which will take you into Los Gatos and someday will connect to the San Francisco Bay. Balmy Santa Clara Valley with average temperatures add to the enjoyment with winter lows around 50° and summer averages around 80°.

Campbell real estate information and Campbell CA homes for sale

Below is the live Altos Research chart, which shows up-to-date median list price comparison of homes for sale – this will give you an idea of what a house in Campbell might cost.

Real Estate Market Chart by Altos Research


Next browse real estate listings and homes for sale in Campbell by price point or view by map below:

Campbell, CA homes for sale

Residential Properties for sale in the City of Campbell, California 95008 (houses, townhomes, condos) by price point:

How’s the real estate market in Campbell? Visit my ReReport chart, updated automatically the first part of each month – so bookmark this page and return often!

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Campbell fruits and nuts