Homes in Campbell, CA
Campbell offers family-friendly neighborhoods with good schools and charming downtown, making it a desirable South Bay community.
Why Campbell?
Charming Downtown
Campbell's historic downtown offers a vibrant mix of shops, restaurants, and community events. The weekly farmers market and community festivals create a strong sense of place and local identity.
Convenient Transit Access
VTA Light Rail station in downtown Campbell provides easy access to San Jose, Mountain View, and South Bay employment centers. The transit system makes commuting convenient while maintaining residential character.
Good Schools & Educational Options
Campbell offers strong public schools including Campbell School of Innovation, Capri, Castlemont, and Rosemary Elementary, plus Westmont High. The school system provides quality education for families seeking South Bay living.
Interactive Map
Neighborhoods in Campbell
Discover the unique character and charm of Campbell's diverse neighborhoods.
Downtown Campbell
Vibrant downtown area with shops, restaurants, and community events along Campbell Avenue.
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Neighborhood Characteristics
For current pricing and availability, please contact us for personalized market information.
What Makes This Neighborhood Special
Historic downtown with shops, restaurants, and weekly farmers market.
Direct VTA Light Rail access for convenient commuting to San Jose and Silicon Valley.
Community festivals and events throughout the year.
Campbell Park
Family-friendly neighborhood with parks and good schools.
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Neighborhood Characteristics
For current pricing and availability, please contact us for personalized market information.
What Makes This Neighborhood Special
Strong schools including Campbell School of Innovation with excellent programs.
Campbell Community Park with sports fields and recreation facilities.
Convenient access to downtown and VTA Light Rail.
Rosemary Gardens
Established neighborhood with mature homes and strong community connections.
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Neighborhood Characteristics
For current pricing and availability, please contact us for personalized market information.
What Makes This Neighborhood Special
Rosemary Elementary and Westmont High create excellent educational opportunities.
Mature trees and landscaped properties creating park-like setting.
Quiet streets and active neighborhood associations fostering community.
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Schools in Campbell
Quality education is a cornerstone of Campbell's appeal to families.
| School Name | Level | School Rating | Actions |
|---|---|---|---|
| Campbell School of Innovation | Elementary | ViewView Rating | |
| Capri Elementary School | Elementary | ViewView Rating | |
| Castlemont Elementary School | Elementary | ViewView Rating | |
| Rosemary Elementary School | Elementary | ViewView Rating | |
| Village School | Elementary | ViewView Rating | |
| Westmont High School | High | ViewView Rating |
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Note: Verify current ratings and boundaries with official district resources. School assignments may change based on enrollment and boundary adjustments.
Major Employment Hubs & Local Employers
Campbell offers excellent access to major Bay Area job centers and is home to several major employers.
Major Employment Hubs Near Campbell
San Jose Downtown & Tech Corridor - Technology companies, finance, and professional services reachable in 10-15 minutes via VTA Light Rail or Highway 17.
Silicon Valley Core (Cupertino / Sunnyvale / Mountain View) - Technology headquarters and campuses 15-25 minutes away via Highway 280 or I-880.
Santa Clara Business District - Technology companies and professional services 15 minutes north via I-880.
Top Employers in Campbell
Campbell City Government
Municipal government operations including city administration, public works, and community services employing local residents in various departments.
Campbell Union School District
School district operating Campbell School of Innovation, Capri, Castlemont, Rosemary, and Village Elementary Schools, employing educators, administrators, and support staff in comprehensive educational programs.
Campbell Union High School District
School district operating Westmont High School, employing educators, administrators, and support staff serving Campbell and surrounding communities.
Commute Times
Campbell offers excellent connectivity to major job centers, airports, and regional destinations.
Commute to Major Job Centers
Airports
Regional Hotspots
Lifestyle & Amenities
Discover what makes Campbell a special place to live.
Daily rhythms in Campbell blend family-friendly living with convenient South Bay access. Residents start mornings with coffee at downtown cafes before boarding VTA Light Rail to San Jose or Silicon Valley, arriving in 10-25 minutes. Evenings bring neighbors to community parks, school events, or downtown restaurants that keep the community engaged throughout the year.
Family life centers around good schools, community parks, and strong neighborhood connections. Parents appreciate access to Campbell School of Innovation, Capri, Castlemont, and Rosemary Elementary, while Westmont High offers comprehensive programs. Neighborhoods like Campbell Park and Rosemary Gardens provide community parks and programs that bring families together.
Outdoor culture thrives thanks to community parks, recreation facilities, and proximity to regional parks. Residents enjoy hiking trails, sports facilities, and nature access just minutes from home, while the South Bay setting provides scenic beauty year-round. The natural setting means outdoor recreation is central to daily life.
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Weather & Climate
Quick-hit visuals that show how Campbell feels throughout the year.
Temperature Story
Quick look at the seasonal swing in Campbell
Winter Comfort Band
40–50°F
Typical overnight lows from December through February.
Summer Warmth Band
80–90°F
Afternoon highs during peak summer months.
Climate Type
Mediterranean
Overall pattern
Days of Sunshine
260+ days
Bright days/year
Annual Rainfall
15-20 inches
Nov–Mar showers
Campbell's South Bay location creates warm summers and mild winters.
Warm summers with occasional hot days; mild, wet winters with most rainfall occurring December throu...
Year-round outdoor living is possible thanks to mild temperatures.
Parks & Recreation in Campbell
Campbell maintains over 10 parks and recreational facilities, from neighborhood parks to large regional parks.
Campbell Community Park
Community Park
Large community park with multiple sports fields, playground equipment, community center, and gathering spaces serving Campbell neighborhoods.
John D. Morgan Park
Community Park
Community park with extensive recreation facilities, walking paths, and large gathering spaces serving Campbell community.
Campbell Park
Neighborhood Park
Neighborhood park with playground equipment and open green space serving Campbell Park neighborhood.
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Natural Hazards & Fault Lines
Important information about seismic activity, flood zones, and fire hazards in Campbell.
Major Fault Lines Near Campbell
San Andreas Fault
Runs through western Santa Clara County, approximately 10 miles west
Type: Right-lateral strike-slip
Hayward Fault
Located roughly 25 miles northwest across the Bay
Type: Right-lateral strike-slip
Fire Hazard Severity Zones
Low to moderate; most areas are low risk with proper defensible space.
CalFire Classification
Seismic Hazard Zones
Liquefaction Zones
Low to moderate risk in low-lying areas; minimal risk in most neighborhoods on stable ground.
Landslide Zones
Low to moderate susceptibility; most areas are stable with proper site evaluation.
Alquist-Priolo Fault Zone Status
Portions of Campbell may fall within fault zone areas; geological reports required for new construction in designated zones.
FEMA Flood Zones
Zone Type
Zone X in most areas; low flood risk.
Flood Risk Notes
Most homes are in low-risk flood zones. Flash flooding possible in creek corridors during heavy winter storms.
Additional Notes
Campbell participates in regional earthquake preparedness programs. Many older homes may need seismic retrofitting. The city has strict building codes for new construction.
What Locals Say
Hear from residents about living in Campbell.
"Living in Campbell gives us the perfect balance of small-town charm and big-city access. The downtown is amazing, and we love the community feel."
— Downtown Campbell Resident
"The schools here are great, and the kids love the parks. We know our neighbors, and the community events bring everyone together."
— Campbell Park Parent
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Local Favorites
Discover recommended restaurants and dining spots in Campbell.
The Pruneyard Shopping Center
Historic shopping center with diverse retail stores, restaurants, cinema, and entertainment options. Central hub for shopping and dining in Campbell.
Aquis Restaurant
Popular downtown restaurant offering American cuisine with seasonal menu and craft cocktails. The friendly atmosphere and quality food make it a neighborhood favorite.
Orchard City Kitchen
Innovative restaurant serving creative small plates, craft cocktails, and seasonal dishes. The modern atmosphere and creative menu make it popular for date nights.
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What Makes Campbell Special
Discover unique features, historical facts, and notable highlights of Campbell.
Historic Downtown
Campbell's downtown dates back to the 1800s and features historic buildings, shops, and restaurants creating vibrant community gathering place.
Weekly Farmers Market
Campbell hosts one of the South Bay's largest weekly farmers markets, drawing residents from throughout the region.
VTA Light Rail Access
Downtown Campbell's VTA Light Rail station provides convenient access to San Jose, Mountain View, and South Bay employment centers.
Ainsley House Museum
Historic home museum showcasing early 20th-century life in Campbell with period furnishings, gardens, and educational programs highlighting the city's heritage.
Pruneyard Shopping Center
Historic shopping center with diverse retail stores, restaurants, cinema, and entertainment options serving as central hub for shopping and dining in Campbell.
Los Gatos Creek Trail
Scenic multi-use trail following Los Gatos Creek through Campbell, connecting to regional trail networks for biking and walking recreation.
Central South Bay Location
Campbell's location provides easy access to San Jose, Silicon Valley, and regional amenities while maintaining residential character.
Family-Friendly Community
Campbell's neighborhoods offer family-friendly living with parks, good schools, and strong community connections.
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Insider Tips
What to know and what to be aware of when considering Campbell.
What to Know
Commute Considerations
VTA Light Rail access in downtown Campbell makes commuting to San Jose and Silicon Valley convenient. Silicon Valley commutes are typically 15-25 minutes via Highway 280 or I-880.
School District Excellence
Campbell Union School District and Campbell Union High School District serve the city; verify attendance zones when considering neighborhoods.
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What to Avoid
Ignoring Traffic Patterns
Highway 17 and Highway 280 can be congested during commute hours; factor in traffic when considering commute times.
Skipping Seismic Checks
Older homes may need seismic retrofitting; have inspections done before purchase.
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Homes for Sale in Campbell
Active listings coming soon. Contact us for current availability.
Coming Soon
We're working on bringing you real-time listings for Campbell. In the meantime, contact us to get personalized information about available homes in this area.
Nearby Cities
Explore other areas we serve in the Santa Clara County region.
Questions About Campbell
Common questions about living and buying in Campbell.
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