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campbell neighborhood guide · property nerds® at compass
Apricot Avenue, Campbell Homes for sale, recent sales and a Property Nerd’s guide
The condo and townhome district between Highway 17 and S. Bascom Avenue, across E. Campbell Avenue from the Pruneyard: late-1970s and 1980s complexes on Union and Apricot avenues, plus a park on a former orchard lot.
Apricot Avenue by the numbers
apricot avenue by the numbers · live from the mls
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Calculated in your browser from MLS data for Apricot Avenue: Hwy 17 to S. Bascom Ave, south of E. Campbell Ave (approximate). Sales are single-family homes, townhomes and condos.
homes in apricot avenue · live from the mls
Homes for sale, for rent and recently sold in Apricot Avenue
Every active listing, rental and closed sale in Apricot Avenue from the MLS, updated automatically, with a map of the neighborhood outline.
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Listings come from MLSListings and other MLSs through IDX and show their listing brokerage; confirm details with the listing agent. The map outline is the neighborhood boundary used by our listing search (Apricot Avenue: Hwy 17 to S. Bascom Ave, south of E. Campbell Ave (approximate)); it may not match every local definition.
the story
How Apricot Avenue came to be
This corner of Campbell was orchard land before it was apartments. The Stojanovich family owned the lot at 316 Union Avenue from 1934 and grew fruit in the surrounding orchards. Their drying shed, where apricots, plums and cherries were cut and dried, still stood in 2011, and the family sold the lot to the city in 2007 on the condition that it become a park. A 2011 local report noted that the orchard land around it had become apartment complexes and a fire station.
Campbell annexed the area in about two dozen small pieces between 1956 and 1980, according to the city's annexation map, and it filled in fast with multifamily housing. City parcel records date the apartment properties on Union Avenue to 1957-1985 and most of the condo and townhome complexes to 1978-1984. The General Plan's name for the area is simply 'Union', after the avenue that runs through it.
A few older buildings survive on the E. Campbell Avenue edge. The city's historic inventory lists the Morton House (1925, 824-850 E. Campbell Ave), the George Robson House (1926, 866 E. Campbell Ave) and the Barron House (about 1910, 20 Union Ave) as Structures of Merit; all three now hold businesses. The General Plan calls this stretch of E. Campbell Avenue a transitional corridor between the historic downtown and the Pruneyard's office towers.
streets and homes
The streets and the houses
Union Avenue is the spine. City parcel records count about 254 condo and townhome units along it, mostly built in 1978-79, plus about a dozen apartment properties with roughly 1,000 units. Apricot Avenue, which runs east from Union Avenue to S. Bascom Avenue, has about 156 condo units, mostly from 1980-82, and four older houses built between 1922 and 1945. Condo units on both streets are often around 1,000 to 1,100 square feet.
The side streets are small complexes. Duncanville Court has 28 three-story townhomes from 1978 and four detached houses from 2001. Rue Montagne has 24 two-story townhomes from 1978, Union Place 12 from 1978, Michael Drive 20 townhomes from 1980 plus small apartment buildings, and Chalet Woods Place and Circle 31 two-story homes from 1995. W. Valley Drive is lined with 16 two-story fourplexes from 1971-72. In the southwest corner, next to the Campbell Technology Park, La Paz, La Paloma, Palomar Real and El Paseo Street serve the Paseo de Palomas mobile home community.
Nearly everything here is a common-interest development, so most buying decisions come down to the HOA, the floor plan and the level: one-story flats, two-story townhomes or three-story townhomes. If you want a lawn, Stojanovich Family Park has one. The General Plan marks the Bascom Avenue and E. Campbell Avenue frontage for commercial-corridor mixed use, and city parcel records list several of those lots as Housing Element opportunity sites.
streets in apricot avenue
- Apricot Avenue
- Union Avenue
- Union Place
- Michael Drive
- Duncanville Court
- Barbano Avenue
- Chalet Woods Place
- Chalet Woods Circle
- Rue Montagne
- Pine Bridge Place
- W. Valley Drive
- Paseo de Palomas Lane
- La Paz
- La Paloma
- Palomar Real
- El Paseo Street
- E. Campbell Avenue
- S. Bascom Avenue
parks and places
Parks, shops and landmarks near Apricot Avenue
- park
Stojanovich Family Park
A 1.3-acre city park at 316 Union Avenue built around the area's orchard history, with play equipment, a central lawn, picnic tables, interpretive panels, walking paths, a pedestrian bridge, a landscaped swale and a restroom. There's no parking lot, and barbecues aren't allowed.
- shopping
The Pruneyard
The shopping center, office towers and hotel at 1875 S. Bascom Avenue sit just across E. Campbell Avenue, about 0.1 mile from the neighborhood's edge (straight line).
- park
Campbell Park and the Los Gatos Creek Trail
Campbell Park, at E. Campbell and Gilman avenues on the downtown side of Highway 17, has play equipment, two full-length basketball courts lit until 10 p.m., a par course and restrooms. The city calls it a major access point for the Los Gatos Creek Trail. It's less than 0.1 mile from the northwest corner (straight line), reached along E. Campbell Avenue under the freeway.
- landmark
Downtown Campbell
The historic E. Campbell Avenue downtown starts just west of Highway 17, about 0.3 mile from the northwest corner of the neighborhood (straight line).
- park
Edith Morley Park
Just south across Campbell Technology Parkway, with wetlands, wildflowers, a playfield, a community garden and picnic tables.
schools and commute
School districts and getting around
School districts
City parcel records and Census school district maps put the Apricot Avenue area in the Cambrian School District for kindergarten through eighth grade and the Campbell Union High School District for high school, even though downtown Campbell across Highway 17 is in the Campbell Union School District. No public school is inside the neighborhood; Cambrian's nearest campus, Bagby Elementary on Harris Avenue in San José, is about 0.6 mile east of the edge (straight line). Attendance boundaries change, so check the exact address with each district.
Cambrian School District guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- VTA light rail: Downtown Campbell station is about 0.4 mile from the middle of the neighborhood and Hamilton station, at the north end of the Pruneyard, about 0.7 mile (straight line). Both are on the Green Line.
- Highway 17's Hamilton Avenue interchange is about 0.6 mile from the middle and the Camden Avenue/San Tomas Expressway interchange about 1.3 miles (straight line).
- VTA Route 61 runs on S. Bascom Avenue (stops include Bascom and Campbell, and the Pruneyard) and on Union Avenue to the south.
- On the city's bikeway map, E. Campbell Avenue (from Highway 17 to S. Bascom) and Union Avenue have bike lanes, and S. Bascom Avenue north of Apricot Avenue is a signed bike route. The Los Gatos Creek Trail is reachable at Campbell Park or along the Pruneyard.
nerd notes
Buying or selling in Apricot Avenue: what we check
Buying here
- Read the HOA package closely: budget, reserve study, special assessments, master insurance policy, rental rules and pet rules. Nearly every home here is in an association.
- Many complexes date from 1978-1984. Ask the HOA what has been done to roofs, siding, decks, plumbing and parking areas, and what the reserve study expects next.
- Compare like with like. A one-story flat on Union Avenue, a two-story townhome on Rue Montagne and a three-story townhome on Duncanville Court trade very differently.
- If a listing is in the Paseo de Palomas mobile home community, confirm what you are buying (the home only or a share of the land) and any space-rent terms before you write an offer.
- Check the edges. The S. Bascom Avenue apartments south of about Chalet Woods and Dry Creek Road east of Union Avenue are in San José. And the General Plan allows denser mixed-use building on the Bascom and Campbell frontage and on the Campbell Technology Park site next door.
Selling here
- Put measured distances in the listing: the Pruneyard across E. Campbell Avenue, about 0.4 mile to Downtown Campbell light rail, and downtown just past Highway 17.
- Have HOA documents, recent assessment history and the parking assignment ready before you list; buyers in this area ask about them first.
- Price against your own complex and floor plan first, then the next-closest complex; mixing flats and townhomes in one comparison misleads.
- Mention Stojanovich Family Park and the creek trail access at Campbell Park, since there is little private yard space here.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Apricot Avenue questions, answered
What kinds of homes are around Apricot Avenue?
Mostly condos and townhomes built from the late 1970s to the mid-1980s, plus apartment complexes, fourplexes on W. Valley Drive, the Paseo de Palomas mobile home community and only a handful of detached houses.
Is the Apricot Avenue area in Campbell or San José?
Everything inside this outline is in the City of Campbell. Just south and east, the apartment complexes on S. Bascom Avenue below about Chalet Woods and most of Dry Creek Road are in San José, though many use Campbell 95008 addresses.
What is Stojanovich Family Park?
A 1.3-acre city park at 316 Union Avenue on the Stojanovich family's former orchard lot, which the family sold to the city in 2007 on the condition that it become a park. It has play equipment, a lawn, picnic tables, interpretive panels about the area's farm history and a restroom.
Which school district serves the area?
City parcel records and Census maps show the Cambrian School District for K-8 and the Campbell Union High School District. Confirm the exact address with each district, because boundaries change.
How close is light rail?
Downtown Campbell station is about 0.4 mile from the middle of the neighborhood and Hamilton station about 0.7 mile, straight-line distances. Both are on VTA's Green Line.
talk to a property nerd
Thinking about Apricot Avenue? Let's run your numbers.
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