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campbell neighborhood guide · property nerds® at compass
Campbell Village, Campbell Homes for sale, recent sales and a Property Nerd’s guide
The former Cambrian No. 36 county pocket and the Central Park streets east of Highway 17, annexed in 2013: about 485 parcels of mostly 1940s-60s homes, many on streets without curbs or sidewalks, under their own plan.
Campbell Village by the numbers
campbell village by the numbers · live from the mls
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Calculated in your browser from MLS data for Campbell Village: east of Hwy 17, McGlincy Ln to Camden Ave (approximate). Sales are single-family homes, townhomes and condos.
homes in campbell village · live from the mls
Homes for sale, for rent and recently sold in Campbell Village
Every active listing, rental and closed sale in Campbell Village 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 (Campbell Village: east of Hwy 17, McGlincy Ln to Camden Ave (approximate)); it may not match every local definition.
the story
How Campbell Village came to be
Campbell Village is the city's most recent annexation. Until 2013 most of it was Cambrian No. 36, an unincorporated county pocket of about 103 acres that both Campbell and San José tried to annex starting in 2006. A 2011 deal had San José receive $1 million over five years for not annexing it. Campbell voted to annex in October 2012, and the neighborhood officially joined the city on May 1, 2013. City annexation records show the Central Park streets, which had been in San José, joining Campbell the same year as 'Central Park Annexation No. 4'.
The Campbell Village Neighborhood Plan, adopted in 2017 and revised in 2017, 2019 and 2022, explains why the streets look the way they do. The neighborhood was built in phases from the 1940s through the 1980s, partly on county land and partly on land San José had annexed. In the Cambrian Village part, many streets have large, irregular lots and no standard curbs, gutters or sidewalks, which the plan describes as a more rural feel. The Central Park 'sliver' was built later with curbs, sidewalks, street lights and camphor street trees.
North of McGlincy Lane, the site of the old Winchester Drive-In is now Edith Morley Park. Next to it is the Campbell Technology Park, a 17-acre office and R&D campus approved in 1997. A 290-home proposal for that campus (27 detached houses and 263 townhome-style condos) was in environmental review when the Planning Commission heard its draft EIR in April 2026.
streets and homes
The streets and the houses
The plan divides the residential streets into four areas. South of Curtner Avenue: Olympia Avenue, Lois Way, Shamrock Drive, Erin Way, Normandy Drive and Salerno Drive, about 151 parcels zoned R-1-8. Along Curtner itself, about 27 parcels. North of Curtner: Dallas Drive, Norin Court, Salerno, Stonehurst, Sweetbriar Drive, Sydnor Drive, Briarwood Way and Cambrian Drive, about 132 parcels zoned R-1-8. In the northeast corner, the Central Park streets: Central Park Drive, Oak Park Lane, Highland Park Lane, Regas Drive, Stanfield Drive and Parkdale Drive, about 152 parcels zoned R-1-6.
City parcel records date the houses on Erin Way, Normandy, Cambrian Drive, Briarwood, Sweetbriar and Salerno mostly to 1947-1953, Dallas Drive and Norin Court to about 1953, and the Central Park streets to 1961-1968, with most of Regas Drive's homes from the late 1980s. Most are one-story ranch houses; about a quarter of single-family parcels show a second floor. Rebuilds and two-story additions are scattered throughout.
The street edges are part of the plan. Residential streets have 60-foot rights of way, with the middle 40 feet paved. Shamrock, Olympia, Lois, Cambrian Drive, Stonehurst, Sweetbriar, Briarwood and Sydnor have no curbs or sidewalks, and the plan keeps them that way. Erin, Normandy, Dallas and Norin have rolled curbs, while Curtner Avenue and Salerno south of Curtner are slated for full curbs and sidewalks. Erin Way is closed to cars at Camden Avenue. The San José line is close: the Vizcaya townhomes, Joseph Avenue and the east end of Shamrock Drive past Salerno are in San José, even though many of those homes use Campbell 95008 addresses.
streets in campbell village
- Central Park Drive
- Oak Park Lane
- Highland Park Lane
- Regas Drive
- Stanfield Drive
- Parkdale Drive
- Cambrian Drive
- Sweetbriar Drive
- Briarwood Way
- Sydnor Drive
- Stonehurst Way
- Dallas Drive
- Norin Court
- Salerno Drive
- Curtner Avenue
- Normandy Drive
- Erin Way
- Shamrock Drive
- Olympia Avenue
- Lois Way
- E. McGlincy Lane
- S. McGlincey Lane
- Campbell Technology Parkway
parks and places
Parks, shops and landmarks near Campbell Village
- park
Edith Morley Park
At 615 Campbell Technology Parkway, off McGlincy Lane, on the site of the old Winchester Drive-In and named for a longtime Parks and Recreation Commissioner. It has wetlands, wildflowers, an open playfield, a community garden, picnic tables and restrooms. The picnic area can be reserved, and barbecues aren't allowed.
- park
Los Gatos Creek Trail and Campbell Park
The creek trail runs on the far side of Highway 17. Campbell Park, at Gilman and E. Campbell avenues and a major trail access point, is about 0.2 mile from the north edge (straight line). Better trail access, possibly a bridge over Highway 17, is on the neighborhood plan's list of ideas to study.
- shopping
Camden, Bascom and Union avenues
The plan area's commercial lots front Camden Avenue, Bascom Avenue and Union Avenue. The Pruneyard is about 0.6 mile from the north edge, and downtown Campbell about 0.3 mile from the northwest corner across Highway 17 (straight line).
- landmark
Campbell Technology Park
A four-building, roughly 280,000-square-foot R&D campus on Campbell Technology Parkway, between Highway 17 and the Paseo de Palomas mobile home community. A plan to replace it with 290 homes is in the city's review process.
schools and commute
School districts and getting around
School districts
City parcel records and Census school district maps put Campbell Village in the Cambrian School District for kindergarten through eighth grade and the Campbell Union High School District for high school. No public school sits inside the neighborhood. Cambrian's Price Middle School and Fammatre Elementary are on New Jersey Avenue in San José, about half a mile east of the edge, and Farnham Elementary is about 0.4 mile south (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: Winchester station, the Green Line's southern end, is about 0.2 mile west of the neighborhood's edge and about 0.5 mile from its middle (straight line), across Highway 17. Downtown Campbell station is about 0.7 mile from the middle.
- Highway 17 has an interchange at Camden Avenue and San Tomas Expressway at the southwest corner.
- VTA Route 61 stops at Union and Curtner, Union and Camden, and Bascom and Camden.
- The plan routes through traffic to Curtner, Camden, Bascom and Union, and limits truck routes to Camden, Union and Curtner (between Camden and S. McGlincy Lane).
- The city's bikeway map shows bike lanes on Curtner Avenue from about Salerno Drive east and on Union Avenue north of McGlincy Lane, with the west end of Curtner marked as proposed. The neighborhood plan also asks the city to study better links to the Los Gatos Creek Trail.
nerd notes
Buying or selling in Campbell Village: what we check
Buying here
- Read the Campbell Village Neighborhood Plan before you plan an addition. Floor area is capped at 45% of net lot area, lot coverage at 45% in R-1-8 (40% in R-1-6), and height at 28 feet and two stories in R-1-8 (35 feet in R-1-6). A garage wider than 40% of the front elevation has to be recessed or otherwise toned down, and second-story windows within 10 feet of a side or rear line need high sills.
- Lot splits: subdivisions can't create flag lots, and new lots must meet 8,000 or 6,000 sq ft minimums. The plan defers to the city code for SB 9 two-unit projects and urban lot splits, and to the city's ADU chapter, so check those rules for your lot.
- Street frontage rules: on most streets the 10-foot strip of public right of way in front of each lot stays unpaved except for driveway and walkway connections; on streets with no curb it is to be landscaped to handle drainage, not used for parking. Front-yard paving is capped at 40% of the front setback, and new work can trigger curb and sidewalk on Curtner, Salerno south of Curtner, Union and Camden.
- Check the flood map. FEMA shows most of the 2013 annexation area as Zone D, meaning possible but undetermined flood hazard. City parcel records also flag about three in ten parcels for liquefaction potential. Ask your lender and insurer, and read the natural hazard disclosure.
- Confirm the city. The Vizcaya complex, Joseph Avenue and east Shamrock Drive are in San José despite 95008 addresses, so taxes, permits and services differ. The tax bill or county records will show which city an address is in.
Selling here
- Pull your permit history. Buyers here measure additions against the plan's 45% floor-area limit and two-story height rules.
- On a no-sidewalk street, explain the frontage rules (unpaved 10-foot strip, 60% front-yard landscaping) so buyers understand what they can and can't build out front.
- Have a lot survey or the lot dimensions ready; the 8,000 sq ft and 70-foot-width minimums in R-1-8 decide whether a split or second unit is realistic.
- If you're in FEMA Zone D, get an insurance quote early, and note that the neighborhood has been in the City of Campbell since 2013.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Campbell Village questions, answered
Is Campbell Village in Campbell or San José?
The streets in this outline are in the City of Campbell, which annexed most of them on May 1, 2013. Neighboring streets such as the Vizcaya complex, Joseph Avenue and the east end of Shamrock Drive are in San José, even though many use Campbell 95008 addresses. Check the county tax bill for any specific address.
What is the Campbell Village Neighborhood Plan?
A city plan adopted in 2017 and last revised in 2022. It sets lot size, floor area, height, setback, garage and privacy rules for homes, and decides which streets get curbs and sidewalks and which stay without.
Why don't some streets have sidewalks?
Much of the area was built in unincorporated county land from the 1940s on, without standard curbs, gutters or sidewalks. The neighborhood plan keeps most of those streets as they are, and adds sidewalks only on a few, such as Curtner Avenue and Salerno Drive south of Curtner.
Which school district serves Campbell Village?
City parcel records and Census maps show the Cambrian School District for K-8 and the Campbell Union High School District for high school. Boundaries change, so confirm the exact address with each district.
What is planned for the Campbell Technology Park?
A proposal would replace the 17-acre office campus on Campbell Technology Parkway with 290 homes: 27 detached houses and 263 townhome-style condos. Its draft environmental impact report went to the Planning Commission in April 2026, so check the city's project page for its current status.
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