campbell neighborhood guide · property nerds® at compass
Hacienda, Campbell Homes for sale, recent sales and a Property Nerd’s guide
Southwest Campbell along W. Hacienda Ave, inside the San Tomas Area plan: 1940s-60s tracts on larger lots, streets without standard sidewalks, Jack Fischer Park and two Campbell Union schools.
Hacienda by the numbers
hacienda by the numbers · live from the mls
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Calculated in your browser from MLS data for Hacienda: along W. Hacienda Ave, Campbell side (approximate). Sales are single-family homes, townhomes and condos.
homes in hacienda · live from the mls
Homes for sale, for rent and recently sold in Hacienda
Every active listing, rental and closed sale in Hacienda 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 (Hacienda: along W. Hacienda Ave, Campbell side (approximate)); it may not match every local definition.
the story
How Hacienda came to be
This corner of Campbell was the old San Tomas district, which had its own school district from 1885 until it merged into Campbell Union. The city's historic context statement records houses on Sunnyoaks and Parr avenues by the 1900s, and poultry hatcheries along Winchester and Sunnyoaks that earned Sunnyoaks Ave the nickname 'chicken land.'
Subdivision came in waves. The context statement lists the Munro Tract, Riconada Gardens on Hacienda, and the San Tomas Acres and Parrview tracts near Hacienda and Winchester among the 1938-42 subdivisions. Recorded maps add San Tomas Haciendas (1941); Aquino Park, Vista de las Montanas, Hillview Acres and the San Tomas Villas (1946-49); then Fairlands (1958), Hacienda Village (1959), Fairlands Unit 2 and the Fairlands Additions (1960-62), and a large 1961 tract on Gay Ave, Steinway Ave and Scott, Sheila and Patricia courts. Much of this was still county land. City parcel records show Campbell annexing it piece by piece from 1957 to 1980, with nearly 500 of today's parcels coming in during 1979 alone.
In 1993 the city adopted the San Tomas Area Neighborhood Plan, its first neighborhood plan, after about 30 public meetings. The plan covers roughly 1.5 square miles of southwest Campbell and aims to keep it low-density, with larger lots, trees and informal streets. Jack Fischer Park came out of the same era: the school district bought the Abbott Ave land in 1946, and it housed San Tomas School until June 1979; the city bought 4.1 acres of the site in 1995 and dedicated the park in 1996, naming it for Jacob (Jack) Fischer, the school's principal from 1953 to 1966. The land's first owner, per the city's plaque history, was Ira Lovell, Benjamin Campbell's brother-in-law.
streets and homes
The streets and the houses
W. Hacienda Ave is the spine, a collector running straight west from Winchester Blvd past S. San Tomas Aquino Rd. North of it, the Fairlands tracts and Hacienda Village laid out Bucknam Ave, Sonuca Ave, Wekiva Ave, Peggy Ave, Shadle Ave and Glenblair Way, plus Via Ranchero, Torero Plaza and La Plata Plaza. South of it, Capri Dr runs to W. Parr Ave, with Chapman Dr (home to Capri Elementary), Theresa Ave, Steinway Ave, Audrey Ave and Vale Ave branching off. West of S. San Tomas Aquino Rd, Abbott Ave leads to Jack Fischer Park, and a 1995 tract of about 30 houses on Miller Ave, Peachtree Ct and Walters Ave sits just north of it.
City parcel data counts about 1,010 single-family houses, about 255 condos or townhouses and about 50 duplexes, many of them in the Fairlands tracts. The median house dates from 1962, but the spread is wide: about a third were built in the 1940s and 50s, another third in the 1960s and 70s, and roughly a quarter since 1990, with parcel maps recording lot splits steadily from the 1970s on. Lots are larger than in the neighborhoods closer to downtown: the median single-family lot is about 8,700 sq ft, and a quarter exceed 10,900 sq ft. About 70 percent of the houses are single-story.
Property-nerd note: the San Tomas Area Neighborhood Plan adds its own rules to the zoning. Front setbacks are 20 feet (25 in R-1-10 and R-1-16), and garage doors must sit at least 25 feet from the street. Lot coverage is capped at 40 percent in R-1-6 and 35 percent in the larger-lot zones, and the floor-area ratio is 0.45, with additions up to 0.50 possible on lots under 8,000 sq ft through Planning Commission review. Height is capped at 28 feet and 2.5 stories, new lots must be 60 to 80 feet wide depending on the zone, at least half the front setback must stay unpaved, and new development needs one tree per 2,000 sq ft of lot. Many streets were deliberately left without standard curbs, gutters and sidewalks; on streets the plan marks for improvement, new development can require right-of-way dedication and frontage work, sometimes deferred by agreement. As amended, the plan defers to the city's ADU and two-unit/lot-split rules where they conflict.
streets in hacienda
- W. Hacienda Ave
- W. Sunnyoaks Ave
- Bucknam Ave
- Capri Dr
- Chapman Dr
- Theresa Ave
- Steinway Ave
- Fairlands Ave
- Sonuca Ave
- Wekiva Ave
- Peggy Ave
- Shadle Ave
- Glenblair Way
- Via Ranchero
- Gay Ave
- Audrey Ave
- Vale Ave
- Virginia Ave
- Abbott Ave
- Walters Ave
- Burrows Rd
- Munro Ave
- W. Parr Ave
- Pollard Rd
parks and places
Parks, shops and landmarks near Hacienda
- park
Jack Fischer Park
About 4.2 acres at Abbott Ave and Pollard Rd: play equipment, an interactive water feature, a 'beehive' hill with a walking path, open play fields, picnic tables and restrooms. Barbecues and large parties are not allowed.
- park
Hacienda/Winchester Percolation Ponds
A Valley Water percolation site of about 8.4 acres near Hacienda Ave and Winchester Blvd, with a walking path added in 2007. Expect geese, egrets, herons and ducks; there are no restrooms or picnic tables.
- park
Los Gatos Creek County Park
The county park on Dell Ave, across Winchester Blvd about 1 mile (straight-line) from the middle of the neighborhood, with a dog park, ponds and access to the Los Gatos Creek Trail.
- shopping
Campbell Plaza
The nearest Campbell shopping center with a supermarket, on Winchester Blvd near Budd Ave, about 1.2 miles north (straight-line).
schools and commute
School districts and getting around
School districts
City parcel records place every parcel here in the Campbell Union School District (TK-8) and the Campbell Union High School District. Two Campbell Union campuses sit inside the neighborhood: Capri Elementary at 850 Chapman Dr and Village School, the district's parent-participation program, at 825 W. Parr Ave. Westmont High School, a Campbell Union High School District campus, is about a mile west (straight-line) on Westmont Ave, just over the line in San José. Attendance boundaries change, so check the exact address with the districts before you count on a particular school.
Campbell Union guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- Highway 85: the Winchester Blvd ramps are just south in Los Gatos, about 0.6 mile (straight-line) from the middle of the neighborhood.
- Highway 17: use San Tomas Expressway's Camden Ave interchange, about 1.1 miles northeast, or the Lark Ave ramps about 1.2 miles south (both straight-line).
- VTA light rail: Winchester station, the south end of the Green Line, is about 1.3 miles north (straight-line) on Winchester Blvd.
- Los Gatos Creek Trail: enter at Los Gatos Creek County Park on Dell Ave, about 1 mile east (straight-line).
- The neighborhood plan names Pollard Rd and Winchester Blvd as the only truck routes in the San Tomas Area and steers through traffic onto Winchester Blvd, Pollard Rd, Quito Rd and Campbell Ave rather than the residential streets.
nerd notes
Buying or selling in Hacienda: what we check
Buying here
- Read the San Tomas Area Neighborhood Plan before you plan a remodel or rebuild: setbacks, the 0.45 floor-area ratio, lot coverage, the 28-foot height limit and design review all apply, and the plan's design criteria discourage tall two-story entries and garage-dominated fronts.
- Check the street. If the parcel fronts a segment the plan marks for curb, gutter or sidewalk work, building permits can trigger dedication and frontage improvements; ask whether a deferred improvement agreement is recorded on title.
- Confirm the jurisdiction. Hacienda Ave west of the 1800 block (the 4600-4700 blocks) is in San José, as are nearby Pinemont Dr, Roundtree Dr, London Dr and Del Loma Ct, even though Census ZIP maps put them in 95008; south of Pollard Rd and W. Parr Ave is Los Gatos (95032). Taxes, permits and services follow the city.
- Lot-split or ADU plans: new lots must be 60 to 80 feet wide depending on zoning, and the plan defers to the city's ADU and two-unit/lot-split rules where they conflict. Get a planning opinion before you pay for potential.
- City parcel data flags some lots in the northeast corner, near Winchester Blvd and the percolation ponds, for liquefaction potential; read the natural hazard disclosure.
Selling here
- Lot size sells here. Show the lot dimensions, square footage and zoning (R-1-8, R-1-9, R-1-10) in the listing.
- If you've added on, have the San Tomas plan approvals and finaled permits ready; buyers' agents will check the floor-area ratio.
- Disclose the street-improvement status of your frontage and any deferred improvement agreement.
- Give real distances to Jack Fischer Park, Capri Elementary, Village School and the Highway 85 ramps.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Hacienda questions, answered
Is Hacienda in the San Tomas Area Neighborhood Plan?
Yes. City parcel records place every Campbell parcel in this outline inside the plan area, so its setback, floor-area, height and street rules apply in addition to the base zoning.
Which nearby homes with Campbell addresses are actually in San José or Los Gatos?
Hacienda Ave keeps going west past the 1800 block into the City of San José, and streets such as Pinemont Dr, Roundtree Dr, London Dr and Del Loma Ct near Westmont High are San José too, though Census ZIP maps put them in 95008. South of Pollard Rd and W. Parr Ave you are in Los Gatos.
Why don't some streets have sidewalks?
The 1993 plan keeps a rural look on local streets and sets out where curbs, gutters and sidewalks are and aren't required. In the city's street-improvement map, segments of Chapman Dr, Vale Ave, Hack Ave and Walnut Dr are marked with no improvements required.
Can I add a second story?
Usually, within the plan's limits: 28 feet and 2.5 stories, the 0.45 floor-area ratio and the plan's design criteria, which ask for second floors that fit the neighbors and limit privacy impacts. Additions need site and architectural approval.
What was here before Jack Fischer Park?
San Tomas School. The school district bought the land in 1946 and the school used it until June 1979. The city bought 4.1 acres of the site in 1995 and dedicated the park in 1996.
talk to a property nerd
Thinking about Hacienda? Let's run your numbers.
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