campbell neighborhood guide · property nerds® at compass
Hazelwood, Campbell Homes for sale, recent sales and a Property Nerd’s guide
Ranch-house blocks around Hazelwood Avenue in Campbell's San Tomas Area, between San Tomas Aquino Road and Virginia Avenue, where some streets are meant to stay without curbs or sidewalks.
Hazelwood by the numbers
hazelwood by the numbers · live from the mls
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Calculated in your browser from MLS data for Hazelwood: San Tomas Aquino Rd to Virginia Ave, Campbell side (approximate). Sales are single-family homes, townhomes and condos.
homes in hazelwood · live from the mls
Homes for sale, for rent and recently sold in Hazelwood
Every active listing, rental and closed sale in Hazelwood 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 (Hazelwood: San Tomas Aquino Rd to Virginia Ave, Campbell side (approximate)); it may not match every local definition.
the story
How Hazelwood came to be
Hazelwood sits where Campbell's 1950s and 1960s tract streets run into the looser, older San Tomas Area. San Tomas Aquino Creek, named on 1850s land-grant maps for Saint Thomas Aquinas, forms its north edge and the line with San José. The north line of the old Rancho Rinconada de Los Gatos land grant ran along present-day Rincon Avenue, a few blocks north, so these streets were laid out on former rancho land that later became orchards and then house lots.
The houses arrived in waves, and so did the city. County assessor years in Campbell's parcel layer put about three-quarters of the single-family homes in the 1940s through the 1960s; Linda Drive and Connie Drive went up as a tract in 1961-63. The city's annexation map shows the area joining Campbell piece by piece: the Hunt Way, Jane Ann Way and Christopher Avenue blocks were inside the 1952 city limits, Linda Drive, Connie Drive and Smith Avenue came in with a 1960 annexation, and most of Hazelwood Avenue, Hazel Avenue and this stretch of S. San Tomas Aquino Road did not join until 1979. The city's neighborhood-association map still lists a Central Hazelwood Neighborhood Association around the Linda Drive blocks.
That late annexation matters. The city says it has treated the San Tomas Area as rural in character since 1980, and in 1993 it adopted the San Tomas Area Neighborhood Plan, Campbell's first neighborhood plan, after about 30 public meetings. The plan covers about 1.5 square miles of southwest Campbell and aims to keep it low-density single-family, with large, often irregular lots and local streets without standard curbs, gutters and sidewalks. Hazelwood's core, south of the creek, is inside the plan area. The northern arm along Virginia Avenue is not.
streets and homes
The streets and the houses
Hazelwood Avenue runs east from Filbert Way to Virginia Avenue, with Hazel Avenue a block south and Smith Avenue and Lovell Avenue below that. Short dead-end streets and courts hang off them: Filbert Way, Pecan Way, Craig Avenue, Ecker Court, Louise Court, Wellington Place, Mary Court, Allen Way and Wilson Court. South of Hazel Avenue, Linda Drive, Connie Drive and Jones Way form the most regular tract in the neighborhood. North of the creek, the Campbell blocks along Christopher Avenue, Hunt Way, Jane Ann Way, Ricky Drive, Beverly Court and Century Court are a separate strip of early-1950s homes with San José on their west side.
Most houses are single-story ranch homes of roughly 1,100 to 2,100 square feet (assessor median about 1,500), on lots that vary more than in most of Campbell. The Linda Drive and Connie Drive homes sit on lots of about 6,000 square feet. Hazelwood Avenue, Craig Avenue, Hunt Way, Jane Ann Way and Christopher Avenue lots run closer to 9,600-10,600 square feet, and a few older parcels exceed 15,000. Newer pieces include planned-development courts on Kara Way (a private street, 1987), Hazel Court (1989) and Cullen Court (1998), plus rebuilds on Craig Avenue and Pecan Way, where median home size runs about 2,400-2,700 square feet.
The street rules are the tell. The plan's street list, adopted January 18, 2000, keeps Hazelwood Avenue between Ecker Court and Virginia Avenue (and the part next to Filbert and Pecan), Filbert Way, Pecan Way and Craig Avenue on the list of streets to remain with no curb, gutter and sidewalk, and the city's current street-improvement map still shows no improvements required on most of those segments. Hazel Avenue, Virginia Avenue and San Tomas Aquino Road are on the higher-volume list that gets full curb, gutter and sidewalk. So you can turn off a sidewalk-lined street onto a lane with no curb at all, on purpose.
streets in hazelwood
- Hazelwood Avenue
- Hazel Avenue
- Smith Avenue
- Lovell Avenue
- Virginia Avenue
- S. San Tomas Aquino Road
- Filbert Way
- Pecan Way
- Craig Avenue
- Ecker Court
- Louise Court
- Linda Drive
- Connie Drive
- Jones Way
- Wellington Place
- Mary Court
- Allen Way
- Kara Way
- Hazel Court
- Cullen Court
- Wilson Court
- Christopher Avenue
- Hunt Way
- Jane Ann Way
- Ricky Drive
- Beverly Court
- Century Court
parks and places
Parks, shops and landmarks near Hazelwood
- park
Virginia Park
A city pocket park of about a quarter acre at 460 Virginia Avenue (city GIS), just across Virginia Avenue from the north end of the neighborhood near Budd Avenue.
- park
John D. Morgan Park
About 18 acres at 540 W. Rincon Avenue per city GIS, and one of Campbell's largest parks. It is about half a mile northeast of the middle of Hazelwood, straight line.
- park
San Tomas Park (San José)
A City of San José park of about 4.8 acres on Valerie Drive (city GIS), about half a mile northwest across the creek, in the San José pocket that shares Campbell 95008 addresses.
- shopping
San Tomas Plaza
The neighborhood shopping center at 92 N. San Tomas Aquino Road by W. Campbell Avenue, about 9 acres in city GIS and about 0.8 mile north, straight line.
- shopping
Downtown Campbell
The E. Campbell Avenue main street is about 1.3 miles east. Its farmers market runs Sundays 9 am to 1 pm year-round between Central Avenue and Third Street, per the market operator.
- landmark
San Tomas Aquino Creek
The creek is the north edge and the city line. The city's creek layer marks this reach as covered, so the line shows up on a map more than on the ground.
schools and commute
School districts and getting around
School districts
Hazelwood is in the Campbell Union School District for elementary and middle grades and the Campbell Union High School District for high school, per U.S. Census school-district maps checked at points across the outline. No public school sits inside the neighborhood. The nearest campuses are Capri Elementary on Chapman Drive and Forest Hill Elementary on McCoy Avenue (both Campbell Union, each about 0.9 mile away, straight line) and Westmont High on Westmont Avenue (Campbell Union High, about 1.1 miles). Attendance boundaries change, so check the exact address with each district.
Campbell Union guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- Light rail: Winchester station, the south end of VTA's Green Line, is about 1 mile east (straight line); Downtown Campbell station is about 1.4 miles.
- Bus: VTA Route 26 runs along W. Campbell Avenue, with a stop at San Tomas Aquino Road, between West Valley College and Eastridge; Route 37 stops at Burrows Road and Hacienda Avenue on its way between West Valley College and Capitol Station via Winchester station.
- Driving: San Tomas Expressway begins at Winchester Boulevard about 0.8 mile east. Highway 17's Camden Avenue/San Tomas Expressway ramps are about 1.2 miles away and Highway 85's ramps at Winchester Boulevard about 1.3 miles, straight line. Highway 85 has only a partial interchange at Winchester, so some trips start at Saratoga Avenue instead.
- Through traffic: the San Tomas plan routes through traffic to Winchester Boulevard, Pollard Road, Quito Road and Campbell Avenue and limits truck routes in the plan area to Winchester and Pollard.
- Trail: the Los Gatos Creek Trail is about 1 mile east at Los Gatos Creek County Park, straight line.
nerd notes
Buying or selling in Hazelwood: what we check
Buying here
- South of the creek you are in the San Tomas Area Neighborhood Plan. It caps single-family floor area at 0.45 FAR of net lot area, garages and accessory buildings included, with lot coverage of 40% in R-1-6 and 35% in the larger-lot districts, and a 28-foot, 2.5-story height limit. An addition can go to 0.50 FAR only on a lot under 8,000 sq ft, a year after the home was finaled, as a simple extension of existing building lines, with Planning Commission approval; 8,000-8,999 sq ft lots can add up to 4,000 sq ft total. Run the numbers before you pay for square footage you cannot add.
- Pull the zoning. The city map shows almost all of Hazelwood as R-1-6, with planned-development (P-D) parcels on courts such as Kara Way and Hazel Court that carry their own conditions. Kara Way is a private street, so ask for the HOA or road-maintenance documents. The northern arm (Christopher Ave, Hunt Way, Jane Ann Way) is outside the plan area and follows Campbell's regular zoning code instead.
- Check the parcel's street on the plan's improvement list. New development on Hazel Avenue, Virginia Avenue or San Tomas Aquino Road can be required to dedicate right-of-way and build curb, gutter, sidewalk and street lights, or sign a deferred improvement agreement. Ask the seller and the City Engineer whether one is recorded on the lot.
- ADUs and SB 9: amendments to the plan (2019 and 2022) say Campbell's citywide ADU chapter (21.23) and its two-unit and urban lot split chapters (21.25 and 20.14) override the plan where they conflict. Confirm current standards with Campbell Planning before you count on a second unit.
- Creek-side lots: the city's flood layer puts a handful of lots near the creek (on Hazelwood Ave, Ecker Ct, Louise Ct, Craig Ave and Virginia Ave) in FEMA Zone A, and a strip along the creek is in a state liquefaction zone. Read the natural hazard disclosure, price flood insurance, and with 1940s-60s houses budget for sewer lateral, panel and foundation checks.
Selling here
- Lead with the lot. Put GIS or survey lot area, width and depth in the listing; on Hazelwood Ave, Craig Ave or Hunt Way a lot near 10,000 sq ft is the headline.
- Gather permit history. Additions in the plan area need site and architectural approval, and buyers will ask how close the home already is to the 0.45 FAR cap.
- Disclose any deferred street-improvement agreement or recorded frontage obligation up front, especially on Hazel Ave, Virginia Ave or S. San Tomas Aquino Rd.
- Order pre-listing inspections (roof, sewer lateral, electrical) for 60-plus-year-old houses, and if your lot is one of the few in the mapped flood or liquefaction zones by the creek, have the hazard report ready early.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Hazelwood questions, answered
Is Hazelwood in Campbell or San José?
Everything inside this guide's outline is in the City of Campbell. The blocks just north of the creek between S. San Tomas Aquino Road and Virginia Avenue (Valerie Dr, Lemoyne Way, Montezuma Dr, Maximilian Dr, Middletown Dr and the Via streets around San Tomas Park) carry Campbell 95008 addresses but are in the City of San José, per Census and city maps. Check the parcel's jurisdiction: it decides which city issues permits and which zoning applies.
Why don't some Hazelwood streets have sidewalks?
By design. The San Tomas Area Neighborhood Plan lists Hazelwood Avenue (mostly), Filbert Way, Pecan Way and Craig Avenue as streets to remain without curb, gutter and sidewalk, to keep the area's rural look. Busier streets such as Hazel Avenue and Virginia Avenue are slated for full improvements.
How big can I build on a Hazelwood lot?
In the plan area, house plus garage and accessory buildings can total 0.45 times the net lot area (some additions can reach 0.50 with Planning Commission approval). ADUs and SB 9 projects follow Campbell's citywide chapters. Confirm the numbers for your parcel with Campbell Planning.
Which school districts serve Hazelwood?
Campbell Union School District for elementary and middle grades and Campbell Union High School District for high school. Boundaries change, so check the exact address with each district.
When were Hazelwood's homes built?
Mostly between the late 1940s and the mid-1960s, per county assessor data, with courts and rebuilds added since the 1980s. The Linda Drive and Connie Drive tract dates from 1961-63; the Hunt Way and Jane Ann Way homes are from about 1951.
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Thinking about Hazelwood? Let's run your numbers.
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