campbell neighborhood guide · property nerds® at compass
Morgan Park, Campbell Homes for sale, recent sales and a Property Nerd’s guide
The wedge between W. Campbell Ave, Winchester Blvd and San Tomas Expressway: postwar houses, 1960s fourplexes and 1970s-80s townhouses around John D. Morgan Park, one of Campbell's largest parks.
Morgan Park by the numbers
morgan park by the numbers · live from the mls
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Calculated in your browser from MLS data for Morgan Park: W. Campbell Ave, Winchester Blvd and San Tomas Expwy (approximate). Sales are single-family homes, townhomes and condos.
homes in morgan park · live from the mls
Homes for sale, for rent and recently sold in Morgan Park
Every active listing, rental and closed sale in Morgan Park 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 (Morgan Park: W. Campbell Ave, Winchester Blvd and San Tomas Expwy (approximate)); it may not match every local definition.
the story
How Morgan Park came to be
Before the tracts, this was orchard country on the edge of town. Winchester Blvd on the east edge follows the old Santa Clara-Santa Cruz road, which the city's historic context statement counts as one of the area's only two public roads before 1886. About a third of present-day Campbell lay inside the 1839 Rancho Rinconada de los Gatos land grant, whose northern line ran along today's Rincon Ave and across the north end of the park. A plaque at the park's Rincon Ave entrance marks the 1770s route of the Anza expedition.
Most of the houses went up right after World War II. The El Rancho California Tract, recorded in 1946, laid out Cherry Ln, California St, Catalpa Ln and El Caminito Ave, the blocks the city now maps as the Four C's Neighborhood Association, and the E.R. Kennedy subdivisions followed on Catalpa Ln in 1948 and 1949. The northern blocks were inside the original 1952 city; city parcel records show the southern blocks joined in 1960, and a 1957 tract on Friar Way, Manx Ave and Justo Ct near Winchester Blvd was not annexed until 1979. In 1962-64 three tracts on Nido Dr, Adler Ave, Echo Ave, Hollis Ave, Nello Dr and Wilton Dr were built out mostly with fourplexes, and the Campbell Plaza shopping center opened on Winchester Blvd in 1963.
John D. Morgan Park was built in 1972 on land bounded by San Tomas Expressway, Rincon Ave, Budd Ave and the Campbell School of Innovation, and it shares space with the school under the city's only joint-use agreement with the Campbell Union School District. The city added an all-inclusive playground in 2022, and in 2026 it was refreshing the Rincon Ave playground and building a larger restroom and parking lot on Budd Ave, with that work scheduled to finish in February 2027.
streets and homes
The streets and the houses
The single-family streets are short and straight. The Four C's blocks run east-west between Cherry Ln and Budd Ave just west of Winchester Blvd, and Dot Ave, S. Milton Ave, Jeffers Way and Salice Way fill the blocks between W. Campbell Ave and W. Rincon Ave. City parcel data counts about 225 single-family houses with a median build year of 1950; about 85 percent are single-story, and the lots are generous for central Campbell, with a median near 8,300 sq ft. The city's historic inventory includes a 1930 house on Catalpa Ln, designated a landmark, and a 1924 house on Budd Ave.
Multi-family housing is a big part of the mix. South of Budd Ave, Nido Dr, Adler Ave, Echo Ave, Hollis Ave and Nello Dr are lined with 1960s fourplexes, and city parcel data counts about 115 fourplex and small-apartment parcels in the area. Along W. Campbell Ave and W. Rincon Ave, more than a dozen townhouse complexes went up from 1975 to 1990, including the 1978 Morgan Park Townhouses, mostly on private drives. Zoning is a patchwork of planned development, R-1-6 single-family and medium-density residential, with the Winchester Blvd frontage under the city's Winchester Boulevard Master Plan and transit-oriented mixed-use zoning near Winchester station.
streets in morgan park
- W. Campbell Ave
- W. Rincon Ave
- Budd Ave
- Cherry Ln
- California St
- Catalpa Ln
- El Caminito Ave
- Dot Ave
- S. Milton Ave
- Jeffers Way
- Salice Way
- Nido Dr
- Adler Ave
- Echo Ave
- Hollis Ave
- Nello Dr
- Wilton Dr
- Friar Way
- Manx Ave
- Justo Ct
- Winchester Blvd
parks and places
Parks, shops and landmarks near Morgan Park
- park
John D. Morgan Park
540 W. Rincon Ave. The city's 2025 parks master plan lists 18.4 acres of parkland; a city project page describes 32 acres of open space shared with the school. It has two playgrounds (one all-inclusive), open fields, picnic areas, water play features in summer and restrooms on both the Rincon and Budd sides.
- shopping
Campbell Plaza
The 1963 shopping center on the west side of Winchester Blvd at 2365 S. Winchester, with a supermarket, about 0.25 mile (straight-line) from the middle of the neighborhood.
- transit
Winchester station
The south end of VTA's Green Line, with a park-and-ride lot, just across Winchester Blvd on the north side of San Tomas Expressway.
- park
Gomes Park
Campbell's smallest park, two benches on the east side of Winchester Blvd a few blocks south of Campbell Ave, with a second Anza expedition plaque.
- park
Los Gatos Creek County Park
The county park on Dell Ave, with its dog park and percolation ponds, is about 0.8 mile (straight-line) southeast, across Winchester Blvd.
schools and commute
School districts and getting around
School districts
City parcel records place all of Morgan Park in the Campbell Union School District (TK-8) and the Campbell Union High School District. The Campbell School of Innovation, the district's TK-8 campus, is at 295 Cherry Ln, right next to the park. Attendance boundaries change, so check the exact address with the district before you count on a particular school.
Campbell Union guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- VTA light rail: Winchester station is about 0.4 mile (straight-line) from the middle of the neighborhood, and Downtown Campbell station about 0.7 mile. Green Line trains run to San José Diridon station (Caltrain) and on to Santa Clara.
- San Tomas Expressway forms the southwest edge; east of Winchester Blvd it meets Highway 17 at the Camden Ave interchange, about 0.9 mile (straight-line) from the middle of the neighborhood. Northbound, it runs through Santa Clara to US 101.
- Winchester Blvd runs south to Los Gatos and north through Campbell toward San José; W. Campbell Ave leads east into downtown, about 0.7 mile (straight-line) to Central Ave.
- Los Gatos Creek Trail: the closest main entrances are Campbell Park on E. Campbell Ave and Los Gatos Creek County Park on Dell Ave, each about 0.8 to 0.9 mile away (straight-line).
nerd notes
Buying or selling in Morgan Park: what we check
Buying here
- Fourplex and small apartment buyers: get the rent roll, leases and permit history, and confirm unit counts with the city before you rely on them.
- For the 1970s and 80s townhouse complexes, read the HOA budget, reserve study, rules and any special assessments.
- Many houses are original late-1940s and 50s single-story homes. Check the electrical panel, plumbing, roof and sewer lateral, and look for permits on additions.
- Homes along San Tomas Expressway and Winchester Blvd get more traffic noise, and the park and school bring weekday and weekend traffic to Rincon Ave, Budd Ave and Cherry Ln. Visit at different times.
- City parcel data flags some lots here for liquefaction potential; read the natural hazard disclosure.
Selling here
- Being steps from Morgan Park and the school is the headline; put the walking distance in the listing.
- Lot size (median near 8,300 sq ft) gives room for an ADU or addition; a site plan helps buyers see it, but don't promise approvals.
- For fourplexes, a clean rent roll, current leases and finaled permits make the sale easier.
- If your house is on the city's historic inventory, have the designation and any past approvals ready for buyers.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Morgan Park questions, answered
How big is John D. Morgan Park?
The city's 2025 parks master plan lists 18.4 acres of city parkland. A city project page describes the park as 32 acres of open space, which appears to include fields shared with the Campbell School of Innovation.
Is Morgan Park inside the City of Campbell?
Yes. Every parcel in this outline is in Campbell city limits and the 95008 ZIP. The blocks around Friar Way and Manx Ave were annexed in 1979, later than the rest.
What are the Four C's?
The city maps a Four C's Neighborhood Association covering Cherry Ln, California St, Catalpa Ln and El Caminito Ave, the streets of the 1946 El Rancho California Tract just west of Winchester Blvd.
How close is light rail?
Winchester station, the end of the Green Line, is across Winchester Blvd, about 0.4 mile from the middle of the neighborhood (straight-line).
Is the park being renovated?
In 2026 the city was refreshing the Rincon Ave playground and replacing the Budd Ave restroom and parking lot, with that work scheduled to finish in February 2027. Check the city's project pages for the current status.
talk to a property nerd
Thinking about Morgan Park? Let's run your numbers.
Eric, Janelle and the Boyenga Team have sold more than 2,520 Silicon Valley homes, $2.6+ billion in all, since 1996. Get a value, a plan, or a straight answer about a street.
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