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campbell neighborhood guide · property nerds® at compass
Pruneyard–Dry Creek, Campbell Homes for sale, recent sales and a Property Nerd’s guide
The Pruneyard's shops, offices and newer apartments, plus about 950 mostly one-story 1940s-60s houses east of S. Bascom Avenue, from Hamilton Avenue to the Dry Creek Road backyards. Dry Creek Road is mostly San José.
Pruneyard–Dry Creek by the numbers
pruneyard–dry creek by the numbers · live from the mls
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Calculated in your browser from MLS data for Pruneyard–Dry Creek: Hamilton Ave south to the Dry Creek Rd backyards, Campbell side (approximate). Sales are single-family homes, townhomes and condos.
homes in pruneyard–dry creek · live from the mls
Homes for sale, for rent and recently sold in Pruneyard–Dry Creek
Every active listing, rental and closed sale in Pruneyard–Dry Creek 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 (Pruneyard–Dry Creek: Hamilton Ave south to the Dry Creek Rd backyards, Campbell side (approximate)); it may not match every local definition.
the story
How Pruneyard–Dry Creek came to be
The Pruneyard started as Brynteson Ranch, an orchard of pears and prunes. The city's General Plan says the 27-acre center was built in the late 1960s as an open-air shopping center in the Mission Revival style. City parcel records date the shopping center to 1969 and the tallest of its office towers to 1970. Today it has offices, a regional shopping center, restaurants and a hotel. It also has a place in law books: the 1980 U.S. Supreme Court case PruneYard Shopping Center v. Robins began when high school students set up a petition table here in 1975, and the Court upheld California's rule allowing peaceful petitioning in a shopping center's open areas.
The house streets east of S. Bascom Avenue are older than the center. City annexation records show them joining Campbell in pieces. Much of the area north of E. Campbell Avenue dates to 1952, the year Campbell incorporated; a 1980 annexation took in most of the streets south of it; and smaller pieces followed through the 1980s. A former county pocket east of Leigh Avenue, around Grace, Hurst, Phantom and Montemar, joined in the 2000s as the city's 'North Pocket'.
One house here is far older than everything else. The Galindo-Leigh House at 140 S. Peter Drive dates to about 1830 in the city's historic inventory, is a designated Campbell landmark, and has been on the National Register of Historic Places since 1980. Nearby, the 1929 George and Pearl Leigh House at 165 Leigh Avenue is a city Structure of Merit. Both are private homes.
streets and homes
The streets and the houses
North of E. Campbell Avenue, the grid of Ridgeley Drive, McBain Avenue, Fewtrell Drive, Patio Drive, Kuehnis Drive, Richlee Drive, April Way, Robway Avenue, Manchester Avenue, Dover Way, Sheffield Avenue, Cronwell Drive, N. Midway Street, Decorah Lane, Herbert Lane and Memory Lane was built mostly between the late 1940s and the early 1960s, according to city parcel records. Montemar Way is a little later (1963-65), and Grace Avenue, Hurst Avenue and Phantom Avenue east of Leigh range from the late 1940s to the 1960s. Kuehnis Drive and Dover Way mix in duplexes and fourplexes.
South of Campbell Avenue, Arroyo Seco Drive, El Solyo Avenue, Shady Dale Avenue, Bent Drive, Cameo Drive and Court, El Moro Drive, S. Midway Street, Flamingo Drive and Peter Drive are mostly early- to late-1950s, with Arnott Way and Moneta Way from the early 1960s. Across both halves, the houses are mostly one-story ranches with roughly 1,600 to 2,400 square feet of recorded building area, on lots of about 7,400 to 9,600 square feet. Rebuilds and second stories are scattered through, not concentrated on any one street.
The Pruneyard block is where the newer housing is. City parcel records show 45 condos on Campisi Way built in 2008, a five-story, 168-unit apartment building at 1725 S. Bascom Avenue from 2015, and older two-story apartments at 1845 S. Bascom from 1961-63, alongside six- and eight-story office buildings on E. Hamilton Avenue and Creekside Way. Dry Creek Road, which gives the area half its name, is mostly in San José, and only a few lots at its west end are in Campbell.
streets in pruneyard–dry creek
- Ridgeley Drive
- McBain Avenue
- Fewtrell Drive
- Patio Drive
- Kuehnis Drive
- Richlee Drive
- April Way
- Robway Avenue
- Manchester Avenue
- Dover Way
- Sheffield Avenue
- Cronwell Drive
- N. Midway Street
- Decorah Lane
- Herbert Lane
- Grace Avenue
- Hurst Avenue
- Phantom Avenue
- Montemar Way
- Arroyo Seco Drive
- El Solyo Avenue
- Shady Dale Avenue
- Bent Drive
- Cameo Drive
- El Moro Drive
- S. Midway Street
- Arnott Way
- Moneta Way
- Peter Drive
- Campisi Way
- Creekside Way
parks and places
Parks, shops and landmarks near Pruneyard–Dry Creek
- shopping
The Pruneyard
The shopping center at 1875 S. Bascom Avenue, with stores, restaurants, a movie theater, offices and a hotel, sits at the neighborhood's southwest corner. The General Plan treats it as a regional shopping center under its own long-term master use permit.
- park
Los Gatos Creek Trail
The paved trail runs along the creek on the Pruneyard's west side, north toward San José and south toward downtown Campbell, Vasona Park and Los Gatos. The General Plan calls it a major amenity of the Pruneyard/Creekside District.
- park
Campbell Park and Stojanovich Family Park
There's no city park inside the house streets. Campbell Park (basketball courts, play equipment, creek trail access) is about 0.2 mile from the southwest corner across Highway 17, and the 1.3-acre Stojanovich Family Park on Union Avenue is about 0.2 mile south across E. Campbell Avenue (straight line).
- landmark
Galindo-Leigh House
At 140 S. Peter Drive, dated to about 1830 in the city's inventory and on the National Register since 1980. It is a private home, so look from the street.
- landmark
Hamilton light rail station
VTA's Green Line stop at 850 E. Hamilton Avenue, near Creekside Way and Highway 17, opened in 2005. It is on a single track used by trains in both directions.
schools and commute
School districts and getting around
School districts
This area is split between two elementary districts. City parcel records and Census district maps put most streets north of E. Campbell Avenue in the Campbell Union School District and most streets south of it in the Cambrian School District, with the E. Campbell Avenue frontage itself split. All of it is in the Campbell Union High School District. Nearby public schools include Blackford Elementary (Campbell Union) on Willow Street, about 0.3 mile north of Hamilton Avenue, and Bagby Elementary (Cambrian) on Harris Avenue, about 0.3 mile south of the neighborhood's edge, both in San José, plus Del Mar High (Campbell Union High) about 0.4 mile north (straight line). Attendance boundaries change, so check the exact address with each district.
Campbell Union guide · Cambrian School District guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- VTA light rail: Hamilton station sits at the northwest corner, about 0.5 mile from the middle of the house streets (straight line), and Downtown Campbell station is about 0.4 mile from the southwest corner. Both are on the Green Line.
- Highway 17's Hamilton Avenue interchange is at the northwest corner.
- VTA Route 61 runs on S. Bascom Avenue, with stops at Bascom and Hamilton, the Pruneyard, and Bascom and Campbell.
- The Los Gatos Creek Trail runs along the Pruneyard. On the city's bikeway map, Leigh Avenue and S. Bascom Avenue north of Apricot Avenue are signed bike routes, and bike lanes are proposed on E. Campbell Avenue east of Bascom and on E. Hamilton Avenue east of Highway 17.
- Downtown Campbell is about 0.4 mile from the southwest corner, along E. Campbell Avenue under Highway 17 (straight line).
nerd notes
Buying or selling in Pruneyard–Dry Creek: what we check
Buying here
- Confirm the city. Most of Dry Creek Road, Dry Creek Court, the east side of Leigh Avenue and McBain Avenue east of Leigh are in San José, even where they share a Campbell 95008 address. Taxes, permits and services follow the city, so check the county tax bill.
- Check the elementary district by address. North of E. Campbell Avenue is mostly Campbell Union; south is mostly Cambrian; the Campbell Avenue frontage is split.
- Check the flood map. FEMA shows the streets annexed in 1987 and later (including Patio, Decorah, Peter, Grace, Hurst, Montemar, Phantom and parts of Ridgeley and McBain) as Zone D, possible but undetermined flood hazard, and a few parcels near the creek at Bascom and Hamilton as Zone A. Ask your lender and insurer about the specific parcel.
- On 1950s houses, check the electrical panel, plumbing, roof, foundation and sewer lateral, and compare additions with city permit records. Before planning a second story, read Campbell's R-1-6 standards and its single-family design guidelines.
- Expect change on the edges. The General Plan names the Pruneyard as a housing opportunity site and allows floor-area ratios up to 2.0 on Pruneyard/Creekside parcels of 3 acres or more, and city parcel records flag several Bascom and Hamilton frontage lots as Housing Element sites.
Selling here
- Put measured distances in the listing: Hamilton light rail, the Pruneyard, the creek trail, and Downtown Campbell station about 0.4 mile from the southwest corner.
- State the jurisdiction and elementary district plainly; buyers here often compare Campbell homes with San José homes on Dry Creek Road that share the same ZIP code.
- Have permit records ready for additions and conversions, since most nearby houses are original one-story ranches.
- If your parcel is in FEMA Zone D or Zone A, get an insurance quote before listing.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
Pruneyard–Dry Creek questions, answered
Is Dry Creek Road in Campbell?
Mostly no. The Campbell city limit runs along the backyards just north of Dry Creek Road, so most homes on Dry Creek Road and Dry Creek Court are in San José, even though many use Campbell 95008 addresses. Only a few lots at the road's west end are in Campbell.
When was the Pruneyard built?
The city's General Plan says the 27-acre center was built in the late 1960s on Brynteson Ranch, an orchard of pears and prunes, as an open-air Mission Revival-style shopping center. City parcel records date the shopping center to 1969 and its tallest office tower to 1970.
Which school district serves Pruneyard–Dry Creek?
It depends on the street. Most homes north of E. Campbell Avenue are in the Campbell Union School District, most south of it are in the Cambrian School District, and all are in the Campbell Union High School District. Check the exact address with each district.
How close is light rail?
VTA's Hamilton station is at the northwest corner of the neighborhood, about half a mile from the middle of the house streets (straight line), and Downtown Campbell station is about 0.4 mile from the southwest corner.
What is the Galindo-Leigh House?
A private home at 140 S. Peter Drive that Campbell's historic inventory dates to about 1830. It is a city landmark and has been on the National Register of Historic Places since 1980.
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