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campbell neighborhood guide · property nerds® at compass
San Tomas West, Campbell Homes for sale, recent sales and a Property Nerd’s guide
Northwest Campbell between W. Campbell Avenue and Hamilton Avenue, west of San Tomas Expressway: 1950s-70s ranch-house tracts in the Moreland School District, with San José on three sides.
San Tomas West by the numbers
san tomas west by the numbers · live from the mls
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Calculated in your browser from MLS data for San Tomas West: north of W. Campbell Ave between San Tomas Aquino Rd and San Tomas Expwy, Campbell side (approximate). Sales are single-family homes, townhomes and condos.
homes in san tomas west · live from the mls
Homes for sale, for rent and recently sold in San Tomas West
Every active listing, rental and closed sale in San Tomas West 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 (San Tomas West: north of W. Campbell Ave between San Tomas Aquino Rd and San Tomas Expwy, Campbell side (approximate)); it may not match every local definition.
the story
How San Tomas West came to be
The name points at the San Tomas Aquino corridor that frames this corner of Campbell. N. San Tomas Aquino Road runs up its west side, and San Tomas Expressway forms its east edge, with San Tomas Aquino Creek running along the expressway's west side from Bucknall Road north (the city's creek map shows that reach in a covered channel). The City of Campbell's neighborhood-association map uses the name San Tomas West for this area west of the expressway, and its General Plan files it under a larger neighborhood called West Campbell.
Like most of Campbell, this was orchard land before it was tract land, and here the switch came fast. The city's annexation map shows nearly all of it joining Campbell between 1954 and 1962: the Victor Avenue, Coventry Drive, Branbury Drive, Marianna Way and Sondra Way blocks in 1954, and the Villarita Drive, Palo Santo Drive and Ensenada Drive blocks west of N. San Tomas Aquino Road in 1955. County assessor years put most of those homes at 1955-57. Later tracts filled in toward Hamilton Avenue: Boise, Denver, Memphis and St. Paul drives in 1958-59, Nadine, Paula and La Vonne drives around 1960, Springfield Drive in the mid-1960s, and the Darryl Drive, Del Prado Drive, Charmain Drive and Jim Elder Drive homes around 1973, much of it on land annexed back in 1954.
A few houses are older than the tracts. The city's historic resource inventory lists three houses on W. Latimer Avenue, dated about 1923, 1925 and 1935, as Structures of Merit. At the other end of the timeline, Graham Drive's 19 small-lot homes date from 2012, and the Allerton Loop and Fierro Loop townhomes near W. Hamilton Avenue from 2015.
streets and homes
The streets and the houses
The street grid is classic postwar Santa Clara Valley. W. Campbell Avenue, W. Latimer Avenue and W. Hamilton Avenue run east-west; short north-south streets fill the blocks between them (Superior Dr, Morrene Dr, Michelle Dr, La Vonne Dr, Radford Dr, Warwick Dr, Victor Ave, Coventry Dr, Branbury Dr, Marianna Way, Sondra Way, Darryl Dr, Del Prado Dr). Someone in the 1950s had a map open: Superior Drive, Erie Way and Ontario Lane take Great Lakes names, and Boise, Denver, Memphis, St. Paul, Charleston, Phoenix, Bismarck and Springfield take city names. West of N. San Tomas Aquino Road, Villarita Drive, Palo Santo Drive, Ensenada Drive, Calado Avenue, La Pradera Drive and Rio Serena Avenue form a separate 1955-57 tract with Spanish names.
Most homes are single-story ranch houses of about 1,200 to 1,800 square feet (assessor median about 1,500) on lots of about 6,000 to 7,000 square feet. The 1973 streets (Darryl, Del Prado, Charmain, Jim Elder, Shereen Place) run a little larger, with a median of about 1,785 square feet. Hedegard Avenue and Amato Avenue, two of the oldest single-family streets here, have lots closer to 10,000 square feet. The area is more mixed than it first looks: about 140 parcels are duplexes or three- and four-unit buildings, mostly from 1959-68 on Bismarck Drive, Gale Drive, Superior Drive, Ontario Lane and W. Hamilton Avenue, and there are condominium and townhouse clusters by the expressway.
None of this is in the San Tomas Area Neighborhood Plan, which stops south of W. Campbell Avenue and the creek. Homes here follow Campbell's regular zoning code: the city map shows mostly R-1-6 single-family zoning, with P-D (planned development) and C-PD (condominium planned development) on the newer and townhouse sites and LMDR and MDR residential zoning on some multi-unit parcels. Remodels and second stories here go by citywide rules, not the San Tomas plan's 0.45 FAR and street lists.
streets in san tomas west
- W. Campbell Avenue
- W. Latimer Avenue
- W. Hamilton Avenue
- N. San Tomas Aquino Road
- Superior Drive
- Morrene Drive
- Michelle Drive
- La Vonne Drive
- Nadine Drive
- Paula Drive
- Radford Drive
- Warwick Drive
- Victor Avenue
- Coventry Drive
- Branbury Drive
- Marianna Way
- Sondra Way
- Darryl Drive
- Del Prado Drive
- Charmain Drive
- Jim Elder Drive
- Springfield Drive
- Boise Drive
- Denver Drive
- Memphis Drive
- St. Paul Drive
- Gale Drive
- Graham Drive
- Lisa Way
- Hedegard Avenue
- Villarita Drive
- Palo Santo Drive
- Ensenada Drive
- Calado Avenue
- La Pradera Drive
- Rio Serena Avenue
- Castro Drive
parks and places
Parks, shops and landmarks near San Tomas West
- shopping
San Tomas Plaza
The neighborhood shopping center at 92 N. San Tomas Aquino Road, on the corner with W. Campbell Avenue, about 9 acres in city GIS and inside the neighborhood's southwest corner.
- shopping
Westgate Center and Kirkwood Plaza
Westgate Center on Saratoga Avenue in San José is about 1.1 miles west, and Kirkwood Plaza (about 12 acres in city GIS) is about 0.7 mile southwest across W. Campbell Avenue, straight line.
- park
Hathaway Park (San José)
A City of San José neighborhood park about 0.7 mile northwest, straight line (OpenStreetMap). There is no city park inside San Tomas West.
- park
John D. Morgan Park
About 18 acres at 540 W. Rincon Avenue per city GIS and one of Campbell's largest parks, about 0.8 mile southeast across the expressway, straight line.
- landmark
Campbell Community Center
The city's 29-acre campus at Winchester Boulevard and W. Campbell Avenue (city GIS), the former Campbell High School, is about 0.9 mile east, straight line.
schools and commute
School districts and getting around
School districts
San Tomas West is in the Moreland School District for elementary and middle grades, not Campbell Union, and in the Campbell Union High School District, per U.S. Census school-district maps checked at points across the outline. Moreland's Payne Elementary on Gleason Avenue and Latimer Elementary on Latimer Avenue sit just over the San José line, about 0.4-0.5 mile from the middle of the neighborhood, and Moreland Middle School is about 0.8 mile west on Student Lane, straight line. Rosemary Elementary, a Campbell Union school, is about 0.8 mile east across the expressway, a reminder that district lines here do not follow distance. The nearest Campbell Union High campuses are Westmont High, about 1.5 miles south, and Prospect High, about 1.7 miles west. Attendance boundaries change, so check the exact address with each district.
Moreland School District guide · Campbell Union High guide · Silicon Valley school districts
Getting around
- Bus: VTA Route 26 runs along W. Campbell Avenue, with stops at San Tomas Aquino Road and Winchester Boulevard, between West Valley College and Eastridge.
- Light rail: Winchester and Downtown Campbell stations on VTA's Green Line are about 1.4-1.5 miles east and Hamilton station about 1.9 miles, straight line.
- Driving: San Tomas Expressway runs along the east edge, north toward Santa Clara and south to Highway 17 at Winchester Boulevard. Highway 17's Hamilton Avenue ramps are about 1.7 miles east and Highway 85 at Saratoga Avenue about 1.8 miles southwest, straight line.
- Walking: San Tomas Plaza is in the neighborhood, Payne and Latimer elementary schools are within about half a mile, and the Campbell Community Center is about 0.9 mile east, straight line.
nerd notes
Buying or selling in San Tomas West: what we check
Buying here
- Check the city line on every parcel. Several streets here (Springfield Dr, Boise Dr, Bismarck Dr, Phoenix Dr, Darryl Dr, Mona Way, Charleston Dr and W. Latimer Ave) are split between Campbell and San José on the city's street map. Jurisdiction sets permits, zoning and some services, and the mailing address will not tell you.
- This area is not in the San Tomas Area Neighborhood Plan, so the plan's 0.45 FAR, design criteria and street lists do not apply. Pull the current R-1-6 (or P-D) standards from Campbell's zoning code and any planned-development conditions before you plan a second story or ADU.
- Elementary and middle grades are Moreland School District here, not Campbell Union. If a specific school matters to you, confirm the address with Moreland, since attendance areas change.
- Most houses are 1950s originals or remodels. Ask about the electrical panel and wiring, galvanized or cast-iron plumbing, the sewer lateral, and permits for garage conversions and additions.
- Homes backing onto San Tomas Expressway, W. Campbell Avenue or W. Hamilton Avenue get more traffic noise; visit at commute time. For townhomes and condos (Allerton Loop, Fierro Loop, Pimenton Pl and nearby), read the HOA budget, reserves and rules.
Selling here
- Name the districts correctly in the listing: Moreland School District and Campbell Union High School District. Many buyers assume Campbell Union.
- Have permit history ready, especially for garage conversions, additions and ADUs, which buyers here ask about first.
- Pre-listing inspections (roof, sewer lateral, electrical, termite) help on 60-plus-year-old houses.
- If your lot is one of the larger ones (Hedegard Ave, Amato Ave, corner lots), give the lot area and dimensions, and note ADU potential only after checking current Campbell rules.
nerd noteCommissions are always negotiable, and we offer bundled services, so ask us what's included.
faq
San Tomas West questions, answered
Is San Tomas West in Campbell or San José?
The area in this guide is in the City of Campbell, but San José surrounds it on the north and west, and several streets cross the line. The city's San Tomas West Neighborhood Association map even extends north into San José. Check the parcel's jurisdiction on the county or city record.
Is San Tomas West part of the San Tomas Area plan?
No. The San Tomas Area Neighborhood Plan covers southwest Campbell south of W. Campbell Avenue and the creek. San Tomas West follows Campbell's regular zoning code.
Which school districts serve San Tomas West?
Moreland School District for elementary and middle grades and Campbell Union High School District for high school. Check the exact address with each district; boundaries change.
When were the homes built?
Mostly between 1955 and 1973, per county assessor data: the Villarita Drive and Victor Avenue tracts in the mid-1950s, the streets toward Hamilton Avenue around 1958-66, and the Darryl Drive and Del Prado Drive homes around 1973. Townhomes and small-lot homes near the expressway date from 1988, 2012 and 2015.
What is the nearest light rail station?
Winchester and Downtown Campbell stations on VTA's Green Line, each about 1.4-1.5 miles east in a straight line; Hamilton station is about 1.9 miles.
talk to a property nerd
Thinking about San Tomas West? 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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