If you love Los Gatos but it’s too pricey, you might also consider Campbell CA homes for sale. This charming, small city is just a little north of LG and shares some similarities that are worth appreciating.
Campbell and Los Gatos are similar in a few ways
Both boast a vibrant downtown and good community participation. (Yes, the Los Gatos downtown is a lot larger than the one in Campbell.)
Both enjoy historic homes and areas – more in Los Gatos, but still some in Campbell.
There are loads of parks, one being a dog park shared with Los Gatos throughout Campbell, which has the 95008 zip code.
Shopping is easy in Campbell, too, as there is the large Pruneyard Mall, the downtown, historic business district, businesses and shops along Winchester Boulevard, and more. There’s no shortage of shopping of any kind.
Listings of Campbell CA homes for sale
Next up is the list of residential real estate for sale. Only some are displayed here, but click on the link at the bottom to see more of them. Also, please continue reading more about this area after the listings. These include single family homes for sale in Campbell, CA as well as townhouses and condominiums.
- List View
- Map View
- Grid View
See all Campbell CA single family homes for sale.
(all data current as of 9/28/2023)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
Learn more abut Campbell – more info!
Campbell has so much going for it, as we mentioned above! Campbell CA homes for sale come in perhaps 20% less than a comparable home in Los Gatos. It has some things that LG does not have, light light rail access and a large mall.
Downtown Campbell is scenic and enjoys some fabulous dining establishments and a hard to beat Farmer’s Market on Sundays.
Campbell boasts two movie theaters, one in the Pruneyard Shopping Center, and one on Winchester Boulevard near Safeway.
Some hazards to be aware of
Every area has pros and cons. Campbell does have some cons, too. One of them is that most of this lovely city is in a hazard zone for flooding from dam failure. We write extensively about these zones on our Valley of Heart’s Delight blog. In a nutshell, since Campbell CA sits along the banks of the Los Gatos Creek, it’s also in line with 3 different dams, any of which could cause major flooding. Please check out our Dam Failure article there.
Campbell schools are not a major draw to this Silicon Valley city, though some areas do have excellent public schools. Those are primarily on the west end of town near the borders of Los Gatos and Saratoga.
In Campbell, but some Campbell CA homes for sale have a Los Gatos mailing address
Part of Campbell has a Los Gatos mailing address. We have this problem throughout Santa Clara County, usually in the border areas. In those places, the actual location is in one city or town, but the post office assigns a different city or town name. It is very confusing.
Such is the case with Cameo Park West and the Los Gatos Estates townhome community (and homes nearby, such as on part of More Avenue, north of Pollard and south of Highway 85). They are labelled as Los Gatos 95032, but in fact for voting, taxes, and everything else they are actually Campbell 95008. For the search included here, the results are by zip code, so my apologies that this pocket south of Highway 85 won’t be in the results.
The same problem exists with parts of San Jose that have a Saratoga mailing address, or San Jose that have a Los Gatos mailing address.
There are a couple of places to check if you aren’t sure: one is the city or town’s zoning map. The other is the preliminary title report that is provided when escrow is opened.
Other resources for Campbell CA homes for sale
If you’re interested in this part of Silicon Valley, you may enjoy reading up on the Campbell real estate market on our main blog. This post is updated monthly.
See also Los Gatos homes for sale (on this site).