Campbell｜Affordable Homes, Comfortable Living — A Balanced Choice in Silicon Valley

Campbell

When the office buildings of Silicon Valley fall silent, a gentle light always illuminates the night sky of Campbell—the Campbell Water Tower, built in 1928. Its red brick structure outlines a retro silhouette, and the stars atop it twinkle in the night, like a small town signaling home.

This decommissioned water tower now symbolizes the rhythm of life in Campbell. Beneath the tower lies a small plaza where residents chat, children run in the shadows, and jazz music drifts in the distance. Here, a single light quietly turns the fast-paced pace of Silicon Valley into a more comfortable mode.

Strolling through Campbell's Downtown Historic District, the red-brick streets are lined with century-old shops and internet-famous cafes—a place that offers the relaxed atmosphere of Silicon Valley's "backyard" while retaining its core strength as a hub for educational living. As a hub connecting San Jose and Sunnyvale, Campbell's balanced pace of life, excellent school district resources, and convenient location make it a cozy haven for tech-savvy families seeking an escape from the hustle and bustle.

(*Campbell, sourced from Google Maps)

Campbell is located in the heart of Silicon Valley's South Bay, bordering Sunnyvale to the north, San Jose to the east, and Los Gatos to the west. Interstate 85 and Campbell Avenue run through it, making it one of the few cities in Silicon Valley that combines commuting convenience with a small-town feel. With nearby tech giants like Apple, Google, and Cisco, Campbell has attracted a large number of middle-class families seeking a balanced work-life relationship.

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1. Education & School District

Campbell's education system, primarily comprised of  the Campbell Union Public School District , offers a balanced and high-quality education. According to Niche rankings, its core school district consistently ranks in the top 20% of California schools and is known for its high value for money and moderate student stress.

Some Campbell addresses (such as the eastern section near the San Tomas Expressway) belong to the San Jose Unified School District, which is different from the Campbell Union School District. It is recommended to check the corresponding schools when purchasing a house.

1. Campbell Union High School District (A)

Campbell UHSD covers the main area of ​​Campbell and parts of the area near northwest Cupertino and southeast Cambrian Park, including communities such as Downtown Campbell.

High schools available to Campbell residents:

1. Leigh High School ( Niche A, #236 California public high school )

• Core advantages:A benchmark in humanities, social sciences, and entrepreneurship education, the "Youth Entrepreneurship Incubation Camp" in partnership with Santa Clara University has incubated three student projects. The debate team is ranked in the top 50 in the United States, and the average AP score in history and literature exceeds the state average by 20%.

• Parents’ concerns:

• The community is rich in resources, and the PTA often invites Silicon Valley executives to hold career sharing sessions to help students with career planning;

• Some alumni have reported that some policies are laxly enforced (such as disputes over restroom management), and parents need to pay attention to the details of campus management.

2. Branham High School ( Niche A, #308  California public high school)

• Core advantages:The school boasts a diverse support system, comprehensive LGBTQ+ friendly and mental health services, and a vibrant campus atmosphere with monthly community events such as relay races and themed dress-up days. The school also offers over 50 clubs, including the Ethnic Student Union, DnD, and filmmaking.

• Parents’ concerns:

  • Balanced development of arts and sports, with projects such as mural competitions fostering creativity;

  • The math teaching pace is relatively fast, and students with weak foundations need additional support. Some students also reported that counselors' guidance on university applications was insufficient.

3. Westmont High School (Niche A, #324 California Public High School)

• Core advantages:

  The school is strong in both science and engineering and sports. Among the 22 AP courses, the pass rate for computer science and calculus exceeds 80%. The football and women's basketball teams are traditionally strong teams in the county, and many graduates have entered NCAA colleges.

• Parents’ concerns:

  • There are many extracurricular activities (cheerleading, swimming, etc.), but there is no dedicated choir program. Students with artistic talents need to supplement with electives such as musicals.

  • The academic pressure is moderate, suitable for students who are majoring in science and engineering but do not want to be overly competitive.

4. Prospect High School ( Niche A, #353 California public high school)

• Core advantages:

• The academic atmosphere is moderate, suitable for steady improvement of average students, and the number of AP courses is moderate (18);

• The campus culture is relatively traditional, but in recent years it has made breakthroughs in DECA business competitions, programming, and drama programs. It is suitable for the steady improvement of average students and also has room for expansion.

5. Del Mar High School ( Niche rating A-, #634 California public high school)

• Core advantages:

• The academic difficulty is moderate, suitable for families who want to balance study and life;

• The overall ranking is slightly lower, but the personalized support is in place and it is friendly to students with weaker adaptability.

6. Boynton High School ( Niche score C)

• Parents’ concerns:

  • Small size (160 students), close-knit community, and high teacher attention make it suitable for students who need to "catch up";

  • Niche rated C+, suitable for students who are facing academic difficulties in traditional high schools and need to adjust their pace, with graduation as the core goal, but not suitable for families seeking academic challenges or a conventional college path.

    
    
    
    

📌School selection advice

• If your child is good at entrepreneurship, debate or liberal arts, Leigh High School's  resources are the best match;

• If you value a diverse atmosphere and mental health support, Branham High School  is the best choice;

• If you focus on science, engineering and sports, Westmont High School  offers excellent value for money.

• If you need personalized tutoring or academic catch-up, Boynton High School  offers targeted support.

2. Campbell Union School District (B)

Elementary schools available to Campbell residents:

1. Forest Hill Elementary School (Niche rating: A-, K-5)

• Core advantages:

  The academic foundation is solid and the overall student satisfaction is high.

• Parents’ concerns:

  • Students commented that "the campus atmosphere is good, with occasional minor conflicts but overall friendly";

  • The quality of physical education classes and cafeteria food is average, and parents need to pay attention to their children's exercise and balanced diet.

2. Marshall Lane Elementary School ( Niche rating: A-, K-5)

• Core advantages:

  The teaching team is highly recognized, with alumni commenting that "teachers are very supportive and students have friendly relationships." They focus on cultivating children's self-confidence and openness.

• Parents’ concerns:

  • The campus social atmosphere is inclusive, suitable for introverted or transfer students to quickly integrate;

  • The school is moderately sized (415 students), allowing teachers to cater to more individual needs.

3. Village Elementary School ( Niche rating: A-, K-5)

• Core advantages:

  Featuring "holistic education" and mixed-age classrooms, it is praised by parents as "a school as warm as a community."

• Highlights from parents’ feedback:

  • Rich activities, such as the annual autumn carnival and camping trips, strengthen the connection between home and school;

  • Focus on children's social and emotional development, suitable for families who value comprehensive qualities.

4. Capri Elementary School ( Niche rating  B+ , K-5)

5. Castlemont Elementary School ( Niche rating  B+ , K-5)

6. Campbell School of Innovation ( Niche  B+ , K-8)

7. Lynhaven Elementary School ( Niche rating  B , K-5)

8. Blackford Elementary School ( Niche rating:  B- , K-5)

9. Sherman Oaks Elementary School ( Niche rating:  B- , K-8)

10. Rosemary Elementary School ( Niche  C , K-5)

📌School selection suggestions:

• If you value "warm community + holistic development", Village Elementary  and  Castlemont Elementary  are your top choices;

• If a "bilingual environment" is required, Sherman Oaks Elementary (K-8) has obvious advantages;

• If you trust "teacher responsibility and home-school communication," Blackford Elementary  has an excellent reputation among parents;

• If you prefer "innovative curriculum and coherent education", Campbell School of Innovation (K-8) is worth your attention. Campbell residents can attend the following junior high schools:

  

  
  

  1. Rolling Hills Middle School (6-8, ranked #498 in California, Niche rating A-)

  2. Campbell School of Innovation (K-8, Middle School, ranked  #1,000 in California , Niche Rating B+)

  3. Sherman Oaks Elementary School (K-8, middle school)

  4. Monroe Middle School (6-8)

  
  

  📌School selection suggestions:

  • If you prioritize "pure middle school education + high cost-effectiveness," Rolling Hills Middle School  is the top choice within the district, offering the best balance of academics and activities.

  • If you want to "avoid the stress of transitioning to higher education while still enjoying innovative education," Campbell School of Innovation (K-8)'s integrated model is more worry-free.

  • If you focus on "bilingual ability development + a relaxed atmosphere", the junior high school department of Sherman Oaks Elementary School (K-8) has distinct characteristics.

  
  

  (Note: The school districts are closely related to the property address. It is recommended to confirm the corresponding school on the school district website before purchasing a property.)

  (The above pictures are from Niche)

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2. Community Introduction Zipcode Map

(Zipcode map from UnitedStatesZipCodes.org)

95008  is the primary ZIP code in Campbell, where most real estate and schools are located. There are also a few other areas, including 95128, 95125, and 95117 in the north near San Jose, and 95032 in the south near Los Gatos.

Now that we have a general understanding of Campbell's school district divisions and location distribution, let's take a look at several major communities within the city.

95008｜Downtown Campbell

The heart of Campbell, centered around Historic Main Street, is home to a collection of vintage theaters, boutique restaurants, and unique shops. It also forms a close-knit community with Campbell Elementary, Campbell Middle, and Westmont High School. The residential area primarily consists of renovated single-family homes from the 1950s to 1970s, interspersed with a few newly constructed townhouses. Due to its excellent school district, Campbell has become a popular choice for both young tech-savvy families and education-conscious retirees.

Community Highlights:

• District-wide collaboration: Campbell Elementary's "Walk to School Day" partners with Main Street merchants, allowing students to redeem snacks with their check-in vouchers. Middle school bands frequently perform at farmers' markets to raise funds, and Westmont High students regularly exhibit their artwork at the community theater, fostering a collaborative ecosystem among schools, communities, and merchants.

• Convenience: Within walking distance of Trader Joe's, Safeway, and the Saturday Farmer's Market, parents can do their shopping while picking up their children.

• Cultural resonance: During the Cherry Blossom Festival, district students participated in kimono displays and handicraft booths; the Oktoberfest beer festival featured a parent-child play area, where community theater and school drama clubs jointly curated interactive plays, allowing educational scenes to naturally blend into the atmosphere of life. 95008｜West Campbell 

  

  
  

  This upscale residential area near Los Gatos is characterized by spacious courtyards with mountain views and quiet streets. Surrounded by the Los Gatos Creek parkland, it offers a strong educational network with Lynbrook Elementary (a charter school) and Westmont High (an extended school district). The residential area is primarily composed of large single-family homes built after the 1970s, with a recent addition of custom-built luxury homes, attracting high-income tech families and professionals who value education.

  
  

  Community Highlights:

  • School district empowerment: Lynbrook Elementary's "Community Classroom" often uses West Campbell Park for practical science classes. Westmont High's elite clubs (such as the robotics team and the debate club) are largely comprised of members from the local community, and parent volunteers are deeply involved in the school foundation.

  • Environmental premium: Backed by the Santa Cruz Mountains, some residences have terraces with mountain views. The community park shares space with the school's sports field, and students often form teams for outdoor activities after school.

  • Characteristics of the community: Most residents are managers or professionals in technology companies. The community regularly holds "Prestigious School Admission Sharing Sessions," which form a positive interaction with Westmont High's parent-school cooperation program and strengthen the advantages of educational resources.
    

95008｜Pruneyard/Dry Creek

This mixed-use area, located just off the San Jose border, is centered around the Pruneyard shopping district, home to supermarkets like Target and Whole Foods, as well as international restaurants. It also enjoys close connections to Dry Creek Elementary School. The residential area primarily consists of single-family homes dating from the 1960s to the 1980s, some of which have been renovated with smart home features, attracting a mix of young families and commuters who rely on the school district.

Community Highlights:

• School district binding:

  • The Camden Ave community is connected to Branham High School (known for its STEM programs and athletics), and is adjacent to Capitol Elementary and Price Middle School, forming a cohesive school district. Branham students frequently participate in "Environmental Practice Day" at the community park, and parent volunteers set up scholarship fundraising booths at businesses on Camden Ave, creating frequent school-community interactions.

  • The Dry Creek community is a good match for Leigh High, a high-quality chain. The school and the community interact frequently. Dry Creek Primary School's "Open Campus Day" often collaborates with the business district to hold parent-child charity sales, and Leigh High student volunteers regularly participate in charity events in the business district.

• Efficient living: Pruneyard Shopping Center is a 10-minute walk away, and the Dry Creek Trail connects the school playground and community park, allowing parents to shop or exercise after picking up their children.

• Cross-border convenience: Located close to San Jose's commuter hub, tech company employees can enjoy Campbell's community atmosphere while quickly commuting to work, balancing family and career.

(The above pictures are all from Google Maps)

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3. Housing data House price data

(Campbell Housing Market, sourced from Redfin)

Housing price trends:

Campbell's real estate market is highly competitive. Homes in Campbell receive an average of four offers and sell in approximately 13 days. The median price per square foot in Campbell is $1,140, ​​up 9.8% from the same time last year.

The median home price in Campbell was $1.7 million in May 2025, down 8.1% from the same time last year. Homes in Campbell were on the market for an average of 13 days, compared to eight days in the same time last year.

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4. Population structure

(Campbell income data, sourced from DataUSA)

In 2023, Campbell's population was 42,800, with a median age of 39.2 and a median household income of $147,128. Between 2022 and 2023, Campbell's population decreased from 43,464 to 42,848, a decrease of -1.42%, while its median household income increased from $141,794 to $147,128, a 3.76% increase.

Compared to Cupertino, Campbell  's education emphasizes "de-elitism" more - when Cupertino's children are rushing to competition training on weekends, Campbell's students are participating in the "Backyard Farmer" project organized by the community or rehearsing in local theaters, and their growth trajectories are more diverse.

Compared to San Jose, Campbell  retains the intimacy of a small town. While San Jose is divided by large shopping malls and industrial areas, Campbell's Downtown remains a "social hub" where residents meet daily. From cafe owners to librarians, everyone can call out the names of regulars. The warmth of this "acquaintance society" is particularly precious in Silicon Valley.

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5. Noise & Air Quality

(Campbell Air Quality, sourced from IQAir)

Campbell is a tranquil and pleasant city, with low noise levels in most residential areas, except for those near Highway 85. Thanks to the barrier effect of the mountains to the west, air quality is consistently excellent, with annual PM2.5 concentrations 12% below the California average. Community parks are prevalent, and nearly every residential area is within a 10-minute walk of green space, making it a rare city where "greenery is visible from every window.

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When tech elites get tired of the endless coding and meetings, Campbell becomes their "life pressure relief valve" - ​​here, children can run freely in the corner park after school instead of rushing to cram school; weekend family activities are to pick fresh fruits and vegetables at the farmer's market instead of attending college counseling sessions.

Education at Campbell is not a brutal competition, but a warm journey of companionship. The coach at Westmont High School will adjust training times for the players' family gatherings, and the teacher at Leigh will take students to do social research in downtown. Everyone in the community is involved in the growth of the next generation.

If you also yearn for this "balanced Silicon Valley life", want to learn about Campbell's cost-effective housing, or have any questions about buying a house, please contact us to obtain exclusive off-market listings and customized housing solutions!