Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $2M
  • Neighborhood Factors
    Undervalued
    $4k
  • Neighborhood Factors
    Appreciation
    -10%

At a glance

Hazelwood is ranked #8 of 20 neighborhoods in Campbell with an overall score of 3.6/5. Its standout factors are schools (4.1/5, 14th of 20 in Campbell) and public spaces (3.5/5), at a median home price of $2M, which Houseberry currently rates as undervalued by about $4,000. The trade-offs are nearby merchants (2.0/5) and curb appeal (3.0/5).

Neighborhood Reviews & Questions

Neighborhood Review
Key Words: Close?to?everything, Mid?century suburban, Park?side access

Hazelwood is a quiet mid?century pocket tucked between San Tomas Expressway and Winchester Boulevard, with level, walkable blocks of mostly single?story ranch homes and a handful of small apartment courts. Mature shade trees and tidy front lawns give the neighborhood an established, lived?in feel without pretension. Residents can stroll to groceries at Safeway or Whole Foods, catch a movie at the Plaza Theatre, or hop over to John D.?Morgan Park and Virginia Park for playgrounds, open lawns, and community sports. Downtown Campbell, the Pruneyard, and light?rail service sit just beyond the perimeter, making errands and nights out easy without relying on the freeway. The flip side is steady traffic noise from the expressway and occasional cut?through drivers on the boundary roads—but interior streets stay calm. Overall, Hazelwood delivers everyday convenience, respectable home upkeep, and quick park access, striking a balance between Campbell’s bustling commercial corridors and a low?key residential lifestyle.

See City Review for: Campbell
Houseberry's TakeLocal InsightsQuestions

Top Neighborhoods in Campbell, CA

1st
Neighborhood Iamge
Westmont, Campbell, CA
Overall Score : 4.2
This wedge of south‐Campbell feels like a residential pocket orbiting Westmont H... See Full Page
2nd
Neighborhood Iamge
San Tomas, Campbell, CA
Overall Score : 4.1
Mid‐century ranch homes line quiet blocks of West Hacienda, Walters, and nearby ... See Full Page
3rd
Neighborhood Iamge
San Tomas Aquino, Campbell, CA
Overall Score : 4.0
San?Tomas?Aquino is a pocket of classic mid?century Campbell laid out on flat, t... See Full Page

Neighborhood Amenities

  • Neighborhood Amenities
    Near good merchants

    2.0

  • Neighborhood Amenities
    Public Spaces

    3.5

  • Neighborhood Amenities
    Curb Appeal

    3

Overall Amenities score: 3

Neighborhood Weather

80%
of possible sunshine
Of all the daylight this spot gets in a year, 80% arrives as sunshine - clouds and fog block the rest.
Hazelwood ranks 11th of 21 for sunshine in Campbell, though it still out-suns about two thirds of the Bay Area. Its warmest month is August, averaging 82° highs, and it gets about 17 inches of rain a year.
Average daily high and low temperature
85°70°55°40°JFMAMJJASONDAug 82°
Avg highAvg low
Rank in Campbell
11th of 21
Across the Bay Area
71st percentile
Rain per year
17 in
Warmest month
Aug 82° avg high
Summer day
55° → 81°F
Winter day
41° → 60°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

Neighborhood Photos

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Schools serving this Neighborhood

School NameTypeGradesHouseberry School Score
Fammatre Elementary PrimaryK-5
3.6/5
Farnham Charter PrimaryK-5
4/5
Sartorette Charter PrimaryK-5
3.4/5
Central Park Elementary PrimaryK-5
3.4/5
Campbell School of Innovation PrimaryK-8
3.9/5
Capri Elementary PrimaryK-5
3.9/5
Price Charter Middle Middle6-8
3.9/5
Rolling Hills Middle Middle5-8
4.2/5
Westmont High High9-12
4.3/5

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Median Price

Hazelwood FAQs10 answers

Is Hazelwood a good place to live?

Hazelwood ranks 8th of 20 neighborhoods in Campbell with an overall Houseberry score of 3.6 out of 5. Its strongest factors are schools (4.1/5) and public spaces (3.5/5). The trade-offs are nearby merchants (2.0/5) and curb appeal (3.0/5).

Is Hazelwood safe?

Hazelwood, Campbell scores 3.5 out of 5 on Houseberry's Safety Score, ranking 7th of 20 neighborhoods in Campbell.

What do homes in Hazelwood cost?

The median home price in Hazelwood, Campbell is $2M, compared with $2.06M for Campbell as a whole. Houseberry currently rates it undervalued by about $4,000 against comparable neighborhoods.

Are home prices in Hazelwood rising or falling?

The median home price in Hazelwood, Campbell is down about 4.2% over the past 12 months, from $2.08M to $2M. The full 12-month history is charted in the Median Price section on this page.

Which schools serve Hazelwood?

Schools serving Hazelwood, Campbell include Fammatre Elementary (3.6/5), Farnham Charter (4.0/5), Sartorette Charter (3.4/5), Central Park Elementary (3.4/5) and Campbell School of Innovation (3.9/5). 4 more schools are listed in the Schools section on this page.

What is the weather like in Hazelwood?

Hazelwood, Campbell receives 80% of its possible sunshine, 11th of 21 in Campbell. Summer days run 55° to 81°F and winter days 41° to 60°F, August is the warmest month and rainfall averages about 17 inches a year.

Is Hazelwood walkable to shops and restaurants?

Hazelwood, Campbell scores 2.0 out of 5 for nearby merchants and 3.5 out of 5 for public spaces. Its overall amenities score is 3.0 out of 5, 18th of 20 in Campbell.

What is Hazelwood known for?

Hazelwood, Campbell is associated with Close?to?everything, Mid?century suburban and Park?side access. Its highest-scoring factor is schools (4.1/5).

How does Hazelwood compare to other Campbell neighborhoods?

Hazelwood ranks 8th of 20 neighborhoods in Campbell. It ranks 14th of 20 in Campbell for schools (4.1/5) and scores lowest on nearby merchants (2.0/5). The next-ranked neighborhoods in Campbell are Pruneyard Dry Creek and Apricot Avenue.

What are the downsides of living in Hazelwood?

Hazelwood, Campbell scores lowest on nearby merchants (2.0/5) and curb appeal (3.0/5).

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Neighborhood Photos

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Top Neighborhoods in Campbell, CA

1st
Neighborhood Iamge
Westmont, Campbell, CA
Overall Score : 4.2
This wedge of south‐Campbell feels like a residential pocket orbiting Westmont H... See Full Page
2nd
Neighborhood Iamge
San Tomas, Campbell, CA
Overall Score : 4.1
Mid‐century ranch homes line quiet blocks of West Hacienda, Walters, and nearby ... See Full Page
3rd
Neighborhood Iamge
San Tomas Aquino, Campbell, CA
Overall Score : 4.0
San?Tomas?Aquino is a pocket of classic mid?century Campbell laid out on flat, t... See Full Page

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Contact Houseberry's 2026 Agent Pick for Hazelwood
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All information provided on this website including but not limited to - school ratings, safety, amenities, user opinions, and property data - is for general informational purposes only. We do not guarantee its reliability, accuracy, or completeness. Users should independently verify information and consult appropriate professionals as needed. By using this website, you agree Houseberry is not responsible for actions, decisions, or consequences arising from reliance on the information provided

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Bay East ©2025. CCAR ©2025. bridgeMLS ©2025. Information Deemed Reliable But Not Guaranteed. This information is being provided by the Bay East MLS, or CCAR MLS, or bridgeMLS. The listings presented here may or may not be listed by the Broker/Agent operating this website. This information is intended for the personal use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data last updated at August 14, 2026 12:00 AM

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