Neighborhood

Pruneyard Dry Creek, Campbell, CA

Neighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood Rating
3.5 /5
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Ranked 9th /20 in Campbell, CA

Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $2.17M
  • Neighborhood Factors
    Undervalued
    $68k(2)
  • Neighborhood Factors
    Appreciation
    -2%(2)

(2) City data used

At a glance

Pruneyard Dry Creek is ranked #9 of 20 neighborhoods in Campbell with an overall score of 3.5/5. Its standout factors are safety (3.9/5, 5th of 20 in Campbell) and curb appeal (3.5/5), at a median home price of $2.17M, which Houseberry currently rates as overvalued by about $65,000. The trade-off is schools (3.3/5).

Neighborhood Reviews & Questions

Neighborhood Review
Key Words: Near Pruneyard retail, Near Pruneyard retail Mature ranch streets, Quick freeway access

Pruneyard?Dry?Creek feels like a classic Campbell suburb that just happens to back up to one of the South?Bay’s best shopping and dining hubs. Inside the grid you’ll find single?story 1950s and early?60s ranch homes on level lots, tidy lawns, and a well?established canopy of camphor and ash trees. The residential core is pleasantly quiet given how close it sits to major roads. Whole?Foods, Trader?Joe’s, the movie theater, and dozens of cafés and restaurants at The?Pruneyard and along Hamilton Avenue are a ten?minute stroll at most. Safeway anchors the southern edge, and the Los?Gatos?Creek Trail is an easy bike ride away for longer runs or weekend rides. Commuters value near?instant access to Highway?17 and San?Tomas Expressway; the flip side is heavier cut?through traffic at rush hour and occasional noise spillover from the shopping center’s parking lots. Overall the neighborhood balances convenience with classic curb appeal. Yards are well kept, remodels are tasteful rather than ostentatious, and block?level social life centers on dog walks and front?yard chats. Expect a laid?back yet busy feel, more bustle near the retail edges, and solid property values driven by location.

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

    3.5

  • Neighborhood Amenities
    Public Spaces

    3.5

  • Neighborhood Amenities
    Curb Appeal

    3.5

Overall Amenities score: 3.5

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.
Pruneyard Dry Creek ranks 20th 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 16 inches of rain a year, the driest in the city.
Average daily high and low temperature
85°70°55°40°JFMAMJJASONDAug 82°
Avg highAvg low
Rank in Campbell
20th of 21
Across the Bay Area
67th percentile
Rain per year
16 in driest in city
Warmest month
Aug 82° avg high
Summer day
56° → 81°F
Winter day
42° → 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
Bagby Elementary PrimaryK-5
4.1/5
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
Blackford Elementary PrimaryK-5
1.9/5
Price Charter Middle Middle6-8
3.9/5
Monroe Middle Middle5-8
2.5/5
Branham High High9-12
4.7/5
Del Mar High High9-12
3.3/5

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

Pruneyard Dry Creek FAQs10 answers

Is Pruneyard Dry Creek a good place to live?

Pruneyard Dry Creek ranks 9th of 20 neighborhoods in Campbell with an overall Houseberry score of 3.5 out of 5. Its strongest factors are safety (3.9/5) and curb appeal (3.5/5). The trade-off is schools (3.3/5).

Is Pruneyard Dry Creek safe?

Pruneyard Dry Creek, Campbell scores 3.9 out of 5 on Houseberry's Safety Score, ranking 5th of 20 neighborhoods in Campbell.

What do homes in Pruneyard Dry Creek cost?

The median home price in Pruneyard Dry Creek, Campbell is $2.17M, compared with $2.06M for Campbell as a whole. Houseberry currently rates it overvalued by about $65,000 against comparable neighborhoods.

Are home prices in Pruneyard Dry Creek rising or falling?

The median home price in Pruneyard Dry Creek, Campbell is down about 4.5% over the past 12 months, from $2.27M to $2.17M. The full 12-month history is charted in the Median Price section on this page.

Which schools serve Pruneyard Dry Creek?

Schools serving Pruneyard Dry Creek, Campbell include Bagby Elementary (4.1/5), Fammatre Elementary (3.6/5), Farnham Charter (4.0/5), Sartorette Charter (3.4/5) and Central Park Elementary (3.4/5). 5 more schools are listed in the Schools section on this page.

What is the weather like in Pruneyard Dry Creek?

Pruneyard Dry Creek, Campbell receives 80% of its possible sunshine, 20th of 21 in Campbell. Summer days run 56° to 81°F and winter days 42° to 60°F, August is the warmest month and rainfall averages about 16 inches a year.

Is Pruneyard Dry Creek walkable to shops and restaurants?

Pruneyard Dry Creek, Campbell scores 3.5 out of 5 for nearby merchants and 3.5 out of 5 for public spaces. Its overall amenities score is 3.5 out of 5, 9th of 20 in Campbell.

What is Pruneyard Dry Creek known for?

Pruneyard Dry Creek, Campbell is associated with Near Pruneyard retail, Near Pruneyard retail Mature ranch streets and Quick freeway access.

How does Pruneyard Dry Creek compare to other Campbell neighborhoods?

Pruneyard Dry Creek ranks 9th of 20 neighborhoods in Campbell. It ranks 5th of 20 in Campbell for safety (3.9/5) and scores lowest on schools (3.3/5). The next-ranked neighborhoods in Campbell are Apricot Avenue.

What are the downsides of living in Pruneyard Dry Creek?

Pruneyard Dry Creek, Campbell scores lowest on schools (3.3/5).

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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 Pruneyard Dry Creek
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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

houseberry.com - CA DRE# 01847391

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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