Neighborhood

San Tomas West, Campbell, CA

Neighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood RatingNeighborhood Rating
3.7 /5
Follow this Neighborhood
Ranked 6th /20 in Campbell, CA

Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $2.13M
  • Neighborhood Factors
    Undervalued
    $68k(2)
  • Neighborhood Factors
    Appreciation
    -2%(2)

(2) City data used

At a glance

San Tomas West is ranked #6 of 20 neighborhoods in Campbell with an overall score of 3.7/5. Its standout factors are schools (4.1/5, 13th of 20 in Campbell) and nearby merchants (3.8/5), at a median home price of $2.13M, which Houseberry currently rates as overvalued by about $78,000. The trade-off is public spaces (3.0/5).

Neighborhood Reviews & Questions

Neighborhood Review
Key Words: Walk‑to‑shopping convenience, Well‑kept mid‑century ranches, Easy freeway access

San Tomas West is a tidy pocket of 1950s–60s ranch houses on level, tree‑lined streets. Lots are modest but well kept, and many original facades have been freshened with new paint, drought‑tolerant landscaping, and expanded driveways, giving the area a consistent suburban charm without feeling cookie‑cutter. Daily errands are a breeze. Residents can walk to the Safeway‑anchored shopping plaza on Hamilton Avenue, which also houses a coffee shop, pet store, and casual take‑out spots. Campbell Christian Schools and an Action Day preschool sit inside the neighborhood, easing school‑day logistics for families. Outside the boundary, a two‑minute drive brings you to the dining cluster on South Bascom and larger retailers at The Pruneyard. John D. Morgan and Virginia Parks are close options for playgrounds and ballfields, though there is no park within the tract itself. Quick access to San Tomas Expressway and Highway 17 is a commuter perk, but homes along the eastern edge do pick up some traffic noise. Overall the vibe is comfortable and convenient: a classic Campbell neighborhood where you can stroll for groceries, wave to neighbors walking dogs, and be on the freeway in under five minutes.

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

    3.8

  • Neighborhood Amenities
    Public Spaces

    3

  • Neighborhood Amenities
    Curb Appeal

    3.5

Overall Amenities score: 3.4

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.
San Tomas West ranks 12th 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
12th 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

Add Photos
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21

1 of 21

  • Neighborhood-1
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21

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
Latimer PrimaryK-8
4.3/5
George C. Payne Elementary PrimaryK-5
4/5
Gussie M. Baker Elementary PrimaryK-5
4.3/5
Central Park Elementary PrimaryK-5
3.4/5
Price Charter Middle Middle6-8
3.9/5
Moreland Middle Middle6-8
3.5/5
Prospect High High9-12
3.9/5
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

San Tomas West FAQs10 answers

Is San Tomas West a good place to live?

San Tomas West ranks 6th of 20 neighborhoods in Campbell with an overall Houseberry score of 3.7 out of 5. Its strongest factors are schools (4.1/5) and nearby merchants (3.8/5). The trade-off is public spaces (3.0/5).

Is San Tomas West safe?

San Tomas West, Campbell scores 3.5 out of 5 on Houseberry's Safety Score, ranking 6th of 20 neighborhoods in Campbell.

What do homes in San Tomas West cost?

The median home price in San Tomas West, Campbell is $2.13M, compared with $2.06M for Campbell as a whole. Houseberry currently rates it overvalued by about $78,000 against comparable neighborhoods.

Are home prices in San Tomas West rising or falling?

The median home price in San Tomas West, Campbell is up about 4.6% over the past 12 months, from $2.04M to $2.13M. The full 12-month history is charted in the Median Price section on this page.

Which schools serve San Tomas West?

Schools serving San Tomas West, Campbell include Fammatre Elementary (3.6/5), Farnham Charter (4.0/5), Sartorette Charter (3.4/5), Latimer (4.3/5) and George C. Payne Elementary (4.0/5). 6 more schools are listed in the Schools section on this page.

What is the weather like in San Tomas West?

San Tomas West, Campbell receives 80% of its possible sunshine, 12th 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 San Tomas West walkable to shops and restaurants?

San Tomas West, Campbell scores 3.8 out of 5 for nearby merchants and 3.0 out of 5 for public spaces. Its overall amenities score is 3.4 out of 5, 11th of 20 in Campbell.

What is San Tomas West known for?

San Tomas West, Campbell is associated with Walk‑to‑shopping convenience, Well‑kept mid‑century ranches and Easy freeway access. Its highest-scoring factor is schools (4.1/5).

How does San Tomas West compare to other Campbell neighborhoods?

San Tomas West ranks 6th of 20 neighborhoods in Campbell. It ranks 13th of 20 in Campbell for schools (4.1/5) and scores lowest on public spaces (3.0/5). The next-ranked neighborhoods in Campbell are Campbell Community Center and Hazelwood.

What are the downsides of living in San Tomas West?

San Tomas West, Campbell scores lowest on public spaces (3.0/5).

Follow this neighborhood for updates

Neighborhood Photos

Add Photos
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21

1 of 21

  • Neighborhood-1
  • Neighborhood-2
  • Neighborhood-3
  • Neighborhood-4
  • Neighborhood-5
  • Neighborhood-6
  • Neighborhood-7
  • Neighborhood-8
  • Neighborhood-9
  • Neighborhood-10
  • Neighborhood-11
  • Neighborhood-12
  • Neighborhood-13
  • Neighborhood-14
  • Neighborhood-15
  • Neighborhood-16
  • Neighborhood-17
  • Neighborhood-18
  • Neighborhood-19
  • Neighborhood-20
  • Neighborhood-21

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 Map

Loading map...

View Full Map

Contact Houseberry's 2026 Agent Pick for San Tomas West
Follow this neighborhood for updates

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

Welcome
Blog
About Us
Contact Us
Agents
Policies