Pruneyard Dry Creek

Pruneyard Dry Creek is one of Campbell’s officially recognized neighborhood areas, running from Bascom Avenue across to Leigh Avenue and from Hamilton Avenue down to Dry Creek Road. It takes its name from the shopping center at its northern edge, and unlike a lot of neighborhood labels in this part of the valley, it is a real organized community with a registered neighborhood association rather than a marketing invention.

The Pruneyard itself has a better story than most shopping centers. It was built on the former Brynteson Ranch and opened in 1964, with Fred Sahadi developing it and the office towers and theatre following by the end of the decade. It was an upscale center from the start, and it still functions as the second commercial hub of Campbell alongside the downtown strip on East Campbell Avenue. The current owners took over in 2019 and have continued a renovation that started in 2017.

It is also the only shopping center in the South Bay with a United States Supreme Court case named after it. Pruneyard Shopping Center v. Robins, decided in 1980, established that California’s constitution can protect speech in privately owned shopping centers, and it is still cited in law schools. Not every neighborhood can claim a constitutional precedent at the end of the block.

The housing here is what you would expect from Campbell more broadly, largely single story ranch homes from the 1950s and 1960s on modest, flat lots, with condominiums and apartments concentrated closer to Bascom Avenue and the Pruneyard. That mix is genuinely useful. It means someone selling a family home on Dry Creek Road can often find an attached, single level place to move into within the same few blocks, keeping the same doctor, the same grocery store and the same neighbors.

The practical appeal of this particular pocket is that almost everything is walkable or close to it. The Pruneyard gives you restaurants, a movie theatre, a grocery store and a bookstore, and the Los Gatos Creek Trail runs along the creek right there, offering flat paved walking with no street crossings. The Campbell Adult Center and the Campbell Library are both a few minutes away, and Good Samaritan Hospital is a short drive south.

Schools come through Campbell Union School District for kindergarten through eighth grade and Campbell Union High School District for the high schools. This neighborhood sits close to the San Jose line, where district boundaries get irregular, so I verify the actual assignment for every listing rather than assuming.

Getting around is easy. Bascom Avenue and Hamilton Avenue are the main arteries, Highway 17 and Highway 880 are minutes away, and the VTA light rail station in downtown Campbell is a short drive, putting downtown San Jose and Diridon Station on a single ride.

On price, Campbell has been running just over $1.8 million for a median sale through the summer of 2026, essentially flat year over year, with homes going into contract at a median of about 24 days. Detached homes in this neighborhood generally track the citywide figure, while the condominiums near the Pruneyard trade well below it. My Campbell home prices page tracks the numbers as sales close, and the full Campbell area guide covers the rest of the city.

If you have owned here for decades, the equity is substantial and the decisions around it are more complicated than they look, from capital gains on a house bought for a fraction of today’s value to what Proposition 19 now means for passing it to your children. Working through that with older adults and their families is my full time practice, and I am happy to have the conversation years before you are ready to act. Book a call with me for a straight assessment, or read about my selling process when the time comes.