Buying In Cambrian: Schools, Housing Options, And Value

Are you weighing school options, commute time, and home value while scanning South Bay neighborhoods? If Cambrian is on your shortlist, you are not alone. Many buyers love its residential feel, strong K–8 options, and location that keeps major job centers within reach. In this guide, you will learn how Cambrian’s schools work by address, what housing types and price bands to expect, and how to compare ZIP pockets so you can buy with confidence. Let’s dive in.

Cambrian at a glance

Cambrian, often called Cambrian Park, sits in south San Jose with a suburban, tree‑lined feel and established parks and shopping. It is bordered by Willow Glen to the north, Campbell to the northwest, Almaden to the east, and Los Gatos to the south and west. A small unincorporated pocket remains, but most of the area is within San Jose. For a quick geographic overview, see the neighborhood summary on the Cambrian page on Wikipedia.

How schools work in Cambrian

School assignment is one of the biggest drivers of demand in Cambrian. Multiple K–8 districts serve different blocks, and high school assignment is set by a separate district system. Your exact address determines which schools you get.

Districts and assignment basics

• K–8: Large portions of the neighborhood are served by the Cambrian School District. Other pockets are served by Union School District or San José Unified School District. The Cambrian district site is a helpful starting point for program and locator links. Visit the Cambrian School District site to explore schools and tools.
• High school: Many Cambrian addresses feed into Campbell Union High School District schools such as Leigh or Branham. Other areas feed into San José Unified high schools. Use the CUHSD boundary tool to check assignment for a specific address.

Because these K–8 and high school boundaries do not always align, two homes on neighboring blocks can have different school pathways. Always verify by address before you write an offer.

Performance and how to verify

Cambrian School District has historically shown strong results on California accountability indicators. For the most current performance, enrollment, and demographic data, confirm through the California Department of Education dashboards and each school’s SARC. Review the CDE district profile for authoritative data.

Parent‑facing sites can be useful for quick comparisons, but official district and CDE sources provide the most reliable, current information.

Magnet, charter, and private options

Within Cambrian, Steindorf offers a STEAM K–8 magnet pathway. You will also find nearby charter and private schools in adjacent neighborhoods. Seats and application timelines can change, so contact schools directly and plan ahead. The Cambrian School District site lists district programs and contacts.

Why boundaries influence prices

Listings will often highlight school assignment, and buyers frequently pay closer attention to homes inside well‑regarded elementary and middle boundaries, or those that feed into popular high schools. This can translate to pricing differences within short distances. If schools are a top priority for you, confirm the attendance area for any address and compare recent sales inside that same boundary when setting your target price.

Housing options and price bands

Cambrian is primarily made up of single‑family homes, many built in the post‑war era through the 1970s. You will see single‑story ranch and split‑level designs on lots that often range from about 6,000 to 10,000 square feet. New construction is limited since the area is built out, so most inventory is resale: originals, updated remodels, and occasional full rebuilds. Townhomes and condos exist along main corridors, but they make up a smaller share of active listings.

ZIP pockets and pricing shorthand

Local buyers often begin with the ZIP split to frame budget and school tradeoffs.

• Cambrian overall: The median sale price was about $2,038,000 in a January 2026 snapshot. Market heat remains high, with well‑priced, move‑in‑ready single‑family homes drawing multiple offers.
• 95124 (north Cambrian near Los Gatos): Late‑2025 and January 2026 snapshots show a median near 1.96 to 2.0 million dollars.
• 95118 (central/southern Cambrian): A December 2025 snapshot showed a median around 1.64 million dollars.

These splits often reflect subtle differences in school assignment, lot size, and proximity to Los Gatos and amenities. Use them as a starting point, then refine by attendance boundary and condition.

How Cambrian compares nearby

If you are cross‑shopping, recent snapshots position Cambrian above the San Jose citywide median and generally competitive with nearby premium areas. Willow Glen often tracks around 1.7 to 1.8 million dollars, Almaden Valley has trended near 2.1 to 2.3 million dollars, and Los Gatos is commonly 2.2 million dollars and up, depending on the pocket and proximity to downtown. For neighborhood context, review the Willow Glen market overview on Redfin for a frame of reference.

Prices shift with the season and available inventory. Use the figures above as dated markers to shape expectations, then review very recent sales for your chosen block and school path.

Commute and transit reality

Cambrian’s location in central south San Jose keeps many South Bay and Peninsula job centers within reach. Off‑peak one‑way drives to popular tech campuses can land in the 20 to 45 minute range, with around 30 minutes as a practical midpoint. Peak traffic can add meaningful time. Broader traffic studies show major U.S. metros still see significant congestion. The takeaway for you is simple. Plan for a range and test your exact route.

• Driving: Most Cambrian commuters drive, using CA‑85, I‑280, SR‑17, and US‑101 depending on destination and time of day.
• Transit: VTA buses and light rail serve key corridors in and out of Cambrian. Many commuters who take rail drive to Caltrain or VTA park‑and‑ride options. You can check schedules and plan trips on the VTA site.
• Caltrain: The Blossom Hill station south of Cambrian offers Peninsula access with limited peak‑hour service. Many riders use Tamien or Diridon for more frequent trains. Review the Blossom Hill station overview for context, then verify current timetables.

Pro tip: Run live route checks from any property you like during your real commute windows, both morning and evening. If you plan to use transit, confirm parking, transfers, and total door‑to‑door time. The VTA trip planner can help you map options.

How to choose the right Cambrian pocket

If you are a school‑focused tech household, use this step‑by‑step process to target the right block.

1. Confirm school assignment by exact address. Use district locators for Cambrian, Union, and San José Unified, plus the Campbell Union High School District boundary tool for high school.
2. Set a price band using recent snapshots. Use the ZIP shorthand 95124 near 2.0 million dollars and 95118 near 1.64 million dollars as dated anchors, then adjust by attendance boundary, lot size, and condition.
3. Match housing type to your lifestyle. If you want a single‑story ranch, a yard, and room to expand, focus on original ranch tracts with 6,000 to 10,000 square foot lots. If lower maintenance and lower initial price matter more, include condo and townhome pockets near main corridors.
4. Test the commute. Drive the route in both peaks and compare off‑peak times. If you plan transit, confirm VTA connections and Caltrain frequency.
5. Check growth and resale signals. Proximity to well‑regarded elementary and middle attendance areas, parks like Houge Park, and daily amenities can support long‑term value. Lot size and potential for an ADU or addition can also help future resale.
6. Review property details closely. Compare solds inside the same school boundary, assess roof, foundation, and age of major systems, and factor in remodel scope versus a future rebuild.

What to watch in listings

Since many Cambrian homes date to the mid‑century period, look closely at structure and systems. A roof near end of life, cast‑iron drain lines, or an original electrical panel will reshape your budget. Pay attention to lot usability. A flat, fenced yard is appealing for outdoor living. Sloped or irregular lots may limit expansion or yard use. Finally, you will often see “in X school zone” language in descriptions. Treat that as a prompt to verify assignment by address with the district.

Buyer scenarios to consider

• You want schools, yard, and value. Start in 95118 for a lower entry price. Target a well‑kept ranch with enough lot depth for a future outdoor project. Verify the K–8 and high school path, then refine by streets that feed your preferred campuses.
• You want a quicker commute and proximity to Los Gatos. Focus in 95124 and weigh updated homes that reduce weekend project time. Expect tighter competition and prepare for multiple offers.
• You want a lower monthly payment and modern finishes. Include townhomes and condos near main corridors. You will trade private yard size for convenience and a newer interior at a lower price point.
• You plan to remodel. Consider original‑condition homes on larger lots to control the layout and finishes. Budget for systems, permits, and time to complete work.

Putting it all together

If you want strong K–8 options, a classic Silicon Valley neighborhood feel, and an address that keeps South Bay and Peninsula campuses within reach, Cambrian is worth a close look. Your best results come from getting hyper‑local. Verify school assignments by address, compare sales inside the same attendance areas, and pressure‑test your commute before you write.

Ready to refine a short list, tour the right pockets, and compete with confidence? Connect with the neighborhood experts at Milestone Realty to plan your search.

FAQs

How is Cambrian different from nearby San Jose neighborhoods?

• Cambrian offers predominantly single‑family homes, larger usable lots, and a suburban feel. Compared with nearby areas, recent market snapshots place Cambrian above San Jose’s citywide median and generally below the priciest Los Gatos and Almaden micro‑markets.

Which school districts serve Cambrian and how do I verify?

• Multiple K–8 districts serve different blocks, including Cambrian, Union, and San José Unified, and high schools are assigned by district. Verify your address on the Cambrian School District site and the Campbell Union High School District boundary tool, and confirm performance on the CDE dashboard.

What are typical Cambrian home prices right now?

• Recent snapshots showed a Cambrian median near $2,038,000 in January 2026, about $1.96 to $2.0 million in 95124, and about $1.64 million in 95118 in December 2025. Use these as dated markers, then review current comps by school boundary and condition.

What is the commute like from Cambrian to tech campuses?

• Many off‑peak one‑way drives land in the 20 to 45 minute range, with about 30 minutes as a practical midpoint. Peak traffic can add meaningful time, so test your exact route during your commute windows and review VTA and Caltrain options if you plan to use transit.

Are there condos or townhomes in Cambrian for lower price points?

• Yes, though they are a smaller share of inventory. You will find townhome and condo pockets along main corridors. They can offer lower initial prices and newer interiors with less yard space.