Avalon Campbell

Oh, Avalon Campbell, I miss you!
We lived at this property for 8 years. Eight! It’s quiet, well maintained, people are nice and within a few blocks of downtown Campbell. It’s also pet friendly, which is very welcoming. The leasing staff was very nice and accommodating. The maintenance team is great too. The property is safe, well lit at night and was a joy to live at. My neighbors were also very kind and quiet.
The downside of the property is the insane monthly rent. $ 2,800+ for a tiny one bedroom. Every year it would dramatically jump up, so be aware, you may need to move next year. The air conditioning unit is also very confusing to use — two separate units — not central air and to make our apartment cool, we had to have them both on at the same time.
If the prices would go down, we’d move back in a heartbeat.

Wherever you live, you’ll have issues that come up. For us, we just could not work out noise complaints with our neighbor. No matter how we tried to resolve it, she was uncompromising and inordinate.
Thankfully, the staff at Avalon Campbell has been incredibly helpful in working through the issue. Dianna and Linda specifically have gone above and beyond to help us find a resolution, and we’ve now happily re-​signed a lease to stay.
The location is great (walking distance to downtown campbell for things like wine walks and farmers markets, and short driving distance to the rest of the south bay), it’s clean and well-​kept (maintenance requests are generally resolved within a few days), and it’s super dog-​friendly (a fenced little play area, plus the Los Gatos creek trail with a great dog park half a mile away).
To be fair, nothing is going to be perfect. Some neighbors will regularly leave their dog poop laying around, the ceiling seems less than noise-​proof at times (see: the aforementioned neighbor issue), and the rent is far from cheap. But overall, we love it here, and we’re happy to be staying!

I absolutely adore Vanessa In the front office! She is awesome! When we signed our lease I had no idea that we were finally going to get a good management staff with ample resident support. Every complaint I have had she has fixed. She has impeccable follow up. For the first time in my renting history I have finally found someone I am confident really does care about my experience in my apartment.
Secondly, the layout is perfect for a family of four. And the grounds are kept up impeccably. Their maitre eve staff is super awesome too! Everyone is nice here. We have so many resident nights and I just love the community feel here.
I love Avalon Campbell!

These people are scumbags– DO NOT MOVE IN HERE!!!
It’s a shame about this place bc at first I LOVED it… Has a lot of features on the property, but is very poorly managed. In my time there, my car was broken into within 3 months of my moving in… & this is parked INSIDE the gates. Everything inside stolen, and the office’s response was, «this has been happening a lot lately»…
Next, my packages started to go missing. I work from home, and was also planning my wedding, so was ordering online a lot. The office has to sign for anything that won’t fit in the mail bin. I realized that things weren’t showing up, and when I traced it– they were ALL items that had been signed for by one of the managers IN the office. I would get a notice, go to pick up the package and they would have no idea what had happened to it, and never followed up or apologized.
This got so bad that my family heirloom jewelry that my mother sent for me to wear at my wedding was stolen! I tried to follow up but literally the office would NOT return my calls!!! Finally, even the negatives of and prints of my wedding pictures were stolen, which I paid a ton of money for… These were ALL packages that were only in control of the office management staff after being signed in by them, yet they had NO excuse for what happened to the pancakes. This wasn’t once or twice, but 7 – 10 packages all within a couple months. Thousands of dollars of property STOLEN while I paid top dollar to live in this «secured» community. SOOO upsetting.
Finally, we started to see dangerous dogs around the property and talked to another tenant who had been attacked. The lease when we moved in stated «no Pit Bulls or Huskies», but we clearly saw these dogs living on premises. When we asked the newest manager what was going on, he said that they changed the rules to allow these types of dogs, and basically said, «who cares». We told him that one of the reasons we chose the Avalon was bc of their restrictive dog policy. When I discussed this with an attorney, I was informed that this change of terms broke the lease, and that we could move out. I gave notice, moved out (while 9 months pregnant– only a month early on our lease but to avoid going into labor while moving), and now they have kept our security deposit and sent the account to collections– all without ever returning my phone call! — We planned on staying here for a much longer time and were very inconvenienced by having to move. DO NOT MOVE IN HERE…

We lived here for 1 year and had a great year. Neighbors are friendly. Great location, great facilities with in the community, like pool, gym, parking everything is good. The appliances are totally updated and works fine. We never had any service issues, our hot water broke down and they even replaced it.
But, we had to move out this year because they increased our rent by $ 420 (ie. Almost 20% increase). It is so disappointing that they have done the same with many families living there. If there would have been a standard 8% to 10% increase in the rent, we would have just loved to stay.
Hope Avalon, respects these reviews and address to this issue in a positive way.

DO NOT SIGN A LEASE HERE UNLESS YOU ARE OK WITH MOVING AFTER THE FIRST 12 MONTHS.
Highly desirable location with NO RENT CONTROL. There is zero loyalty to the tenants. Avalon Campbell is only interested in charging as much as they can based on market rate.
From one year to the next, with no upgrades to services nor improvements to the facilities or units, my rent would have (if I agreed to the renewal terms) increased $ 430/​month.
I am not the first one to experience this atrocity. There is a movement against Avalon Campbell, which includes a free mediation to negotiate unreasonable rent charges.
This Avalon Bay community does not treat you as a tenant or person; rather a unit number from which they receive payments.

Ok so I am in full understanding that the gentleman that I spoke too today was just relaying information. I do however find it puzzling as to how in over a year our wait list position has increased. Today i found out that 4 months ago we were in the mid 30s for a wait and are now 67^th. The leasing agent informed me that they use a new system and i guess it decided to rearrange everything. I guess its appropriate to say I am disappointed with our visit to this community. I hope the next check turns up some different results.
I would like to point out that this property is beautiful and the staff is friendly and welcoming. I look forward to having our family join this community. Hopefully sooner than later

Pros: location, lots of parking, ability to rent additional parking spots, updated interiors, wifi on the property, gym, pool, excellent maintence, ability to view your account online, ceiling fans, grounds are well kept, balcony storage, nice neighbors and professional staff.
Cons: You have to have your rent taken out automatically, other places let you pay by check and pay on the 5^th before your assessed a fee. When you own a home, your mortgage is due on the 1^st but you can pay as late as the 15^th. Property managers change every year, no central air (my place still had a hanging ac unit), not enough insulation so apartments get really hot or really cold. Rent increased over $ 200 a month after 2^nd yr and extra space parking fee increased by an additional $ 10 a month.
I think there are a lot of properties out there with similar amenities that are newer and more competively priced. There are also a lot of new properties coming on that are pushing the $ 2700+ a month for a 1 bedroom but I personally don’t think this is sustainable even in this area but that is my 2 cents.
Although area and amenities are a priority for me, I don’t believe in over paying. I want to live in a community that is interested in long term tenants and not short term profits. This is a great property but I believe it’s premium is too high.

Updated: Lost a star based on management. The management was not at all concerned when I spoke with them about the incident below. I suggested they keep the gate closed at all times, it is open all day until 6 pm. Also suggested guest parking passes and stickers to identify residents cars. The new manager, a tall blonde man, was simply dismissive.
I moved out as my job relocated me. The same manager above was simply unconcerned with how my roommate, who was stating in the complex was treated. There was going to be a new person moving in to replace me. We asked to office to help us arrange to have a cleaning crew come though. They do this for move out normally, seems reasonable to think they would help set it up for us. Boy was I wrong. They simply gave us the name of the contact then washed their hands of it. The rate we were told the management company pays is $ 200 to clean a two bedroom apartment. When we ran into problems with the company, they would not help us negotiate (they were going to charge us $ 200 just to clean just the 1 bedroom I was moving out of). The complex management deals with the cleaning company a lot and I am sure have a contact there. It seems silly that they could not take 5 minutes to call and help us straighten things out. Again, this was the new head manager who started over the summer. I have never met such a rude, unhelpful person in the service industry. The two reps, Julio and Matt were both nice and helpful, but they have since left. I worry about the attitude that the new manger will foster in the office. I paid a lot of money to live in the complex and expect to be treated better. If I wanted cut rate service, I could find a cheaper place.
Previous Review:
I had to leave quickly for a family emergency. Because my roommate was parked in the garage at the time, I parked in front of the leasing office, figuring this was a safe spot to leave me car. It turns out I was incorrect. My car was broken into while I was away and contents of my trunk were stolen (my gym bag with about $ 200 worth of gear).
Additionally, I previously had several minor things taken: a towel hanging on the balcony, cones from my work vehicle that I am required to place behind it when I park, a dog toy left outside the front door. I made the office aware of the thefts each time. However, it seems nothing was done and the problem then escalated to a break in while I was away. I believe given the sporadic and randomness of the thefts that the person responsible actually lives in the community.
I do not feel given the money that this is a safe place to live. It’s the only gated apartment complex in the area, but that is not worth the extra money as it clearly does not keep the property safe.
I do have to say the staff is very friendly and helpfully when it comes to maintenance issues

I lived at Avalon Campbell for almost a year before moving to another community and I loved it. Here’s some of the reasons why:
— Location: It’s so convenient to live here. Downtown Campbell is within walking distance, so it’s right by a bunch of restaurants and shops. Avalon is also on the Los Gatos creek trail, which is great for biking and running throughout San Jose.
— Amenities: The gym is decent size and it’s never crowded! The pool is heated during the summer which is nice. Lastly, the whole property has beautiful landscaping. And the community is big enough that you can go for a nice walk through the whole place.
— Community: My favorite part about Avalon is probably the people. All of my neighbors are friendly, and everyone who works here is amazing. The maintenance team responds quickly to maintenance requests, and the leasing office staff is always willing to help with issues right away. They even helped me with my current roommate search.
I’m new to San Jose. I just moved here last year, but Avalon made me feel right at home.

We moved in last summer and have been really impressed with everything at Avalon Campbell. Moving in was a really easy process and even though we spent months trying to decide, Julio Ramirez was super patient and kind to us. Now that we live here, there is so much to say about it.
OFFICE:
The office staff is always friendly. They welcome you immediately upon walking into the office and keep you up to date on all that is going on in the community via email. They also stop and make a point of asking how you are and really make you feel very at home. I am a big fan of Julio as he always makes me feel like a friend, but to tell the truth, all of the staff are really great.
COMMUNITY:
The grounds are kept really neat and nicely landscaped. And even though this is a very pet friendly community, there is almost never any poop lying around. I am not sure if that is because of the groundskeepers or the residents but it is definitely worth noting. All of the maintenance staff working throughout the community are very friendly as well.
The pool is super nice. It’s really big and perfect for lap swimming or just lounging in the sun. There are outdoor couches, tables, chairs, and umbrellas so it’s great for the sun loving and those who prefer to hang in the shade.
The gym is my favorite feature in the community. It’s bright, clean and full of natural light. I have never lived in a place that had such a great facility. All of the machines are state of the art and in perfect working condition. If there ever is a problem, it is really easy to just file a ticket online and it is immediately fixed. I mean, immediately. No waiting!
APARTMENTS:
The apartments themselves are really spacious and nice. All of the appliances are practically new and in perfect clean working order. There is a laundry room with plenty of storage. The bedrooms are separated by the living room which makes having guests really nice. They feel like they have their own wing with private bathroom. We live on the bottom floor so we have hardwood floors that are bright and really give the room a modern look. However, even though we are on the bottom, we don’t have a problem with hearing the people above us or even beside us. The unit really feels like it is separate from the others even though it is fully connected.
NEIGHBORHOOD:
We love being just .5 mile from downtown Campbell. It’s an easy walk to and from the great restaurants including the awesome wine bar they just put in. And the Los Gatos Creek trail is right behind the complex so that is great for walks, runs or bike rides.
All in all, this isa really a stellar place to live. I can’t recommend it highly enough and don’t think I have ever lived in a place that I have loved this much.

I lived here before 10 years ago in a two bedroom and the rent was then about 1675 per month. Now it’s 2800. However I love it here. I’m on a second floor with beautiful morning sunlight and it’s quiet foremost part and my two Labradors live it here as we have the space and neighbors with dog friends and the dogs and people active on the Los Gatos creek trails. Downtown Campbell is a few blocks away with wine tasting rooms, restaurants Katie blooms Irish tavern and lively shops etc. I find Avalon Campbell to be a special place for my family

We moved in January 2015. So far we love it!
Pros:
–Apartments are spacious.
–Everything looks new (I guess this property underwent recent renovation)
–Location close to Campbell downtown is great.
— Right at the bike trail.
–Close to Campbell park
–AC heater unit in every room.
— Nice gym.
I knocked one star for the following.
Cons:
–Overall the rent is on expensive side.
–Sometimes not easy to find parking. I suspect some tenants do not use their designated underground parking spot.
–Noise from freeway 17 is present everywhere on the property. At some areas more, some less.
–Noise from train station (not all areas)
–Pool is not heated. Hence useless most of the time. I would place solar water heat collector on a roof of the leasing office to heat the pool.
Big part of our decision to move here was great support received from Julio from Avalon leasing office. Highly professional, helpful and patient, took all my questions and concerns very personally. His attitude outweighed the cons above. He showed us demo unit more then once, constantly updated with newly available options. I am happy he is working here!

I loved living here while I lived here. But then I wanted to renew my lease and they raised the rent $ 600 more per month than what we were paying! That is a $ 7200/​year increase! I think that is literally cruel of the corporate headquarters who are the ones who decide this.
I do though want to mention in the local Campbell leasing office, Julio is absolutely amazing. Rarely do I find someone in a job like that who really cares about the well-​being of their tenants. Julio was more than amazing from start to finish– he helped me find our apartment, managed our leasing process, and any time I had an issue throughout the year (maintenance issue, etc), Julio went above and beyond to solve it quickly. Avalon is lucky to have someone like Julio working for them and I hope they know it. One in a million.

A love-​hate relationship.
My husband and I moved here in Oct 2012 and did not have the greatest experience during that first year due to all of the renovations that were going on. We were mostly just upset that the management did not warn us that literally a month after signing our lease the entire year would be filled with noise, gym and pool closures, and construction workers everywhere. but we fall more and more in love with this place every day and we are about to renew for a 3^rd year!
Yes this place is expensive, but look around and search every other apartment complex in nice neighborhoods like this and the price is right on the market. Especially considering the beautiful pool, the nice gym, and the fact that you could not get any closer to the LG Creek Trail, DT Campbell, the Pruneyard. I could go on. Every day when I come home from work I feel like I am pulling into a resort. This is a great place for recent college grads looking for a friendly and fun community. We are constantly making friends with people at the pool or just around the grounds.
A few notes for the management team (who I think are great!):
–Please please please do something about the stray cats around here. The other night I was woken up in the middle of the night due to a cat making a ton of noise in the garbage. There have been multiple times where I have seen cats sitting on my doorstep, on top of my car, or just running around in front of me. Please do something about this.
–Also, not really sure what they were thinking when they replaced the hot tub with a fire pit, could be a corporate decision they had no control over but I still consider that a downgrade
–Would love to have an A/​C unit in the bedroom. On the hot summer nights the ceiling fan just does not cut it.
Overall, thank you Avalon and I look forward to another great year here!

I was very hesitant when I moved here feb of 2014. I had read all the bad reviews but when I arrived to the leasing office, I was greeted very well. Julio took good care of me and made sure all my questions were answered.
The grounds are kept clean, maintenance is friendly and pretty up to speed with everything. Security is OK. My car was vandalized by a crazy tenant but Julio did investigate it and told me what happened. There are crazy people everywhere, and I guess I encountered one of them… overall Avalon community is nice… it has it’s ups and downs, but hey, every community has ups and downs.
Would I stay another year? I think so. So far I’m happy. I like my neighbours … I would just suggest Avalon to improve on security… if anything happens to my car again, it would be grounds for breaking lease.

I have lived at Avalon for a few years now and love it. I picked this community because I felt save with it being a gated community and underground parking. Being single this type of added security is one of the main reasons I picked Avalon Campbell.
Residents our amazing, everyone is super friendly and have made some good friends from living here.
The staff is amazing every time I walk into the office they always greet me with a smile. Julio always goes above and beyond for me. He is a true blessing to this community. Maintenance is always friendly and if I have a problem there turn around is fast and efficient. I would say the only thing that saddens me is kris the maintenance manager left the community. He was truly amazing and is missed.
Over all I would recommend this place in a heart beat.

My family and I have been living at Avalon Campbell since 1998 and for a good reason! Avalon Campbell is a great place to grow up, in an amazing location, and has great staff that make us want to keep living here! The amenities that this complex offers certainly outweighs the price sticker and the new renovations make this experience that much better.
The neighbors here are all very friendly and polite, despite what some of those other reviews mentioned. The staff holds social gatherings for all residents every couple of months so it gives us an opportunity to meet other residents and get to know the awesome staff better!
Avalon Campbell is a great place to live in the Bay Area and in my opinion, you definitely get the biggest bang for your buck!

Moved here 3 weeks ago from Aventino down the street looking for a bigger place without the bigger price tag. We have an apt on the light rail side– so we hear it– but are not bothered by it. The upside of being on this side is you have total privacy out your windows.
The staff have been fabulous. Spent time with Robert and Julio in the office when we were deciding as well as after we signed the contract and both were great! The office staff here are far more friendly and interactive with the community than what we experienced at Aventino.
Love being on the Los Gatos Creek Path… Love being able to walk into Campbell for dinner…
A great decision for my husband and myself!

Update time:
We are moving out in a a week.
Most of the staff that was great, has left this place because they hated how Avalon treated tenants and their staff. Their awesome maintenance director also left. They have all gone to another leasing company. The new people, care less about you and would rather turnover apartments than maintain excellent tenants. Not only that, but they love to send «Refer your friends to Avalon» emails to people that are obviously moving out and irritated with their service. Why would I recommend anyone to a place that told me I could fight the rent increase one week, then told me NFW the next week due to max vacancy. Well, now they have 10 one bedrooms available, that doesn’t sound like max vacancy to me… How can you charge 3k for a one bedroom???
Price is ridiculous $ 2350 + Utilities for a one bedroom + pet rent (which they increased LOL), HA (on average)
Peace Avalon, never again. I highly don’t recommend living here, it’s basically a parking lot for all people who party in downtown Campbell anyway and SUPER loud at night, they can’t fix that problem at all… not so luxury is it.