What is actually happening in Campbell
Local coverage of what is actually moving the Campbell market: recorded sales, policy, and the numbers behind the headlines, written by the agent who works here.
Same day in Campbell: a $800K condo listed, a $1.6M house went pending
A condominium on Apricot Avenue appeared on the MLS and a single-family home on Olympia Avenue went under contract. No closings recorded.
One condo appeared on the Campbell MLS October 30. Nothing else moved.
A condominium at 388 Union Avenue #C appeared on the MLS feed on October 30 at $999,888. No sales recorded, no contracts signed.
Campbell's only listing Wednesday asks $1.7M — below the city's recent median
A quiet Wednesday in Campbell produced exactly one new listing — a single-family home at $1.7 million — against a market where the median sale price over the past 180 days sits at $1,825,000 across 125 transactions.
Campbell's only October 29 listings: three attached homes, zero movement
All three properties that appeared on the MLS feed on October 29 were condominiums or a townhouse priced between $899,888 and $990,000. No sales recorded, no contracts signed.
5024 Pine Tree Terrace is asking $990,000. No nearby comp has hit that in a year.
5024 Pine Tree Terrace sold for $990,000 in June 2024. It hit the market again in late October 2026 at exactly $990,000. Among comparable condos nearby, that ask sits above every recorded sale in the past year.
4,790 Campbell Homes Predate the Seismic Code. Here Is What the Retrofit Involves.
Nearly 4,800 parcels in Campbell's housing stock predate 1980 — the year that defines eligibility for the state's main retrofit grant. Here is what the work involves, what the permit process looks like, and how to check whether your house qualifies for state money.
Campbell's two Oct. 23 listings both land under the city's $1.8M median
Both new arrivals are single-family homes priced below the city's 180-day median sale price of $1,828,610. Nothing went pending and nothing recorded a closing.
Two Campbell listings, $765,000 apart — and nothing else moved on October 21
A single-family home on Sunnyarbor Court and a condo on North 3rd Street appeared on the MLS feed on October 21. No closings or pending sales were recorded that day.
Eight of nine comparable Campbell condos sold above this one's asking price
Nine comparable condos sold within a half-mile in the past year. Eight of them closed above this unit's asking price. Size, age, and condition explain most of the gap.
1110 Ridgeley Drive asks $3.28M — but three Campbell listings are priced higher
The signal flagged this as a top-of-market listing. Against 11 comparable single-family sales in the last 12 months, the $3.28M ask lands below the peer median of $3.65M and below half the active competition.
Most Campbell Furnaces Heat Ducts That Have Never Been Touched
More than 4,700 parcels in Campbell's housing record were built before 1980, meaning most local furnaces are working inside aging duct systems. October is the right time to find out what shape yours is in.
Two Campbell listings, one morning, $501,000 apart
Two attached homes appeared on the Campbell MLS on October 15. Nothing went pending and nothing closed.
Three listings at the same Campbell address — and this one isn't the cheapest
Among eight similar condos and townhomes currently listed in Campbell, 185 Union Avenue #32 ranks third-cheapest at $479,000. Size, age, and complex concentration explain most of the gap.
Campbell's $419K condo and its $1.7M neighbors listed the same day
No sales recorded, no pending moves — just three new listings on a quiet Wednesday. The spread between the cheapest and most expensive is more than $1.3 million.
Two Campbell townhouses listed the same day, $663,000 apart
Both properties that appeared on the MLS feed on October 16 were townhouses. Nothing went pending, and no closings recorded.
4,800 Campbell Homes Built Before 1980 Have One October Job
Most of Campbell's housing stock was built before 1980, which means a lot of gutters that have been up there a long time. Here is what to look at before the rain arrives.
Campbell's only October 13 listing asks $1.6 million
A single townhouse at 107 Platform Way appeared on the MLS feed on October 13. No pendings, no recorded closings.
This Campbell Condo Is Listed $8,000 Below the Last Sale in Its Own Building
Among eight active small condos in Campbell, this 1-bed, 704-square-foot unit at 185 Union Ave is listed lowest by price and lowest by the dollar — $20,000 under the next ask in the same building.
Campbell's priciest comparable listing asks $790K above its nine-home peer median
The newly built 5-bedroom on Virginia Avenue ranks last by price among nine similar active listings in Campbell. Its $1,165-per-square-foot ask sits above the median recorded sale price for comparable homes over the past 12 months.
432 Virginia Avenue listed at nearly double Campbell's median price
A single-family home on Virginia Avenue came on at $3,888,888 while 1500 W San Tomas Aquino Road went under contract at $2,450,000. No closings recorded.
Four Campbell listings, one day, $1.8M gap between cheapest and priciest
A single-family home on E Campbell Avenue led the day at $2,598,000. The other three were attached homes priced between $788,000 and $965,000.
The W Hacienda listing asking $4.38M — and why its price per square foot tells a different story
Six recorded sales of similar Campbell single-family homes in the past 12 months ranged from $3.65M to $4.56M. At $4.38M, 1487 W Hacienda Avenue sits near the top of that range — and its $997/sq ft ask comes in below the peer median of $1,107/sq ft.
154 Virginia Avenue asks $4.5M — highest-priced comparable listing in Campbell except one
Five recorded sales of similar large single-family homes in the past 12 months topped out at $4.56M. The new listing on Virginia Avenue asks $4.498M — second-highest asking price among seven comparable homes on the market right now.
1054 Steinway Is Back at $849,000 More Than It Sold for in March
The Steinway Avenue house sold for $1,850,000 in March 2026. It is now listed at $2,699,000. Eight nearby single-family sales in the last 12 months give some context for the gap.
1500 E Campbell is asking $418,000 more than it paid 19 months ago
The seller paid $2,180,000 in February 2025. The ask now is $2,598,000 — a $418,000 spread in 19.5 months. Five nearby single-family sales in the past year give some context for where that number sits.
Lucot Way closed at $2.1M while Steinway Avenue listed above $2.6M the same day
A single-family home on Lucot Way recorded at $2,100,000 — $1,263 per square foot — was the only closing of the day. Two properties appeared on the MLS feed on October 6, one of them priced above $2.6 million.
Campbell's only October 3 listing sits on Harrison Avenue at $1.9M
A single-family home on Harrison Avenue appeared on the MLS feed on October 3. Nothing closed and nothing went pending.
A $2.2M Campbell townhouse just listed $300K above the city median
Two homes appeared on the MLS feed on October 2 in Campbell. Nothing went pending and nothing recorded a closing.
Warwick Drive closed $28,000 under list — while a $2.6M ask just landed across Campbell
A 1,229-square-foot home on Warwick Drive recorded at $1,670,000 — $28,000 below its list price. Across town, a Walters Avenue house appeared on the MLS feed at $2,599,000.
All three Campbell listings on October 1 priced at or above the $1.85M median
All three homes that appeared on the MLS feed on October 1 are single-family and priced at or above Campbell's six-month median of $1.85 million. Nothing went pending and nothing closed.
