860 Virginia Avenue asks $1,109/sq ft — below every nearby comparable sale in the past year

At $1,109 per square foot, 860 Virginia Avenue came on the market priced below every one of the eight nearest recorded peer sales from the past twelve months — a group whose per-foot figures range from $729 to $1,773.

How it compares with homes like it

The peer rule here: same property type (single-family homes), within one bedroom, size within 25%, sold in the last 12 months, nearest radius with at least four sales — 16 sales within half a mile qualify.

That pool has a median sale price of $1,944,000 and a median price per square foot of $1,447. At $1,109/sq ft, 860 Virginia Avenue sits $338 per foot below that median. In dollar terms, the gap between the asking price and the peer median is $444,000.

The closest recorded peer sale is 963 Connie Drive, 0.12 miles away — a 3-bed, 2-bath home of 1,191 sq ft that recorded in April 2026 at $1,850,000, or $1,553/sq ft. That single sale alone ran $350,000 above this ask on 161 fewer square feet.

Among the 21 similar single-family homes currently listed in Campbell, 860 Virginia Avenue ranks second-lowest by price. The median ask among those active listings is $1,749,995, and the median ask per square foot is $1,410 — again, well above the $1,109 here. The nearest active competitor in size and bedrooms is 44 Redding Road at $1,499,900 (1,385 sq ft, 3 beds, $1,083/sq ft).

One outlier in the peer sales pool is worth flagging: 905 Torero Plaza recorded in March 2026 at $925,000, or $729/sq ft — the lowest in the group and a significant distance from the rest of the cluster. That sale pulls the range wide but does not move the median much.

Comparable sales

Peer rule: single-family homes, 2–4 beds, size within 25% of 1,352 sq ft, within 0.5 miles, last 12 months. Eight of the 16 sales are shown below (the nearest eight by distance).

All dates are month-estimated from recorded data. Six of these eight sales closed above $1,500,000; five closed above $1,800,000. The $925,000 sale at Torero Plaza is the only one in the group below the current ask.

Single-family homes across Campbell

Across Campbell, 172 single-family homes sold in the past 180 days at a median of $2,389,412 and a median of $1,231/sq ft. There are 53 single-family homes active right now with a median ask of $1,999,887. That citywide pool includes larger homes on larger lots, so the peer comparison above — limited to similar sizes near the subject — is the more direct read on this listing.

How the Campbell market is doing

All property types combined: 147 sales in the past 180 days across Campbell, ranging from $427,000 to $5,700,000, with a median sale price of $1,938,000 and a median of $1,022/sq ft. The median lot size in that sample is 6,532 sq ft.

A year ago, the same 180-day window produced 191 sales at a median of $1,845,000 — 44 more transactions and a median $93,000 lower than the current period. Within the 1,082–1,622 sq ft size band specifically (108 sales), the median sale price is $1,580,000 at $1,139/sq ft.

What it would cost a month

At the $1,500,000 list price and the national 30-year average rate of 6.95% as of the week of September 17, 2026 (Freddie Mac Primary Mortgage Market Survey), a standard principal-and-interest payment would run as follows. This figure covers principal and interest only — taxes, insurance, and any HOA are separate.

Three you could write an offer on today

These three homes are on the same block or within a short walk of 860 Virginia Avenue. They are not listed for sale. Every home in the Campbell market has a page on this site, and an owner does not have to be listed to receive a written offer — the agent takes the offer directly to the owner, and no one is committed to anything until both sides agree in a signed contract. Read how an offer works.

• 870 Virginia Ave — 3 bed, 2 bath, 1,142 sq ft, built 1962; last recorded sale $645,000 in August 2006; 0.01 miles away.
• 830 Virginia Ave — 3 bed, 2 bath, 1,166 sq ft, built 1962; last recorded sale $725,000 in February 2013; 0.03 miles away.
• 845 Virginia Ave — 3 bed, 2 bath, 1,264 sq ft, built 1968; last recorded sale $317,000 in July 2000; 0.03 miles away.

Tim McMullen · Tim McMullen, Broker · CA DRE #02016832
[email protected] · (415) 691-9272