At $439,888, This Campbell Condo Is Priced Below Every Comparable Now on the Market

185 Union Ave #14, Campbell — $439,888

Among the five similar condos and townhomes currently listed in Campbell (same type, within one bedroom, size within 25%, within one mile), 185 Union Ave #14 is the lowest-priced by $48,112. The next closest ask is $488,000 at 185 Union Avenue #73 — a unit of identical square footage in the same building.

How it compares with homes like it

The peer rule here: same type (condos and townhomes), within one bedroom, size within 25%, last 12 months, nearest radius with at least four sales — nine sales in all, ranging from $427,000 to $689,000.

At $625 per square foot, this unit sits below the peer median of $763 per square foot — a gap of $138 per square foot on a 704-square-foot unit. Three reasons account for most of it.

Size. At 704 square feet and one bedroom, this is among the smallest units in the peer set. The two-bedroom sales in the same pool — ranging from 798 to 810 square feet — closed between $580,000 and $689,000. Buyers pay more for the extra bedroom.

Age and building concentration. The complex was built in 1978. Multiple units from the same address — 185 Union Ave — appear in both the recent sales record and current listings, which suggests the building trades frequently and buyers have options without competing hard for a specific unit.

Price per square foot vs. the nearest comp. The closest recorded sale, 185 Union Ave #89 (same building, same floor plan, 0 miles away), closed in May 2026 at $427,000 — $607 per square foot. Another unit in the same building, 185 Union Ave Apt 40, sold in February 2026 at $432,000, or $614 per square foot. At $625 per square foot, unit #14 is priced modestly above those two transactions, which set the recent floor for this floor plan.

Among the five current comparable listings, this unit ranks first by price. The median ask for those five is $550,000.

Comparable sales

Nine sales, same type (condos and townhomes), within one bedroom, size within 25%, last 12 months, within one mile of 185 Union Ave #14.

All dates are estimated by month. The two-bedroom sales at 0.77 and 0.83 miles illustrate how much the market rewards a second bedroom — those units add roughly 100 square feet and $150,000 to $260,000 in price over the 185 Union Ave floor plan.

Condos and townhomes across Campbell

There are 57 condos and townhomes active in Campbell right now. Over the past 180 days, 75 sold at a median price of $1,000,000 and a median $745 per square foot. The median ask among active listings is $1,298,000. This unit, at $439,888, sits well below that figure — but that comparison mostly reflects how different a 704-square-foot one-bedroom is from the median condo or townhome in the city, not a discount on its own terms.

How the Campbell market is doing

Across all property types in Campbell, 146 sales closed in the last 180 days at a median price of $1,944,000 and a median $1,020 per square foot. The same 180-day window a year ago produced 190 sales at a median of $1,837,500 — volume is down roughly 23% year over year, and the median price is up roughly 6%. The full price range over the last 180 days runs from $427,000 to $5,700,000 across all types.

What it would cost a month

At the list price of $439,888 and the national 30-year average rate of 6.95% as of the week of September 17, 2026 (Freddie Mac Primary Mortgage Market Survey), the principal and interest payment on a fully financed loan works out as follows — this figure covers principal and interest only and does not include taxes, insurance, or HOA dues.

Three you could write an offer on today

The three properties below are not listed for sale. They are nearby homes that have a page on this site.

• 185 Union Ave #89 — 1 bed, 1 bath, 704 sq ft, last recorded sale $427,000 in May 2026, same building as the subject.
• 300 Union Ave Apt 43 — 2 beds, 2 baths, 867 sq ft, last recorded sale $475,000 in September 2015, 0.06 miles away, built 1979.
• 300 Union Ave Apt 4 — 1 bed, 1 bath, 621 sq ft, last recorded sale $437,000 in December 2015, 0.06 miles away, built 1979.

Every home in the Campbell market has a page on this site. An owner does not need to have a listing for you to send a written offer — the agent carries the offer to the owner directly. No one is committed to anything until both sides agree on terms and sign a contract. Read more about how an offer works.

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