May 2026 in Campbell: The mix changed, and the median followed

# May 2026 in Campbell: The mix changed, and the median followed

Single-family homes dropped from 72% of closings to 52%. That alone moved the overall median down — not the market.

The numbers

What sold

Single-family homes carried the month, with 13 sales — but that 52% share is meaningfully lower than April's 72%. The 13 SFRs ranged from $1,499,000 to $3,310,101. Median sale: $1,938,000. Median price per square foot: $1,249. Median days on market: 11.

Condominiums produced 6 closings, spread from $427,000 to $935,000. That range is wide enough to tell you something about the variety — a nearly half-million-dollar spread inside one segment — but 6 sales is too few to report a median without overstating its meaning.

Townhouses also logged 6 sales, ranging from $920,000 to $2,100,000. Again, too few for a reliable median. The top end of that range is notable: $2.1 million for a townhouse puts it within reach of entry-level single-family money, and that spread from just under a million to just over two tells you these aren't interchangeable products.

What moved the median

The city-wide median of $1,700,000 is lower than it looks at first. This isn't a price story — it's a composition story, and an important one to get right.

When single-family homes made up 72% of closings, the overall median naturally sat near SFR prices. This month they were 52% of closings, and condos and townhouses — which trade at a significant discount — filled in more of the mix. That shift is large enough, arithmetically, that it moved the city-wide median on its own. The SFR median of $1,938,000 and the $973 city-wide price per square foot tell the same story differently: when you average in more sub-$1M product, the blended number moves down even if nothing changed in what individual homes are worth.

Don't read the city-wide number this month as a signal of softening. Read the segment medians instead — and read the condo and townhouse ranges for the texture the medians can't yet provide.

The one to notice

639 Hawthorne Avenue listed at $1,095,000 and closed at $1,505,000 — a 37.4% overbid, or $410,000 above asking. That is not a rounding error. It's not a pricing quirk. It's the kind of result that happens when a property hits exactly right and multiple buyers decide they want it badly enough to reach. The list price was presumably set to invite competition, but the gap between invite and outcome was remarkable even by Campbell standards. Whatever it was — the lot, the location within the neighborhood, the timing — fourteen other closings this month went over list, too. This one just went further than anyone else.

For contrast: 481 Dallas Drive listed at $1,799,998 and closed at $1,675,000, a 6.9% reduction. Some months produce both outcomes inside four weeks and three miles of each other. May was one of those months.

The top sale, 1596 Summerfield Drive, closed at $3,310,101 on day 6 — a 2,650-square-foot home that didn't linger. At that price point moving in less than a week, it's a reminder that the upper end of Campbell's single-family market has its own active buyers, even when the mix is pulling the city-wide number toward the middle.

Every recorded sale this month

All 25 closings, in order of price. Each address links to its full record.

Data reflects recorded MLS closings in Campbell for the period May 1–31, 2026.

Source: MLSListings closed sales in Campbell, May 2026. 25 closings. Sale prices and closing dates are matters of public record. A summary of recorded sales is not an appraisal and is not an opinion of value on any specific home.

Tim McMullen · DRE #02016832 · How these numbers are put together