June 2026 in Campbell: Single-family homes dominated the mix — and the median followed

# June 2026 in Campbell: Single-family homes dominated the mix — and the median followed

Twenty-four closings. A split between buyers who paid over and buyers who paid under that was almost perfectly even. And one sale that blew past $4 million. June wasn't a quiet month — but the headline number needs a footnote before it means anything.

The numbers

What sold

Single-family homes carried the month. Sixteen of 24 closings — 67% of volume — were detached houses. They ranged from $1,150,000 to $4,000,000, with a median of $2,039,325, a median of $1,078 per square foot, and a median of 10 days on market. That's a fast, expensive segment, and it set the tone for every summary figure above.

Townhouses recorded seven closings, ranging from $850,000 to $1,430,000. Seven sales isn't enough to report a meaningful median, but that spread tells you something: the floor was $850K and the ceiling was $1.43M, which is a wide band for a single property type in one month. No median days on market or price-per-square-foot figure is available for this segment.

Condominiums had one closing: $688,888. One sale is a data point, not a market. That's where the segment summary ends.

What moved the median

The overall median of $1,690,000 needs context before anyone reads appreciation or depreciation into it. The mix shifted materially this month — single-family homes jumped from 52% of closings last month to 67% this month, a 15-percentage-point swing. Single-family homes are the most expensive segment in Campbell. When they account for two-thirds of volume, the overall median rises to reflect what's selling, not necessarily what the market is doing to prices.

Put plainly: a higher share of expensive homes sold. The median went up for that reason. The price-per-square-foot figure — $965 across all types — is a cleaner read on what the market actually paid per unit of space, and it gives you a more honest comparison point.

The over/under split reinforces the picture of a balanced month. Ten sales closed above list, eleven below, one right at. The median sale-to-list ratio landed at exactly 100%. That's not a euphemism — it's a month where the market, in aggregate, paid exactly what sellers asked. Nothing more, nothing less.

The one to notice

13 Virginia Avenue closed at $4,000,000. That's the top sale of the month, and it's not close — the next tier down is a different conversation entirely. The home is 4,130 square feet, which puts it at roughly $969 per square foot, right in line with the market-wide median. What's striking isn't the price per foot. It's the pace: 13 days on market. A $4 million house in Campbell found its buyer in under two weeks. That's not a distressed seller chasing the market down, and it's not a listing that sat while the price was negotiated into place. Someone wanted that house, and they moved.

The deepest cut this month was just as instructive in the other direction. 143 Kennedy Avenue listed at $1,626,875 and closed at $1,275,000 — a $351,875 reduction, or 21.6% below list. Whatever the reason — condition, location, an ambitious ask — the market said no at that price and kept saying no until the number came down substantially. That spread sits alongside the Virginia Avenue story as a reminder that June was not a market that moved in one direction. It moved in two, depending on the property.

The biggest overbid went to 229 W Rincon Avenue: listed at $2,300,000, closed at $2,500,000, an 8.7% premium. That's $200,000 over ask in a month where half the market paid at or below list. Someone wanted that one badly enough to make it count.

Every recorded sale this month

All 24 closings, in order of price. Each address links to its full record.

Source: MLSListings closed sales in Campbell, June 2026. 24 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