Campbell Q3 2026 Market Report

The period at a glance

List-price data is available for this period but days-on-market figures are recorded for only 13 of 61 closings, so speed comparisons carry limited weight and are noted where relevant rather than used as a primary lens.

Sixty-one closings across three segments produced a quarter shaped more by its extremes than its middle. A single transaction at 140 S Peter Drive — $5.7 million, a 4,012-square-foot home on 35,616 square feet of land — sat roughly three times the segment median and lifted single-family volume noticeably. Strip that one sale and the quarter reads as a steady, mid-seven-figure market anchored in the $1.5M–$2M band, which alone accounted for 23 of 61 closings.

The gap between segments is the defining structural fact of the quarter. Single-family homes recorded a median of $1,968,000. Townhouses came in at $1,308,931 — a $659,000 spread. Condominiums, six closings in total, posted a median of $667,500, less than a third of the single-family figure. A buyer's segment choice carried more dollar consequence than almost any other variable in the period.

The sales

The table below shows the top 40 transactions by price. The full period count is 61 closings.

Four transactions define the quarter's outer edges. At the top, 140 S Peter Drive closed at $5.7 million on August 31 — a 1900-built home on 35,616 square feet of land, a lot size that dwarfs virtually every other parcel in the period. At $1,421 per square foot across 4,012 square feet, the price-per-foot figure is less remarkable than the sheer scale of the transaction; it was the only closing above $4 million in the quarter.

At 1422 York Avenue, a two-bedroom, 888-square-foot home on a 17,850-square-foot lot closed at $3,000,000 — $3,378 per square foot, the highest unit rate in the entire roster. It was on the market three days. The lot premium is the evident driver; the structure itself is modest. That $3,000 per-foot figure should not be read as a benchmark for the broader single-family market, which recorded a segment median of $1,159 per foot.

On the other end of the recorded speed spectrum, 2261 Central Park Drive sat 88 days before closing at $1,965,000, and 1305 Walnut Drive — a two-bedroom at $2,291,000 — took 46 days. Both cleared above the segment median, suggesting the extended marketing periods reflected property-specific circumstances rather than price-level resistance, though the data does not say which.

The Sunnyside Court cluster deserves a note. Three new-construction single-family homes on adjacent parcels — 122 Sunnyside Court ($2,610,000), 134 Sunnyside Court ($2,595,000), and 44 Sunnyside Avenue ($2,332,000) — all closed in August and September at 2,996 square feet each. Their per-foot figures ranged from $778 to $871, well below the single-family segment median of $1,159. New construction at volume carries its own pricing logic.

Where the market split

By segment

Single-family homes dominated the quarter by count (44 of 61 closings) and by price. The median living area was nearly identical between single-family (1,707 sq ft) and townhouse (1,678 sq ft), which makes the $659,000 spread in median prices — $1,968,000 versus $1,308,931 — a reflection of land value and structure type rather than size alone.

Condominiums, six closings in the quarter, produced a median of $667,500 at $649 per square foot. With only six closings, that median rests on a thin sample and individual transactions move it readily. The range — $510,000 to $1,077,375 — spans more than a half-million dollars across six sales, which itself signals heterogeneity within the segment. No sub-segment trend should be read into six data points.

The lone townhouse entry in the top-40 roster, 124 Lottie Lane, closed at $1,800,000 after 66 days on market — the highest townhouse price in the period and well above the segment median of $1,308,931. At 2,100 square feet and $857 per foot, it priced at a significant premium to the segment norm. The other ten townhouse closings are not in the roster but anchor the segment's median lower.

By price band

The $1.5M–$2M band was the busiest in the quarter by a wide margin: 23 closings, more than a third of all transactions. It also posted a higher median per-foot figure ($1,165) than the $2M–$3M band directly above it ($1,106). The inversion is worth noting — buyers spending between $2M and $3M received, on a per-foot basis, less than those in the band below, consistent with the larger-footprint new-construction sales in the $2M–$2.7M range pulling that band's average down.

The $3M–$5M band held only three closings — the minimum for a median, which is reported as $1,312 per foot. That figure comes from a sample of three and should be held lightly. The $5M-and-up band is a single transaction.

The under-$1M band's eight closings align with the condominium segment, which recorded a median of $667,500 and a price ceiling of $1,077,375 — all six condominium closings fall within that band. The $1M–$1.5M band's ten closings at $836 per foot likely include the balance of townhouses and lower-priced single-family entries not captured in the top-40 roster.

Across the quarter

July was the thinnest month by volume — 11 closings — but posted the highest median price ($1,971,000) and the highest median per-foot figure ($1,152). August nearly tripled the closing count to 27, with the median price dropping to $1,785,000 and per-foot to $1,017. September brought 23 closings, a median of $1,768,000, and a partial per-foot recovery to $1,100.

Two things are worth separating here. The July median rests on 11 closings — a thin monthly sample where a concentration of higher-end single-family sales moves the figure materially. August's surge in volume — 27 closings, the quarter's busiest month — included the three Sunnyside Court new-construction transactions, whose lower per-foot figures pulled the monthly average down. September's per-foot figure of $1,100 splitting the difference between the two earlier months is a partial correction of that composition effect.

The quarter-over-quarter direction of median price — from $1,971,000 in July to $1,768,000 in September — is a $203,000 nominal decline across three months. Whether that reflects genuine softening or a shift in the mix of what closed in each month cannot be determined from the aggregate figures alone.

What it means

For sellers: The $1.5M–$2M single-family band absorbed 23 transactions in a single quarter, more than any other price range — the market's clearest zone of activity. Homes in that band carried a median of $1,165 per square foot. Above $2M, the per-foot figure drops despite the higher absolute prices, a pattern driven partly by larger homes and new construction. The 88-day and 66-day outliers in the recorded DOM figures signal that extended time on market did not necessarily prevent a transaction from closing above certain price points, but those are two data points from a 13-of-61 sample and draw no general conclusion.

For buyers: The three segments represent meaningfully different price floors and per-foot rates. Condominiums entered the quarter at $510,000 and closed with a median of $667,500 at $649 per foot; townhouses at $765 per foot; single-family at $1,159 per foot. New-construction single-family entries — several of them in the $2.3M–$2.6M range — came in at $778–$1,017 per foot, below the resale single-family median, though the parcels are smaller. The composition of what is available in any given month shifts the options considerably, as July's thin inventory compared with August's 27 closings illustrates.

For owners not transacting: Total volume of $112.4 million across 61 closings produces an average transaction of roughly $1.84 million — close to the $1.785M median, which means the distribution is not dramatically skewed by the $5.7M outlier. The quarter's single-family median of $1,968,000 across 44 closings is the most statistically grounded reference point for that segment. The condominium and townhouse figures rest on smaller samples — 6 and 11 closings, respectively — and are subject to more variance quarter to quarter.

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