What is actually happening in Campbell
Local coverage of what is actually moving the Campbell market: recorded sales, policy, and the numbers behind the headlines, written by the agent who works here.
1036 Smith Ave is back after 8.5 months — asking $700,000 more than it sold for
The 1,695-square-foot Smith Avenue home traded in January 2026 for $1,550,000 and reappeared on the market in October asking $2,250,000. Among 18 comparable single-family sales within half a mile, its ask-per-square-foot sits right at the peer median.
A fixer in Campbell closes $452,000 over list
No new listings and no pending activity on September 29, but three recorded closings captured the breadth of Campbell's market — from a condo below list to a house that sold $452,000 above it.
Two Campbell single-family homes closed September 26 — one above list, one below
44 Sunnyside Avenue sold $42,000 over its list price at $778 per square foot. 912 Connie Drive went $60,000 under list at $1,493 per square foot. Same day, same city, same property type — very different outcomes.
Three homes on W Rincon Avenue came to market within ten days
The listings span a $971,000 price gap and a 583-square-foot size gap. Here is what the record shows for each one.
What Most Campbell Homes Are Missing —and Where to Start Fixing It
Nearly two-thirds of Campbell's parcels were built before 1980, when insulation and glazing standards were a fraction of what they are today. Knowing what your era typically lacks tells you where to spend first.
What Campbell Owners Should Look For on Their Roof This Fall
Most of Campbell's housing stock was built between 1940 and 1979. That means a lot of roofs have decades of deferred wear heading into another wet season. Here is what to look for and when to stop looking and start calling.
Six listings hit Campbell on September 24 — five of them priced at $1.99M or above
A $2.995M single-family home led six new listings that appeared on the MLS feed on September 24 in Campbell. One townhouse went pending the same day.
832 Mary Court is back on the market 14 months later, asking $1,112 less than it sold for
The 1,108-square-foot single-family home at 832 Mary Court last sold in July 2025 for $1,600,000. It hit the market again on September 25, 2026, asking $1,598,888 — $1,112 below its prior recorded sale. Peers on the same street and within a half mile tell the rest of the story.
Smelled smoke in Campbell on Wednesday? It came from a planned burn on Angel Island
No wildfire: fire crews treated 85 more acres of a 260-acre prescribed burn on Angel Island, nearly 50 miles north, and the smoke drifted across the Bay. No more burning is planned this week.
One condo hit the Campbell MLS on September 22. Nothing closed, nothing went pending.
106 Bascom Court, a condominium priced at $899,000, was the only property to move in Campbell on September 22. No sales recorded, no contracts signed.
At $439,888, This Campbell Condo Is Priced Below Every Comparable Now on the Market
185 Union Ave #14 is asking $439,888 — $48,112 below the next cheapest comparable condo listed in Campbell right now. Size, age, and a crowded building explain most of the gap.
860 Virginia Avenue asks $1,109/sq ft — below every nearby comparable sale in the past year
Sixteen single-family homes of similar size and bedroom count sold within half a mile in the past year at a median of $1,944,000. The ask here is $1,500,000.
690 Elden Drive closes at $3.3 million, the highest recorded sale in Campbell's last 180 days
690 Elden Drive recorded a $3.3 million closing on September 18 — the highest of 148 sales logged in the last 180 days — while 801 Monica Lane landed $78,000 below its list price on the same day.
Back on the market 8 months after it last sold, 912 Connie Drive is asking $275,000 more
912 Connie Drive recorded as sold in January 2026 for $1,560,000. It hit the market again in August asking $1,835,000. The gap is $275,000 in 7.5 months.
140 S Peter Drive recorded as sold for $5.7 million, the highest price Campbell has seen in two years
The sale cleared the prior 24-month high by 25 percent and landed at the top of 286 transactions tracked across the city. Here is what the record bought and where it sits in the market.
A $19 million dirt sale, four houses over $4M, and now a KB Home community. Virginia Avenue is having a decade.
KB Home opened Meadowbrook on Virginia Avenue in July. Here is what the street around it has been doing, and how the townhomes price against it.
The renovation everyone does returns the least. Here is what actually moves the number.
Four ways to add value to a Campbell home, ranked by what they actually return — and why the full kitchen gut is near the bottom.
The cheap house is the one nobody wants. That is the whole story of this market.
San Francisco single-family homes are up 22.2% year over year to $2.2 million on AI money. In Campbell, 79% of active listings have been sitting more than two weeks — and the slow ones are the cheap ones.
A marketplace that sells rental homes without dragging the tenant through it
No showings, no sign, no open houses. The Investor Exchange lists tenant-occupied property directly to investors — and the tenancy transfers untouched.
Campbell gives away the one thing Los Gatos charges a million for
In Los Gatos, walking distance to downtown adds $443,500 to a house. In Campbell it subtracts $57,500. Same size lots, same size houses, closed sales.
Four builders are working in Campbell while Cupertino sits dark — here's the one number that explains it
Campbell's new townhomes don't look cheap — but 39 closings reveal a vintage gap that rewrites everything a seller thinks they know.
