The W Hacienda listing asking $4.38M — and why its price per square foot tells a different story

Six recorded sales of similar Campbell single-family homes — same type, within one bedroom of five, size within 25%, within two miles, over the last 12 months — ranged from $3.65M to $4.56M. At $4.38M, 1487 W Hacienda Avenue enters near the top of that range. Its ask of $997/sq ft, however, sits below the peer median of $1,107/sq ft, partly because it is the largest home in the peer set at 4,391 sq ft.

How it compares with homes like it

The peer rule here: single-family homes, within one bedroom, size within 25%, sold within the last 12 months, nearest radius with at least four sales — six sales found within two miles.

Among those six, the closest recorded sale is 1001 Audrey Ave, 0.6 miles away. That 4,018 sq ft, 6-bed home recorded at $4,560,000 in March 2026 — the only peer sale above the subject's ask, at $1,135/sq ft. Five of the six peer sales came in below $4.38M.

Among the seven active competing listings, 1487 W Hacienda ranks sixth by price. Only 154 Virginia Avenue ($4,498,000, 4,427 sq ft) and 903 Dry Creek Road ($6,688,888, 4,981 sq ft) ask more. The median ask among those seven peers is $3,999,888. The subject is asking $380,112 above that median.

At $997/sq ft, the subject asks less per square foot than five of the six recorded peer sales and sits below the peer median of $1,107/sq ft. The size advantage — 1487 W Hacienda is the largest home in the peer sales set — accounts for much of that spread.

Comparable sales

All dates are month-level estimates based on recorded data.

The six-sale peer set has a median price of $4,075,000 and a median of $1,107/sq ft; only 1001 Audrey Ave, the nearest comp, recorded above the subject's list price.

Single-family homes across Campbell

Among the 58 single-family homes actively listed in Campbell, the median ask is $2,224,500. Over the last 180 days, 202 single-family homes sold at a median of $2,415,000 and $1,227/sq ft. The subject is a different category of home — larger, newer, and priced nearly double the citywide single-family median — so the citywide figures are context, not a direct benchmark.

How the Campbell market is doing

Across all property types, Campbell recorded 127 sales in the last 180 days at a median price of $1,950,000 and $1,019/sq ft, with a median home size of 1,711 sq ft. Over the same period a year earlier, 195 sales closed at a median of $1,860,000 and $1,096/sq ft — meaning volume is down and the median price is up modestly while price per square foot has dipped. The market-wide recorded high over the last 24 months is $5,700,000. At $4.38M, 1487 W Hacienda sits in the 99th percentile of the 258 sales tracked, with only two recorded sales above it.

What it would cost a month

At the list price with the national 30-year average rate of 7.28% as of October 1, 2026 (Freddie Mac Primary Mortgage Market Survey), the principal and interest payment works out as follows — this is not an affordability assessment, and does not include taxes, insurance, or HOA:

Three you could write an offer on today

These three homes are not listed for sale. Every home in the Campbell market has a page on this site, and an owner does not need to have a listing active to receive a written offer. An agent takes the offer directly to the owner, and no one is committed to anything until terms are agreed in a signed contract. Read how an offer works.

• 1482 W Hacienda Ave — 4 beds, 3 baths, 3,362 sq ft, built 1996, last recorded sale $499,500 in April 1996; 0.03 miles away, directly across the street.
• 1155 Laurance Hill Ct — 4 beds, 3 baths, 4,159 sq ft, built 2014, last recorded sale $1,812,500 in November 2014; 0.04 miles away.
• 1146 Laurance Hill Ct — 4 beds, 4 baths, 4,118 sq ft, built 2014, last recorded sale $2,177,000 in March 2015; 0.05 miles away.

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