This Campbell Condo Is Listed $8,000 Below the Last Sale in Its Own Building

At $419,000, This Campbell Condo Is Priced Below Every Recent Sale at Its Own Address

Among eight comparable condos and townhomes currently active in Campbell — same size band, one bedroom — 185 Union Ave #14 carries the lowest asking price at $419,000. That is not a rounding difference. The next cheapest active listing at the same address is asking $479,000. The cheapest recorded sale at this address in the past year closed at $427,000.

How it compares with homes like it

The peer rule here: same type (condos and townhomes), within one bedroom, size within 25%, sales in the last 12 months, within a 1-mile radius — nine sales in that window.

The nine peer sales range from $427,000 to $689,000, with a median of $580,000 and a median price per square foot of $763. This unit is asking $595 per square foot. That is 22 percent below the peer median on a per-foot basis.

The most direct comparison is 185 Union Ave #89 — identical footprint, identical bedroom and bath count, zero miles away — which recorded at $427,000 in May 2026. This unit is listed $8,000 below that. Two other units at the same address sold in the past year: Apt 40 at $432,000 in February 2026, and Apt 75 at $500,000 in October 2025.

Among the eight active comparable listings, the median ask is $524,750. This unit ranks first (lowest) by price. The next-cheapest same-building listing — 185 Union Ave #32 — asks $479,000, a $60,000 gap.

Why is it priced where it is? The record points to three factors: it is a 1978-built unit with no disclosed updates in the evidence, it sits at 704 square feet with no lot, and — based on recorded peer sales — this specific building trades at the low end of the Campbell condo market. Apt 75, also 704 square feet in the same complex, closed $81,000 higher a year ago; that gap warrants a direct look at condition.

Comparable sales

All dates are estimated by month. Nine peer sales; eight shown — the ninth record was omitted as a duplicate of the 363 E Latimer pair.

The three same-address sales form a tight cluster at $427,000–$500,000, all at 704 square feet. Units with more bedrooms or half a mile farther out trade in the $580,000–$689,000 range, reflecting both size and location premiums this unit does not carry.

Condos and townhomes across Campbell

There are 49 condos and townhomes actively listed in Campbell right now. Over the last 180 days, 66 sold, with a median sale price of $1,046,000 and a median price per square foot of $740 (66 sales). The current median ask across all active condos and townhomes is $1,225,000 — a figure pulled higher by larger units and a market that skews toward two- and three-bedroom product. This one-bedroom, 704-square-foot unit occupies the far low end of that inventory.

How the Campbell market is doing

Across all property types in Campbell, the median sale price over the last 180 days was $1,842,500, on 120 sales, at a median of $1,007 per square foot and a median size of 1,692 square feet. A year earlier, the same 180-day window produced 195 sales at a median of $1,850,000 and $1,096 per square foot — meaning transaction volume is down roughly 38 percent year over year while prices have moved only marginally. The full market spans $427,000 to $5,700,000 across those 120 sales.

Within the 563–845 square-foot size band specifically, 12 sales recorded a median of $552,500 and $740 per square foot — the relevant benchmark for a unit this size.

What it would cost a month

At the $419,000 list price and the national 30-year average rate of 7.4% as of the week of October 8, 2026 (Freddie Mac Primary Mortgage Market Survey), the principal and interest payment works out as follows. This figure covers principal and interest only.

Three you could write an offer on today

These 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 be listed to receive a written offer. An agent takes the offer to the owner, and no one is committed to anything until both parties agree to terms in a signed contract. Read how an offer works.

• 185 Union Ave #89 — 1 bed, 1 bath, 704 sq ft, same building; last recorded sale $427,000 in May 2026.
• 300 Union Ave Apt 43 — 2 beds, 2 baths, 867 sq ft, 1979-built, 0.06 miles away; last recorded sale $475,000 in September 2015.
• 300 Union Ave Apt 4 — 1 bed, 1 bath, 621 sq ft, 1979-built, 0.06 miles away; last recorded sale $437,000 in December 2015.

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