Two Campbell listings, $765,000 apart — and nothing else moved on October 21
Two properties appeared on the MLS feed on October 21 in Campbell. Nothing closed and nothing went pending. On a quiet day, the gap between the two new listings is the most telling fact: $765,112 separates them.
| New listing 1 | New listing 2 | |
|---|---|---|
| Address | 822 Sunnyarbor Court | 304 N 3rd Street #1 |
| Type | Single Family | Condominium |
| List price | $1,390,000 | $624,888 |
| MLS | ML82065221 | ML82065247 |
How it compares with homes like it
No peer comparison is available for a daily roundup with two listings of different types. Each sits in a different segment of the Campbell market, and combining them into a single like-for-like read would be misleading.
What the record does show: the single-family home at 822 Sunnyarbor Court is priced $441,805 below the citywide median sale price of $1,831,805 recorded across 114 sales in the last 180 days. That puts it toward the lower end of the single-family range in a city where the most recent house sales have run from $1,650,000 (188 Harrison Avenue, September 9) to $2,700,000 (1346 El Moro Drive, September 9).
The condo at 304 N 3rd Street #1, listed at $624,888, sits closer to the lower boundary of the citywide range. The lowest sale in the recent-comps set is $555,000 for a two-bedroom unit at 287 Watson Drive, recorded September 5.
Comparable sales
The table below covers recent recorded sales across Campbell — all property types — drawn from MLS status-change dates. It is the closest available context for the two new listings.
| Address | Recorded | Price | Sq ft | $/sq ft | Distance |
|---|---|---|---|---|---|
| 188 Harrison Avenue | Sep 9, 2026 | $1,650,000 | 1,733 | $952 | — |
| 1346 El Moro Drive | Sep 9, 2026 | $2,700,000 | 2,454 | $1,100 | — |
| 279 Wagon Way #34-03 | Sep 6, 2026 | $1,401,933 | 1,678 | $835 | — |
| 905 Sheila Court | Sep 5, 2026 | $1,950,000 | 1,326 | $1,471 | — |
| 287 Watson Drive #2 | Sep 5, 2026 | $555,000 | 903 | $615 | — |
| 122 Sunnyside Court | Sep 4, 2026 | $2,610,000 | 2,996 | $871 | — |
The six sales above span $555,000 to $2,700,000 and cover both attached and detached properties. Per-square-foot figures range from $615 to $1,471 — a wide band that reflects the mix of types and sizes in the set.
How the Campbell market is doing
Across all property types, 114 sales closed in Campbell in the last 180 days, with a median price of $1,831,805 and a median of $998 per square foot. The median home in that set measured 1,683 square feet on a 6,405-square-foot lot.
Compare that with the same 180-day window a year earlier: 193 sales at a median price of $1,850,000 and $1,096 per square foot. Volume is down roughly 41 percent year over year, and the median price per square foot has pulled back about 9 percent. The price range in the current window runs from $427,000 to $5,700,000.
Tim McMullen · CA DRE #02016832
[email protected] · (415) 691-9272
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