Three listings at the same Campbell address — and this one isn't the cheapest

Among the eight active listings for condos and townhomes of similar size and bedroom count within roughly a mile, 185 Union Avenue #32 ranks third by price at $479,000 — $45,749 below the peer median ask of $524,749. Two units in the same complex are listed cheaper. That context matters more here than the whole-market median, which mixes in single-family houses and is not a fair comparison for a 704-square-foot, one-bedroom condo.

The record

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 one-mile radius — nine sales in that window.

The nine peer sales span $427,000 to $689,000, with a median of $580,000 and a median price per square foot of $763. At $680 per square foot, #32 is priced $83 per square foot below that median — a meaningful discount within its own category.

The nearest and most comparable recent sale is 185 Union Ave #89 — same building, same floor plan, same 704 square feet, one bed, one bath — which recorded in May 2026 at $427,000. A second identical-footprint unit, 185 Union Ave Apt 40, recorded in February 2026 at $432,000. Both closed below this asking price. A third same-footprint unit, 185 Union Ave Apt 75, recorded in October 2025 at $500,000 — above this ask.

On the active side, 185 Union Ave #14 is listed at $419,000 and again (a likely price change or duplicate) at $439,888. Those are the only listings cheaper than #32 among the eight comparable active condos. The next one up is 185 Union Avenue #73 at $488,000.

The price sits where it does for straightforward reasons: 704 square feet is small even for this category, the building dates to 1978, and there are multiple units from the same complex competing simultaneously — three listings at 185 Union Avenue alone.

Comparable sales

Nine sales, condos and townhomes, within one bedroom, size within 25%, last 12 months, within one mile. All dates are month-level estimates.

The table shows a clear pattern: the three sales at this address or immediately adjacent closed at the low end of the peer range, while units a half-mile or more away — larger, and often with two bedrooms — have closed significantly higher.

Condos and townhomes across Campbell

There are 52 condos and townhomes actively listed in Campbell right now. Over the last 180 days, 66 have sold at a median price of $1,046,000 and a median of $740 per square foot. The median ask among current active listings is $1,162,000. The Union Avenue complex occupies the lower end of this market by a wide margin — a function of size and vintage, not a general softening in the condo segment.

How the Campbell market is doing

Across all property types in Campbell, 119 sales recorded in the last 180 days at a median price of $1,835,000 and a median of $1,006 per square foot — on a median size of 1,697 square feet. A year earlier, over the same 180-day window, 192 sales closed at a median of $1,850,000 and $1,094 per square foot. Volume is down roughly 38% year over year; the median price is nearly flat but the per-square-foot figure has slipped about 8%. The lowest recorded sale in the current 180-day window was $427,000; the highest was $5,700,000.

What it would cost a month

At the $479,000 asking price with the national 30-year average rate of 7.4% (Freddie Mac Primary Mortgage Market Survey, week of October 8, 2026), the principal and interest payment works out as follows. This figure does not include taxes, insurance, or HOA dues.

Three you could write an offer on today

These properties are not listed for sale. Any owner can receive a written offer regardless.

• 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, 0.06 miles away, built 1979, last recorded sale $475,000 in September 2015.
• 300 Union Ave Apt 4 — 1 bed, 1 bath, 621 sq ft, 0.06 miles away, built 1979, last recorded sale $437,000 in December 2015.

Every home in the Campbell market has a page on this site. An owner does not need to be listed to receive a written offer — the offer is taken directly to them, and no one is committed to anything until both parties sign a contract. See how an offer works.

Tim McMullen · CA DRE #02016832
tim@mcmullen.properties · (415) 691-9272