A fixer in Campbell closes $452,000 over list

208 Kamson Way listed at $998,000 and recorded a sale at $1,450,000 — $452,000 over ask, at $1,040 per square foot on 1,394 square feet. That is the sharpest departure from list price among the three closings Campbell recorded on September 29, 2026.

No homes came on the market that day. Nothing went pending.

The three recorded closings

Three closings, two segments, three different relationships to list price.

How each one reads

1659 Silacci Drive is a 1,322-square-foot single-family home that listed at $1,690,000 and recorded at $1,768,000 — $78,000 over list, at $1,337 per square foot. That is the highest per-square-foot figure of the three.

208 Kamson Way is the standout. At 1,394 square feet, it carried a $998,000 list price and recorded at $1,450,000. The $452,000 gap between list and sale is notable; a $998,000 ask on a house in Campbell can attract buyers priced out of higher list-price inventory, and the result here reflects that dynamic plainly in the record.

207 Watson Drive #3 is a 903-square-foot condominium. It listed at $599,000 and recorded at $575,000 — $24,000 under list, at $637 per square foot. The two single-family closings are not a useful benchmark for this unit; the condo and single-family segments price differently, and comparing them directly would obscure more than it reveals.

A close point of reference for 207 Watson Drive #3 sits in the recent market data: 287 Watson Drive #2 — same complex, same 903 square feet — recorded at $555,000 on September 5, 2026, at $615 per square foot. The September 29 unit closed $20,000 higher on the same footprint three and a half weeks later.

Condominiums across Campbell

The broader Campbell market data covers all property types. Among the six most recent comparable sales on record, the only condominium-segment entry is 287 Watson Drive #2 at $555,000 ($615/sq ft, September 5). The single-family entries range from $1,401,933 to $2,700,000. Those figures are not a frame for the Watson Drive condo; they describe a different segment.

Single-family homes across Campbell

For single-family context, recent recorded sales near Campbell's median include 188 Harrison Avenue (1,733 sq ft, 3 beds, $1,650,000, $952/sq ft, September 9) and 905 Sheila Court (1,326 sq ft, 3 beds, $1,950,000, $1,471/sq ft, September 5). The two September 29 single-family closings — at $1,040/sq ft and $1,337/sq ft respectively — sit within the range those recent sales establish, though sample sizes here are small and each address has its own variables.

How the Campbell market is doing

Across all property types, Campbell's last 180 days through September 29, 2026 show 136 sales with a median price of $1,894,000 and a median of $1,018 per square foot on a median of 1,692 square feet. The comparable 180-day window a year earlier produced 193 sales at a median of $1,850,000 and $1,089 per square foot. Volume is down 29 percent year over year; the median price is up $44,000 while the per-square-foot median has pulled back $71. The full range across those 136 sales runs from $427,000 to $5,700,000.

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