All three Campbell listings on October 1 priced at or above the $1.85M median

All three homes that appeared on the MLS feed on October 1 in Campbell carry asking prices at or above the city's six-month median sale price. No homes went pending and no closings recorded.

What came on

The three listings span a $650,000 range. At the top, 1036 Smith Ave asks $2.25 million — $400,000 above the six-month median. At the bottom, 761 Margaret Lane at $1.6 million sits $250,000 below that same benchmark. All three are single-family; there were no condo or townhome additions on this day.

How it compares with homes like it

Peer context for a daily roundup covering multiple addresses is not available as a single like-for-like comparison. What the recent record does show: among the six most recent Campbell sales logged in the market data, single-family prices ranged from $1.65 million (188 Harrison Avenue, 1,733 sq ft, 3 beds, September 9) to $2.7 million (1346 El Moro Drive, 2,454 sq ft, 4 beds, September 9). The new listings slot into that same band, though without square footage and bedroom counts on the MLS feed for October 1, a per-square-foot read is not possible from this data.

Comparable sales

The six most recent Campbell sales in the market record, all single-family unless noted, all dated by MLS status change:

The six recent sales show how wide the per-square-foot range runs in Campbell: $615 at the low end (a small attached unit on Watson Drive) to $1,471 at 905 Sheila Court, a 1,326-square-foot home on a 6,936-square-foot lot. The two largest homes — El Moro Drive and Sunnyside Court — both cleared $2.6 million despite landing at $871–$1,100 per square foot, reflecting lot size as a meaningful factor.

Single-family homes across Campbell

The market data does not break out single-family from attached product in a separate summary, but the six recent sales above give a working range. Four of the six are houses on named lots; two appear to be attached or condo product based on unit designations and missing lot figures. The October 1 additions are all detached single-family, placing them in the upper half of the recent transaction pool by price.

How the Campbell market is doing

Across all property types, 135 Campbell sales closed in the 180 days ending around October 1, 2026, against 192 in the same window a year earlier — a drop of roughly 30 percent in volume. The median sale price held flat at $1.85 million in both periods. Median price per square foot slipped from $1,094 to $1,019, a 7 percent decline. The median home that sold was 1,687 square feet on a 6,410-square-foot lot. The active price range across all types runs from $427,000 to $5.7 million.

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