Warwick Drive closed $28,000 under list — while a $2.6M ask just landed across Campbell
One closed, one came on: Campbell, September 30
The recorded closing on September 30 tells the cleaner story. 181 Warwick Drive, a single-family home at 1,229 square feet, settled at $1,670,000 — $28,000 below its $1,698,000 list price, or $1,359 per square foot. Nothing went pending.
| 181 Warwick Drive (closed) | 1689 Walters Avenue (new listing) | |
|---|---|---|
| Type | Single Family | Single Family |
| List price | $1,698,000 | $2,599,000 |
| Sale price | $1,670,000 | — |
| Size | 1,229 sq ft | — |
| Price per sq ft | $1,359 | — |
| Status | Recorded closing | Appeared on MLS feed on September 30 |
How it compares with homes like it
No automated peer set was produced for a daily roundup, so the comparison here draws on the six most recent single-family and attached sales recorded in Campbell's broader market data. That is a thin but usable lens.
Among the recent comps below, 905 Sheila Court — a 1,326-square-foot single-family home, the closest in size to Warwick Drive — recorded at $1,950,000, or $1,471 per square foot, on September 5. Warwick Drive's $1,359 per square foot lands below that figure. The two homes differ in size by about 100 square feet, so the gap is at least partially explained by size and any condition differences the record does not capture. Still, Warwick Drive closing $28,000 below list in a market where some recent sales have exceeded list is worth noting.
1689 Walters Avenue's $2,599,000 ask sits above every recent comp in the set except 1346 El Moro Drive, which sold at $2,700,000 on September 9 at 2,454 square feet. No square footage for Walters Avenue appears in the feed data.
Comparable sales
The six most recent recorded sales in Campbell across property types, from market data:
| Address | Recorded | Price | Sq ft | $/sq ft | Notes |
|---|---|---|---|---|---|
| 188 Harrison Avenue | September 9, 2026 | $1,650,000 | 1,733 | $952 | 3 bed |
| 1346 El Moro Drive | September 9, 2026 | $2,700,000 | 2,454 | $1,100 | 4 bed |
| 279 Wagon Way #34-03 | September 6, 2026 | $1,401,933 | 1,678 | $835 | 2 bed |
| 905 Sheila Court | September 5, 2026 | $1,950,000 | 1,326 | $1,471 | 3 bed |
| 287 Watson Drive #2 | September 5, 2026 | $555,000 | 903 | $615 | 2 bed |
| 122 Sunnyside Court | September 4, 2026 | $2,610,000 | 2,996 | $871 | 4 bed |
Price per square foot across these six sales runs from $615 to $1,471 — a wide band explained by the mix of attached and detached homes and varying sizes.
Single-family homes across Campbell
The market data does not break out single-family sales separately from attached homes for this period. The figures in the next section cover all property types.
How the Campbell market is doing
Over the last 180 days, 135 sales recorded in Campbell across all property types, with a median price of $1,850,000 and a median of $1,019 per square foot, on a median size of 1,687 square feet. The same 180-day window a year earlier logged 196 sales — 61 more — at a median of $1,850,000 and $1,094 per square foot. Volume is down year over year; the median price is flat; price per square foot has moved lower. Sales in that window ranged from $427,000 to $5,700,000.
Tim McMullen · CA DRE #02016832
tim@mcmullen.properties · (415) 691-9272
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