Current Campbell Homes for Sale
24 listings shown on this page · 77 active in Campbell
📷 19
📷 20
📷 20
What did your neighbors actually pay?
I will send you the comparable closed sales behind that number for the streets you are shopping, not a county average.
Local intelligence
What buyers should know about Campbell
Campbell is not a single market. The city breaks into distinct sub-areas, each with its own price profile, lot character, and buyer mix.
Downtown Campbell - centered on East Campbell Avenue - offers walkability, character bungalows, and proximity to restaurants and the farmers market. Homes here attract buyers who prioritize lifestyle and walkability over square footage.
The Pruneyard area sits near the commercial center and includes a meaningful inventory of townhomes and condominiums alongside single-family homes. This is often the entry point for first-time buyers in Campbell.
West Campbell / San Tomas includes more 1960s-1970s ranch homes on slightly larger lots and is frequently targeted by families looking for traditional single-family layouts.
The Cambrian-adjacent areas on Campbell's southern edge blend into the Cambrian Park neighborhood, with its own school assignments and a slightly different feel from the rest of Campbell.
Pollard / Hamilton corridor properties along the western edge sit near the Saratoga and Los Gatos borders and tend to carry premiums for that proximity, particularly for buyers with school priorities that span district lines.
Campbell offers a daily-life setup that is unusual for the South Bay. The Los Gatos Creek Trail runs directly through the city, connecting north to Vasona Lake County Park and south through Los Gatos itself. Downtown Campbell, centered on East Campbell Avenue, is genuinely walkable and hosts a year-round farmers market, independent restaurants, and small retail that has resisted being absorbed by chains. The Pruneyard Shopping Center adds a second commercial node with movie theaters, dining, and offices. For many buyers searching Campbell homes for sale, the appeal is that you can live in a single-family home and still walk to dinner - something that's rare in this part of the valley.
Campbell is served primarily by the Campbell Union School District (elementary), the Campbell Union High School District (high school), and portions of the Cambrian School District depending on neighborhood. School quality varies meaningfully by attendance area within the city, which is one of the most important factors families need to evaluate before narrowing in on a specific Campbell neighborhood. School-driven demand is real here, but the variation across districts means budget and school priorities have to be weighed together - not separately.
About the city
About Campbell, CA
Campbell sits in the heart of Santa Clara County, bordered by San Jose to the north and east, Los Gatos to the south, and Saratoga to the west. The city covers approximately 6.1 square miles and is home to about 43,000 residents. Highway 17 and Highway 85 both run through Campbell, with Highway 880 minutes away to the north - a freeway access pattern that makes Campbell homes for sale particularly attractive to buyers commuting across multiple Silicon Valley employment centers. The city's central position is one of the reasons demand has stayed elevated even as buyer profiles have shifted over the last decade.
Campbell was founded in 1885 as an agricultural shipping hub centered on orchards and the railroad, and it incorporated as a city in 1952. The Campbell Historical Museum and the preserved Ainsley House anchor a downtown corridor along East Campbell Avenue that has been deliberately walkable since the city's revitalization push in the 1990s. Today Campbell occupies a unique position in the South Bay - small enough to feel cohesive, central enough to be commutable, and priced more accessibly than its higher-end neighbors. That combination is part of why Campbell CA homes continue to draw buyers who want Silicon Valley access without the Los Gatos or Saratoga premium.
The housing stock in Campbell ranges from 1940s and 1950s post-war ranch homes on flat lots through 1970s and 1980s tract homes, with a meaningful inventory of newer townhomes and condominiums concentrated near the downtown corridor and the Pruneyard area. Lot sizes typically run 5,000 to 7,500 square feet for single-family homes, smaller than Los Gatos or Saratoga but reflective of Campbell's denser, more central layout. The city has also seen consistent infill development - three- and four-bedroom homes rebuilt or significantly remodeled over the past fifteen years - which gives buyers a wider range of condition and finish levels to evaluate.
The household income in Campbell is approximately $138,000, and the resident base spans technology professionals, healthcare workers, established families, and a meaningful population of long-term homeowners who bought decades ago and stayed. The buyer mix reflects this - first-time buyers stretching for a Silicon Valley foothold, families upgrading from condos into single-family homes, and downsizers from larger nearby cities looking for walkability and lower maintenance. Cash offers are common in the upper price tiers, but conventional financing remains a larger share of the market here than in the higher-end peer cities.
Campbell market at a glance
Market analysis
The Campbell market, by the numbers
| Property type | Active | Avg list price | Avg $ / sq ft | Avg closed price | Days on market |
|---|---|---|---|---|---|
| Single Family | 32 | $2,493,320 | $1,130 | $2,031,167 | 48 |
| Townhome | 26 | $1,455,338 | $848 | $1,153,978 | 50 |
| Condo | 17 | $727,787 | $716 | $565,000 | 59 |
Active counts, average list prices and average listing price per square foot: Oct 03, 2026 04:30 PM PT. Closed-price and reported days-on-market averages use eligible closings dated Sep 4, 2026 through Oct 3, 2026. Each average uses records with a valid input for that metric; only complete property-type rows are displayed.
Closed in Campbell, last 30 days
| Address | Sold price | Days | Closed |
|---|---|---|---|
| 1375 Colleen WAYMLS ID #ML82038309, Astha Mathur. Listing provided by Compass · MLSListings Inc. | $1,725,000 | 179 | Oct 2, 2026 |
| 244 Darryl DRMLS ID #ML82054346, Meidan Mike Magen. Listing provided by Compass · MLSListings Inc. | $2,370,000 | 40 | Oct 2, 2026 |
| 1148 Mcbain AVEMLS ID #ML82058973, Andrew Buchanan. Listing provided by Intero Real Estate Services · MLSListings Inc. | $3,100,000 | 0 | Oct 2, 2026 |
| 783 Loyalton DRMLS ID #ML82054449, David Lillo. Listing provided by DPL Real Estate · MLSListings Inc. | $1,963,000 | 62 | Sep 30, 2026 |
| 181 Warwick DRMLS ID #ML82047935, Jim Higgins. Listing provided by Corcoran Icon Properties · MLSListings Inc. | $1,670,000 | 103 | Sep 28, 2026 |
| 207 Watson DR 3MLS ID #ML82052619, Omar Ruano. Listing provided by Coldwell Banker Realty · MLSListings Inc. | $575,000 | 60 | Sep 28, 2026 |
| 208 Kamson WAYMLS ID #ML82059751, Axis Elite Team. Listing provided by Aspire Homes · MLSListings Inc. | $1,450,000 | 7 | Sep 28, 2026 |
| 1659 Silacci DRMLS ID #ML82059925, Pei Liao. Listing provided by Cyrus Lam, Broker · MLSListings Inc. | $1,768,000 | 7 | Sep 28, 2026 |
| 912 Connie DRMLS ID #ML82056416, Axis Team. Listing provided by Aspire Homes · MLSListings Inc. | $1,775,000 | 30 | Sep 25, 2026 |
| 44 Sunnyside AVEMLS ID #ML82043806, Joe N. Pollifrone. Listing provided by Christie's International Real Estate Sereno · MLSListings Inc. | $2,332,000 | 150 | Sep 22, 2026 |
24 eligible closed listings dated Sep 4, 2026 through Oct 3, 2026; showing 10 of the most recent listings with complete display data. Source MLSListings Inc. as of Oct 3, 2026 Pacific. Sold price is the closed price; list price is not shown.
For buyers
Buying in Campbell
You know how a lot of people get stressed when buying in Silicon Valley - they can't find a home that fits both their budget and their list of must-haves, they worry about getting outbid in a market they don't fully understand, and the timeline pressure stacks up faster than they expected. What we do is help buyers in Campbell homes for sale searches find the home that actually fits, structure offers that are competitive without being reckless, and move through closing without losing the deal to avoidable surprises.
Campbell rewards prepared buyers more than most South Bay markets because the price-band competition is so layered. The buyers who do well here share three traits. They are pre-approved with current, liquid documentation - not just a letter from six months ago. They know which Campbell neighborhoods fit their school priorities and which do not, before they tour. And they have a clear walk-away number, which is what separates winning offers from regret offers. None of that is intuitive. All of it is learnable. The buyers who close on the home they wanted are almost never the ones with the deepest pockets - they are the ones who showed up the most prepared.
For sellers
Selling in Campbell
You know how a lot of homeowners feel stressed about selling - they're not sure their home is positioned for what it's actually worth, they worry about the appraisal coming in low, and they have no clear sense of how long the process will actually take in the current market. What we do is help sellers in Campbell CA homes position the property for the highest realistic price, manage the appraisal process so the deal holds together, and execute marketing that reaches the buyer pool actively shopping in the price band.
The most expensive mistake sellers make in Campbell is overpricing the first listing. Homes priced at or slightly below market generate the strongest competition and frequently close above asking. Homes priced aspirationally lose first-week momentum and spend the next month chasing the market downward - and the cumulative loss from that pattern is almost always larger than whatever the original aspirational number was reaching for. Professional staging, pre-listing inspections, and timing the launch to the spring or early-fall windows all contribute to faster sales and stronger final numbers. In a market where the typical Campbell home transacts within a band that buyers have firmly anchored, even small improvements in presentation translate to meaningful additional value at close.
Questions
Campbell buyer and seller questions
Is Campbell a buyer's or seller's market right now?
The current Campbell market summary reports 3.4 months of inventory. That compares supply with the recent pace of sales. It does not show how many offers a particular property will receive; compare similar homes in the same price range and location.
What budget do I need to buy a home in Campbell?
Budget depends on neighborhood, lot size, and condition. Townhomes and condominiums near the Pruneyard and downtown sit at one price point; single-family homes in established neighborhoods like West Campbell at higher tiers; and properties along the Saratoga or Los Gatos borders carry premiums for that proximity. Beyond list price, plan for property taxes, potential HOA dues on attached properties, and the higher insurance costs typical of any Bay Area home. A pre-tour strategy call clarifies which segment fits your situation before you start touring.
How fast do homes sell in Campbell?
The current Campbell market summary reports 47 days on market. This is a market statistic, not a forecast of when a particular home will go under contract. Evaluate its condition, pricing, competing listings and relevant closed sales.
Which Campbell neighborhoods should I focus on?
Most family-driven buyers focus on West Campbell, the Pollard / Hamilton corridor, and the Cambrian-adjacent areas, with neighborhood selection driven heavily by which schools the household prioritizes. Downtown Campbell appeals to families who value walkability over yard size. The right neighborhood depends on commute, school priorities, lot needs, and budget - a 15-minute conversation usually narrows it faster than weeks of independent research.
What schools serve Campbell?
Campbell is served primarily by Campbell Union School District (elementary and middle), Campbell Union High School District (high school), and portions of Cambrian School District depending on the neighborhood. School quality varies by attendance area, so school assignments are determined by district boundaries - not by listing claims - and boundaries change. Contact Campbell Union School District at (408) 364-4200 to verify current attendance areas for any specific address.
What do I need before making an offer in Campbell?
Three things. First, your pre-approval needs to be current and your funds need to be liquid - sellers in this market scrutinize buyer strength carefully. Second, you need an independent read on comparable sales, particularly because Campbell's price bands are layered and a single block can shift pricing meaningfully. Third, you need a clear strategy on contingencies - waiving them entirely is a common mistake, but failing to structure them tightly can also cost you the deal. A pre-offer strategy call covers all three before you commit to a number.
Methodology
How these figures are calculated
Definitions, geographic scope and sample size
- Midpoint List Price: the midpoint statistic supplied in the market summary; this is distinct from an arithmetic average.
- Market summary figures: the sale price, price per square foot, days on market, sale-to-final-list ratio and months of inventory are supplied by the Aegis market summary using MLSListings data. The updater does not recalculate those figures. The supplied market summary labels its sold-data period as September 2026.
- Days on market: the reported market-summary value. The producer's record selection and start/end events have not been independently established in this updater; this value is not a promise of time to contract.
- Active Listings: the number of listings in the router's full eligible city set after its display-suppression check. Listing-card counts can be lower after the additional card display checks.
- New This Week: eligible active listings with a recorded on-market date in the router's seven-day window.
- Sold Recently: the router's rolling 30-day closed count. Its counting eligibility differs from the individually attributed sold rows. It is not a seven-day total.
- Property-type figures: arithmetic averages calculated here: list price and listing price per square foot from eligible active records; closed price and reported days on market from eligible closings in the dated window shown below the table. Missing values are excluded from the applicable average; incomplete rows are omitted.
- Individual closed sales: up to ten eligible listings with complete display values and attribution. The dates below the table describe the query window, not the age of the latest MLS synchronization. Unverified property destinations are displayed as plain text.
Property-type counts across all configured groups total 75; the city headline is 77. The scope or refresh difference has not been established. Bedroom counts across all configured groups total 77; the city headline is 77. Price-band counts across all configured groups total 77; the city headline is 77. ZIP 95008 has 77 listings in its search scope; a ZIP boundary is not the same as the MLS city field. ZIP 95011 has 0 listings in its search scope; a ZIP boundary is not the same as the MLS city field. In the headline source set: 0 listings have no recorded property type, 2 have a type outside the three displayed categories, and 0 have no usable bedroom count. These observations do not by themselves explain a facet difference.
Education
Schools in Campbell
Aegis School Excellence Index, for the city as a whole
School district and attendance boundaries change and are not tied to any individual property shown on this page. Confirm current boundaries directly with the applicable school district before making any decision.
What is it worth
A market report shows you Campbell. A CMA shows you your house.
Compare your Campbell home with relevant closed sales, current competition and its condition before choosing a price.
Broker note
A note from Timothy
"Campbell is the city buyers underestimate at first. They start out shopping Los Gatos or Saratoga, run into the price walls, and rediscover Campbell as the central, walkable, livable option they should have shortlisted from the beginning. The buyers who do best here are the ones who give it that second look early - not after they've already lost three offers somewhere else."
Timothy Alston, Broker, Aegis Luxury Real Estate. DRE# 01328224.
(408) 207-4593 ·
[email protected]
