Updating the Campbell Real Estate Market

by Clair Handy, Mary Pope-Handy | Oct 13, 2026 | Campbell, Condos & Townhomes, Market Reports, Most Popular Articles

How is the Campbell real estate market? Campbell is in a prolonged strong seller’s market, but this summer we’ve finally seen some cooling in this popular West Valley community. As of the latest data, however, the single family market remains in the seller’s favor, while buyers have the advantage in the condo and townhome market.

This article, updated monthly, offers data and analysis on the residential real estate market within this popular Silicon Valley community. Here are a few details from the latest update on Campbell’s single family housing market:

• Inventory of single family homes inched up a hair from the month before, and with 26 active listings at the end of September it remains well above this time last year. The inventory for condos and townhomes also grew month-over-month, and also remains sky-high year-over-year.
• Closed sales for single family homes, on the other hand, fell below last month and last year, though pending sales were up across both timeframes. In the condo and townhome market the trends were the same, but far more severe!
• The average sales to list price ratio for single family homes soared to 102.8% of asking, a jump of +2.0% from the month before, but down -1.1% from this time last year. Condos and townhomes, on the other hand, plunged by -3.5% month-over-month, falling below asking price at a 99.7% average and falling far below this time last year.
  • The condo and townhome market is typically much softer than the single family home market, so take this swing with a grain of salt – with just 5 closed sales, one or two outliers can cause significant swings in the sales data like we’ve seen this month!
• Average time on market for single family homes slowed to a 48 day average, more than twice as long as the month before, and more than 2 weeks slower than this time last year. Sales in the condo and townhome market also slowed, and the days of inventory nearly doubled from the month before stretching to a jaw-dropping 226 days for market absorption.

What has been happening in Campbell this year? So far we’ve seen continued activity and interest in Campbell, but with distinct seasonal trends. The market began to heat up in winter and peaked early, around February or March. By late spring we saw some up and down month-to-month, but by June the sales data signaled a clear start of summer cooling. There was some up and down between July and August, which we expected, and the most recent data suggests we may still be seeing some late summer / early autumn jumps in activity, before it cools off again as we approach the holidays.

The Campbell real estate market remains in the seller’s favor overall, but is occasionally dipping towards balanced. Some properties are still seeing hot competition while others may be going stale.

The Campbell, CA Real Estate Market

It’s hard to predict what’s coming next, especially with so many shockwaves eminating from D.C.. Silicon Valley real estate tends to be affected by what’s happening in the tech market and connected to the global economy since many buyers rely on stocks and mortgage loans to finance their purchase. On top of that, we’re emerging from an already wild few years – the 2020s have been a rollercoaster ride! That said, Silicon Valley remains a desirable place to live and own property, and while we’ve seen some cooling over the last year, it remains one of the hottest markets in the country.

If you’re selling a well prepared, beautifully staged, and aggressively priced house, you’ll likely see multiple offers on your home for sale. We’ve still been seeing the occasional bidding war, especially with the best homes in the most popular markets, though it’s nowhere near as crazy as the 2021 peak. We are also seeing a bit of that K-shaped economy in the housing market right now – the higher end market, especially in sought after communities, is seeing heated demand while buyers and sellers on the lower end or entry-level housing are seeing more softening. Inventory is up, but following years of below-average and record breaking low numbers of homes for sale there’s still far more demand than what is available, especially for a move-in ready home!

All that said, we don’t expect a balanced market any time soon. The Bay Area still has a severe housing shortage and a backlog of buyers clamoring to get into a home!

Here’s a quick view of the Campbell real estate market stats from Altos Research, using list prices (not sales price) which updates automatically about once per week:

And now –  here are some quick stats, pulled from the MLS (Multiple Listing Service) through the RE Report.

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