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.
The Santa Clara Women’s Club (old adobe house) http://www.santaclarawomansclub.org/
It’s autumn time in the real estate market for the city of Santa Clara, a very popular community which, like the rest of Silicon Valley, continues to be impacted by prolonged low inventory and extremely high demand. While it remains red hot in Santa Clara’s housing market, summer is typically a slower season for realty, and while there’s been some up and down it’s clearly cooler than it was earlier this year.
Available inventory continued to inch up to 46 active listings by the end of the month, and up significantly from this time last year. Condos and townhomes, also saw inventory rise to 42 active listings, up from the month before, but equal to this time last year.
Pending and closed sales also rose month-over-month, and compared to this time last year closed sales were high and pending sales fell short for single family homes. Condos and townhomes saw an increase in closed sales and a drop in pending sales both month-over-month and year-over-year.
In the single family market, the sale to list price ratio grew from the month before, but was well below this time last year. It remains solidly in the seller’s favor averaging 105.0% of list. Condos have been cooler, however, and slipped month-over-month to an average of 100.9% of asking, though it remains up from last year by +1.2%.
Time to sell sped up, averaging 20 days on market, and the average days of inventory (or market absorption) sped to 36 days for the single family market. Condos and townhomes average sales also picked up the pace, but overall continued to take a little longer to sell with an average of 33 days on market and 47 days of inventory.
Prices in Santa Clara have soared in recent years, and despite the ups and downs, since sometime in 2024 a $2 million average has become the new normal for Santa Clara’s single family housing market.
The Real Estate Market for the City of Santa Clara
Below there are market activity charts displaying the last few months for single family homes in Santa Clara. Market activity has been high for years, and despite some ups and downs over the last year or so, it remains high today. Low inventory across the valley means there is still a greater demand to fill than properties available. Further down in the article, we’ll check in on the condo market, too.
Next, stats at a glance for the Santa Clara real estate market for single family homes.
Despite notable cooling across 2025 this sought-after market remained hot through last winter and into the new year with an early spring peak in February. It’s been slowly declining, for the most part, since March, but continued to remain in a strong seller’s market throughtout. There was clear cooling through summer, but as of September we are seeing an uptick in the market with some late summer / early autumn warming.
The market for single family homes in the city of Santa Clara is holding firmly in the seller’s favor, though nowhere near as strong as this time last year. Homes on average are selling well above asking in under a month. Average and median sales prices have cooled some, and available inventory is on the rise. The market remains hot with plenty of demand for Santa Clara homes, but it’s gotten a little easier for wary buyers to get their foot in the door compared to a year ago. Still, this early autumn heating means it’s still a good time for sellers to list before the holiday season.
The Pepper Lane townhomes in Berryessa are young, stylish, and highly sought after. If you aren’t familiar with this community in San Jose, it’s worth knowing about!
Why the Pepper Lane townhomes?
Several things make the Pepper Lane townhouses popular:
they enjoy highly regarded public schools, including Vinci Park Elementary School
they were built by Pulte Homes, a well respected builder
they are young – constructed between 2011 and 2015
they are located close to major commute routes, such as Highway 680
homes feature open layouts, spacious kitchens, high ceilings, attached garages, and some sort of outside space
the community provides a playground, a dog park, greenbelt areas, and a community center
the monthly HOA dues are low
While this neighborhood is close to a major freeway, the homes are surprisingly quiet inside. We found this to be true at another Pulte development in a similarly noisy area, too, at the Altura neighborhood, previously reviewed by us on this website. The double pane windows make an enormous difference.
1252 Chiapas Terrace, San Jose, CA 95126 PENDING in 7 days with 5 offers!
We are delighted to present our newest listing, 1252 Chiapas Terrace, San Jose CA 95126. This young townhome provides 2 bedrooms plus den, 2 .5 bathrooms, and an open layout with 1667 square feet. It’s full over luxury upgrades, all the features that today’s buyers want, and it’s situated in the gorgeous Altura neighborhood near Santa Clara University. The list price is $989,500.
The Quick Look at 1252 Chiapas Terrace, San Jose:
Altura townhome community built in 2006 by Pulte Homes
2 spacious bedrooms plus den with 2 ensuite full baths, and a powder room on the main floor
Main floor fully open with spacious kitchen featuring stainless steel appliances, gas range with 5 burner stove, granite counters, wood cabinetry and wide breakfast bar with pendant lights above
Washer, dryer, and Fridge all stay
Attached 2 car garage with side-by-side parking
Central air conditioning
Dual pane windows by Milgard
High ceilings, recessed lights, plantation shutters, water softener and so many extras – see the full list at the virtual tour!
MLS #ML81917776
1252 Chiapas Terrace, San Jose virtual tour and 3D walkthrough
Please visit the virtual tour: 1252ChiapasTerrace.com for the virtual tour with all photos, a 3D iGuide walk through, and under “details” you’ll find a printable PDF with the floorplan and room measurements, too.
Open house this weekend
We will be hosting an open house this weekend, Sat Feb 4 and Sun Feb 5, from 2 – 4 pm. Please stop by! (Park on Campbell Avenue or at the back of the complex along De Altura Commons.) These homes are very popular, so if you cannot make the open house, please arrange for your buyer’s agent to show you the home soon. It’s very easy for your Realtor to make the appointment with our simple online scheduling system. If you need a buyer’s agent and do not have one, please reach out to me and we can connect you with a Realtor who can show this home to you and represent you should you decide to write an offer.
One of the prettiest townhome communities in Santa Clara County is Vizcaya, which features a Mediterranean style of architecture in a community that is extremely tidy and well maintained. Driving in, it feels like you’ve just arrived at a resort.
Where is Vizcaya?
The Vizacaya neighborhood is in San Jose just off S Bascom and Curtner Avenues, but is close to the Campbell border and confusingly, has a Campbell mailing address. The community’s streets are Vizcaya Circle, Vizcays Way, and Pescara Court. The location is very convenient, with easy access to shopping, bus lines, and major traffic routes.
What are the homes like at Vizcaya?
Built between 1990 and 1996, these 92 townhomes are younger feeling and tend to have fairly open floor plans and plenty of large windows. The home sizes range between 2396 SF and 2656 SF, but many are so nicely designed that they tend to feel like single family homes. Lot sizes average around 4,100 SF (pretty big for a townhouse). The parcels range in size from 2480 SF to over 10,000 SF but most are 3000 – 5000 SF.
The homes in the Vizcaya community are condominiums with a townhouse architectural style. (Some townhouses are held in PUD ownership. In some locations, such as Almaden and Los Gatos, there are houses which are condos – or held in condo ownership.) There’s a small pool and spa at the center of the complex for residents to enjoy. The day I took the photos shown in the gallery, below, painting was ongoing next to the pool, so it isn’t shown.
Map data: Google, boundaries by Mary Pope-Handy.
What does it cost to buy a townhome in Vizcaya?
These upscale properties don’t come on the market too often, but if you are lucky enough to find one available to buy, chances are that it will cost over 1.6 million or a more (as of this writing in 2022).
Vizcaya homes for sale, pending, or sold in the last 12 months:
Homeowners Associations (HOAs) are created to oversee condominium complexes, townhome communities and planned unit developments (PUDs) on behalf of their members. These are non-profit organizations whose purpose is to manage common areas, enforce neighborhood rules and standards, and often, unofficially, to foster community unity too. In most cases, they collect fees from members and have local authority. In other words, if you do not pay your homeowner association dues, or abide by one of its rules*, the HOA can and usually will fine you or even foreclose on you!
There are loads of HOAs in Silicon Valley. As with all organizations, some are better run than others. Its a little different than owning real estate outside of a homeowners association.
What are the pros and cons to Homeowners Associations?
At their best, Silicon Valley HOAs keep the communities they manage beautifully landscaped and maintained, they hire good providers for needed improvements, and minimize risk to all the members. By having reasonable rules and community buy-in, the neighborhood can look inviting and property values can be better maintained.
At their worst, HOAs can be unresponsive to members needs, erratic, arbitrary and irresponsible. They may, by poor planning, cause huge assessments to be necessary or raise HOA dues so that they are very high – to the point where they make homes hard to sell. Not only are those an unhappy occasion, they can also make it hard to sell a home with a special assessment looming. Fortunately, this is seldom the case in most areas – but if the HOA has a high number of defaults due to owner bankruptcy or inability to keep up with mortgage, property insurance etc. it can cost all of the members eventually.
Wood siding is extremely common in the San Jose area and Silicon Valley as a whole, both on condominiums & townhouses and also on houses. (We do not see a lot of vinyl siding here, as we might in other parts of the country.) Water is the #1 enemy of houses – even more than termites! It is necessary to control water intruding into the wood, because if it gets in, fungus and rot can get a start on your home.
How do you prevent water damage, fungus, and dry rot on wood siding?
Exterior wood needs to be painted about every five years or it can crack, peel, and otherwise allow moisture intrusion. If the wood is kept sealed, it can do very well against water. Another big cause of expensive wood repairs outdoors is earth to wood contact. If you have ever built a fence, or had one made for you, you’ve probably seen that the best practice is to put the wooden posts into concrete rather than directly into the dirt. The reason is simple: soil gets damp and the wood will wick up the moisture, whether it’s fence boards, posts, part of a wooden deck, or the siding on your home. If the siding or other wood comes near the soil, the recommendation is to separate them one way or the other. In the photo I’ve included with this article, the siding of this townhome complex was allowed to touch the earth. You can see the results: expensive repairs needed! The old saying goes that “an ounce of prevention is worth a pound of curse”. It’s especially true with caring for wood siding and other times of wood on the outside of your home or in your yard. If you can remember to do a walk-around every few months, at least twice a year, you are more likely to find the beginnings of issues before they become thousands of dollars. Keep a schedule for painting and make sure you do it before it looks like it’s needed. If you wait until there’s chipping and cracking, you may already have trouble! Watch for earth to wood contact, and rake away the soil or take other measures to protect your siding. This is true for owners of townhomes too. It seems like decades ago, home owner associations were often responsible for siding, but in the last few years I’ve been finding more and more HOAs make that the owner’s responsibility, even if the HOA is in charge of the painting schedule. Make sure that you have a look at your siding regularly so that you can stop fungus and dry rot in their tracks and prevent a small headache from becoming extremely costly. Finally, it’s a good idea to have a pest inspection (termite inspection) every 3 to 5 years to nip any issues in the bud. Related reading:What Is Cellulose Debris (in a pest or termite report)?
San Jose’s Cambrian Park neighborhood offers a variety of home types, sizes, and price ranges, from small condos to large houses on big lots. Below, please find virtually all MLS listed properties currently for sale in the Cambrian Park Area with zip codes of 95124 and 95118. The info is updated automatically, so please check back often! (You can narrow your search by selecting only certain home types, sizes, etc. Below are four groupings, by zip codes and home types, to cover all residential real estate available right now in 95124 & 95118.
In many communities such as Saratoga, Los Gatos, Los Altos, Willow Glen, Campbell and Palo Alto, there is a high premium placed on homes which are close to the downtown area. Many real estate agents advertise these as “walk to town” but the idea is simple: it’s nearby, you can stroll, skate, ride or bike, wheel yourself and forget the car. Downtown Saratoga, also called Saratoga Village, welcomes residents and visitors to a charming, scenic area with fabulous shops, spas, wine tasting venues, restaurants and more. This part of the city boasts top scoring schools as well as lovely older and historic buildings and a gorgeous park alongside Saratoga Creek. Whether you spend an afternoon or a lifetime in Saratoga, this part of town will call you back again and again!
What do you need to know about buying a house, townhouse or condo in downtown Saratoga?
There are a few points which you are well served to know when purchasing residential real estate in this upscale community. We’ll touch on a few of them here: historic homes, traffic & noise, natural hazards, parking, and special issues with condos, townhouses and PUDs (planned unit developments).
First, this downtown Saratoga Village zone is historic; while not every property is deemed historic, many are and that means that there will be restrictions on remodeling and expansion of single family homes or houses. For instance, original glass in windows may need to remain if you’ve got a Victorian house dating from the 1890s, and expansions may need to be off the back of the home so that the facade keeps its initial look and feel (just examples). This can be frustrating if you buy a luxury home that “needs work” and you are surprised later. If the house was built before 1950 or so, double check the rules! (more…)
Saratoga, California is a scenic, small city with a fabulous downtown area known as Saratoga Village. Once a logging town, Saratoga is now a Silicon Valley bedroom community. It is known for expensive homes & luxury estates, fantastic schools that score highly in the nation, low crime, and scenic vistas.
Find Saratoga, CA, listings and homes for sale
What’s on the market now? Below please find all currently available houses that are listed on our local MLS. (They are in order of price from the luxury real estate listings to the most affordable cottages in town.)
Please note that there is a lot of variety within this community. One of the big drivers of value is the school district, and here there are three of them! The part closest to the Village falls under “Saratoga Schools”. The other districts are Moreland and Cupertino schools. Of these, Saratoga & Cupertino rival each other for most expensive generally and the Moreland area is consistently much less expensive. (more…)
Helping nice folks to buy and sell homes in Silicon Valley
Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES
Christie's International Real Estate Sereno, Los Gatos, CA 95030 408 204-7673 Mary@PopeHandy.com License# 01153805
Clair Handy, Realtor
GREEN
Christie's International Real Estate Sereno 214 Los Gatos-Saratoga Rd Los Gatos, CA 95030 ClairHandy@sereno.com License# 02153633
Mary & Clair sell homes throughout Silicon Valley: Santa Clara County, San Mateo County, and Santa Cruz County. with a special focus on: San Jose, Los Gatos, Saratoga, Campbell, Almaden Valley, Cambrian Park.
The real estate search
Use this link to browse properties which are for sale, under contract (pending) or sold. Want to view only homes which are available now?
Mary Pope-Handy, Realtor ABR, AHWD, CIPS, CRS, SRES Christie's International Real Estate Sereno DRE License #01153805 408-204-7673 mary@popehandy.com “Helping nice folks to buy and sell homes in Silicon Valley since 1993”
Clair Handy, Realtor, GREEN Christie's International Real Estate Sereno DRE License #02153633 408-721-6160 clairhandy@sereno.com “Helping nice folks to buy and sell homes in Silicon Valley”
This is the Valley of Heart's Delight blog , covering Silicon Valley real estate - Santa Clara County, San Jose, Los Gatos, Cupertino, and nearby communities in the South Bay Area and lower Peninsula. Find info on neighborhoods, disclosure issues, buyer and seller tips, and housing market conditions in the west valley and most of the county.Please also see my other websites and real estate market statistics site, which are listed in the sidebar, above.
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Mary Pope-Handy, Realtor ABR, CIPS, CRS, SRES Sereno DRE License #01153805 408-204-7673 mary@popehandy.com
“Helping nice folks to buy and sell homes in Silicon Valley since 1993”
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.
