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.

CAMPBELL real estate market trends and statistics

September’s sales data shows a seller’s market with some up and down at the start of autumn.

Inventory and pending sales increased month-to-month, and both are up from this time last year, but closed sales were down across both timeframes. Homes took significantly longer time to sell on average, and while sales prices slipped overbids increased. Compared to last year, September of 2026 wasn’t as hot – still, the data all points to an active seller’s market.

Fewer closed sales can skew the data, so take any major swings with a grain of salt.

Trends At a Glance	Sep 2026	Previous Month	Year-over-Year
Median Price	$1,920,000 (-3.8%)	$1,995,000	$2,160,000 (-11.1%)
Average Price	$1,995,650 (-11.7%)	$2,260,610	$2,272,310 (-12.2%)
No. of Sales	17 (-15.0%)	20	22 (-22.7%)
Pending	20 (+17.6%)	17	14 (+42.9%)
Active	26 (+8.3%)	24	15 (+73.3%)
Sale vs. List Price	102.8% (+2.0%)	100.7%	103.9% (-1.1%)
Days on Market	48 (+124.6%)	21	30 (+61.1%)
Days of Inventory	44 (+23.2%)	36	20 (+124.3%)

 

What about the Campbell CA condo market?

Campbell Condominiums and Townhomes

Usually condo market data shows more fluctuation due to their smaller inventory with a great variety of properties. Keep in mind, though, that fewer sales and low inventory means dramatic swings in data are more likely, and can sometimes make these statistics wonky.

Now back to the live Altos charts.

Trends at a Glance

 

With so few listings the data tends to swing more dramatically, so take it with a grain of salt.

Campbell Condo Market Trends at a Glance

Now a look at the RE Report, which uses sold data and is updated monthly.

September data shows some extreme up and down in this market, but take this with a pound of salt! With just 5 closings making up the latest sales data, one odd home can make tidal waves across the chart! Major swings in the data are less likely to mean major shifts in the overall market – it’s much more likely that in any given month there was a higher percentage of homes in certain price point or micromarket that sold. In this case it’s more helpful to look at the trends across the whole chart, and across a few months, as opposed to the individual datapoints and averages. So what can we learn?

Closed sales shrank, pending sales barely budged, and active inventory grew month-to-month, which suggest some calming in the market. Compared to last year, there’s far more listings available than those selling, alleviating some of last year’s pressure for buyers. We also see cooling in the time on market, market absorption, overbids (now falling below asking price), and in the sales prices.

With extremely limited data the statistics can swing dramatically, so take this with a grain of salt.

 

These numbers – for both houses and condos – can only give you a broad picture of what’s going on. If there are no homes for sale in your townhome community and it’s in a great area, and you price it well etc., you should find it relatively easy to sell. When there is too much supply (too many similar homes on the market), it is far more challenging to sell. When there is too little inventory, it can be a challenge to predict the market value. The residential real estate market, like everything else, is all about supply and demand. For information on your specific neighborhood, please call or email me today.

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