Campbell
Campbell is compact and mixed — 42.6% one-unit detached, median year built 1972.
The Numbers
Campbell market snapshot
| Measure | July 2026 |
|---|---|
| Median sale price — single-family re-sale homes | $2,400,000 |
| Average days on market | 23 |
| Homes sold | 19 |
| Year over year | +21.4% |
| Median year built (ACS 2020–2024) | 1972 |
| One-unit detached share | 42.6% |
Price, days on market and sales count: MLSListings, Inc. via rereport.com, July 2026, single-family re-sale homes. Days on market is published as an average, not a median, and measures list date to contract rather than to close. Housing-stock figures where shown are US Census ACS 2020–2024 five-year estimates. Figures change monthly — ask me for the current month before making a decision on them.
Housing stock
The blocks around the downtown on East Campbell Avenue hold older, smaller homes on tight lots; the areas toward San Tomas and the Pruneyard are more consistently postwar tract. Lot coverage and second-storey rules are a frequent constraint on remodel plans, and they shape what buyers will pay for an unimproved property.
Getting around
Highway 17 and Highway 85 meet at the western edge. The Los Gatos Creek Trail runs north to south through the city, and VTA light rail terminates downtown. Campbell is surrounded on all sides by San Jose, Los Gatos and Saratoga.
What Prop 19 means for a longtime Campbell owner
A 21.4% year-over-year median rise off 19 sales is not a reliable signal. What is reliable is that Campbell owners of long tenure hold assessed values far below market, and that the base-year transfer is available to them up to three times after age 55.
If you are 55 or older you can carry your existing property-tax base to a replacement home anywhere in California, up to three times. Read the Prop 19 guide, or run your net proceeds to see what a sale actually leaves you.
Selling here
Small-sample months make pricing by median dangerous here. Insist on a comparable set drawn from a longer window than one month.
Straight about the numbers: the figures above are transcribed from the sources named, for the month named. They describe a market, not your house. Condition, location within the city, lot and timing move an individual sale far more than a median does. Nothing here is legal or tax advice — your attorney and CPA have the final word.
What’s your Campbell home worth?
A median tells you about the market. It doesn’t tell you about your house. Send me the address and I’ll put together a real analysis by hand — genuinely comparable sales near you, condition adjustments, and an honest range. If it’s not a good moment to sell, I’ll say so.
Thinking about selling in Campbell?
A What's-Next Consultation covers your realistic value, your net after taxes, your Prop 19 options and the sequence that protects them. A conversation, not a pitch.
Book a What's-Next Consultation