Campbell Housing Market by the Numbers: Prices, Bidding Wars and the Price Ladder Since 2012

What does Campbell’s housing market look like in numbers? Everything below comes from closed MLS sales in Campbell, read in October 2026, and from the datasets on our Property Nerds® market pages. The last 12 months run October 2025 through September 2026 (272 sales). Each section links to the page with the full method, the other cities and a CSV.

Prices now

• Median sale price: $1.85M in the last 12 months, against $1.65M for Silicon Valley as a whole. That’s the 13th highest median of the 25 cities with 100+ sales.
• Median price per square foot: $1,080 (Silicon Valley: $992).
• What $1 million buys: about 930 square feet at that median price per square foot (Silicon Valley: about 1,010). See What $1 Million Buys.

How prices got here

• Since 2012: the median price went from $650K to $1.85M (2.85×) and the median price per square foot from $392 to $1,080 (2.76×). That’s the 3rd fastest growth of the 25 cities.
• The 2022 dip: price per square foot fell from $1,097 (three months ending May 2022) to $881 (ending December 2022), a 19.7% drop.
• Since then: the highest three-month reading so far was $1,162 (ending February 2026); July–September 2026 came in at $1,100.

Every year since 2012 is on Home Price History.

The price ladder

Line up the last 12 months of sales by price: 1 in 10 closed at or below $784K (the entry price), half below $1.85M (the median) and 1 in 10 at or above $2.80M (the top end). The middle half sold between $1.31M and $2.30M. 67% of sales were single-family houses; the rest were condos and townhomes.

Since 2019 the entry price is up 2% and the top end up 50% (Silicon Valley: entry up 8%, top end up 51%). The full ladder, year by year, is on the Price Ladder.

Bidding wars and discounts, January 2024 – September 2026

• Over asking: 61% of 863 sales closed above the final list price (Silicon Valley: 60%). The median overbid was $129K. See How Much Over Asking.
• Under asking: 29% closed below it, with a median discount of $45K. See Homes Selling Under Asking.
• Hottest price band: $2M–3M, where 75% of 293 sales closed over asking. See Bidding Wars by Price.

Timing

Averaged over 2012–2025, Campbell closings in April sold over asking most often (74%) and January closings least often (51%). The busiest month for closings is May, with about 10% of the year’s sales. Month by month is on Best Month to Sell.

The $1M line

17% of Campbell’s 2025 sales closed under $1 million, against 95% in 2012 (Silicon Valley 2025: 19%). Every year and price band is on The $1M Line.

The latest quarter

In July–September 2026, Campbell had 77 sales (96 in the same months of 2025). The median price was $1.92M (+1%), the median price per square foot $1,100 (+3%), and 51% of sales closed over asking (47% a year earlier). One quarter is a small sample, so the 12-month figures above are steadier. Every city is in our Q3 2026 report.

What these numbers can’t tell you

• A city mixes many neighborhoods and home types, and a median blends them all. The closest recent sales to a specific home matter more.
• They describe homes that sold, not a forecast or any one home’s value.
• They don’t rank places to live. They show how homes sold.

How we counted

Closed sales reported to the MLS, read through the IDX feeds that power our home search, with repeat records removed. Houses, condos and townhomes are counted together unless noted. All of Campbell’s numbers sit side by side on its City Scorecard datasheet, and every dataset is in the Property Nerds® Data Library.

Buying or selling in Campbell?

A Property Nerd will take these numbers down to your street, your price range and the homes that fit. Call (408) 373-1660 or (650) 383-8606, or book a strategy call. Commissions are negotiable, and we offer bundled services, so ask us what’s included.