Blog > Campbell vs. Saratoga: Home Prices, Sizes and the City Line (2026)
Campbell and Saratoga sit about 4 miles apart, center to center, both in Santa Clara County. Here’s how they compare on what houses, condos and townhomes sold for in the 12 months to October 27, 2026, and on the things that change at the city line: trains, electricity and transfer tax.
The short answer
- Houses: the median sale was $2.17M in Campbell and $4.3M in Saratoga, so a typical Saratoga house cost about twice as much as one in Campbell.
- Per square foot: $1,237 in Campbell and $1,579 in Saratoga; the median house was 1,709 sq ft in Campbell and 2,775 sq ft in Saratoga, on a 6,840-sq-ft lot versus a 14,336-sq-ft lot.
- Competition: 61% of Campbell houses sold over asking, against 59% in Saratoga.
- Condos and townhomes: a median of $1.04M in Campbell (93 sales) and $1.43M in Saratoga (45 sales).
- At the city line: they differ on trains (Campbell has VTA light rail; Saratoga has no rail station).
See it live
- Open Campbell vs. Saratoga in the City Match-Up: homes for sale now and the last 90 days of sales, side by side.
- Talk to a Property Nerd about the streets that fit in either city.
Houses, side by side
Houses (MLS property type “single family home”) sold in the 12 months to October 27, 2026. The last three rows count listings whose description says so, so they undercount.
| Campbell | Saratoga | |
|---|---|---|
| Sales | 182 | 229 |
| Median price | $2.17M | $4.3M |
| Median per sq ft | $1,237 | $1,579 |
| Median size | 1,709 sq ft | 2,775 sq ft |
| Median lot | 6,840 sq ft | 14,336 sq ft |
| Median bedrooms | 4 | 4 |
| Sold over asking | 61% | 59% |
| Median sale vs. asking | 2.3% over | 1.7% over |
| Sold for $2 million or less | 38% | 1% |
| Listing says single-story | 18% | 30% |
| Listing mentions a pool | 11% | 34% |
| Listing mentions an ADU or in-law unit | 12% | 15% |
Condos and townhomes, side by side
Condos and townhomes sold in the same 12 months.
| Campbell | Saratoga | |
|---|---|---|
| Sales | 93 | 45 |
| Median price | $1.04M | $1.43M |
| Median per sq ft | $755 | $891 |
| Median size | 1,392 sq ft | 1,511 sq ft |
| Sold over asking | 46% | 33% |
At the city line
Some costs and services follow the city, not the mailing address.
| Campbell | Saratoga | |
|---|---|---|
| County | Santa Clara County | Santa Clara County |
| Caltrain | none | none |
| BART | none | none |
| VTA light rail | yes | no |
| Electricity | Silicon Valley Clean Energy, delivered by PG&E | Silicon Valley Clean Energy, delivered by PG&E |
| Transfer tax on a $2 million sale | $2,200 | $2,200 |
| Eichler tracts | none on our index | 1 tract on our Eichler index |
Electricity is the default provider for most homes; some addresses differ. Transfer tax is the county tax plus any city tax, by the rates on our calculators page; who pays it is set in the contract. School district lines don’t follow city lines, so check the district’s own boundary lookup for any address.
How we counted
Closed sales reported to the MLS and read through the IDX feeds that power our home search, with repeat records removed (same MLS number and sale date). A sale is placed by the city in its MLS address, so a few homes in unincorporated pockets count under the nearby city. Medians follow the mix of homes, and cities are averages: blocks within each can differ a lot. Past sales aren’t a forecast or the value of any one home.
Go deeper
- Campbell: Campbell city guide, Campbell neighborhoods compared, Campbell home types by the numbers and the Campbell housing market by the numbers.
- Saratoga: Saratoga city guide, Saratoga neighborhoods compared, Saratoga home types by the numbers and the Saratoga housing market by the numbers.
- More comparisons: Campbell vs. Los Gatos, Cupertino vs. Saratoga, Los Gatos vs. Saratoga, Campbell vs. Cupertino, Campbell vs. San Jose, Saratoga vs. Los Altos and Saratoga vs. Los Altos Hills.
Weighing the two?
We’ll compare the homes and streets you’re actually considering, on both sides of the line, and set up a search that catches new listings the day they hit. 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.