sell · campbell
Selling a home in Campbell
In Campbell, 61% of sales since January 2024 closed over asking, with a median overbid of $129K, but how far over depends on the neighborhood and on whether you’re selling a house or a townhome. Here’s what the numbers say, what’s different about selling here, and what we’ve sold in town.
campbell by the numbers
What the Campbell market says right now
Campbell closed 272 sales in the last 12 months, and since 2012 its median price per square foot has grown 2.76×, the 3rd-fastest growth of the 25 cities with 100+ sales in the last 12 months. It reached $1,162 in the three months ending February 2026, its highest three-month reading so far.
- median sale price$1.85Mlast 12 months, 272 sales; Silicon Valley $1.65M
- over asking61%of 863 sales since January 2024; median overbid $129K
- $2M–3M75%of 293 sales in that band since January 2024 closed over asking
- best closing monthApril74% over asking, against 51% in January; May is busiest
Source: closed MLS sales, Boyenga Team analysis, October 2026. Recent 12 months = October 2025 to September 2026; over and under asking = January 2024 to September 2026; best month = averaged over 2012–2025. See Campbell by the numbers.
what’s different here
What sellers in Campbell should plan for
What we plan for on Campbell listings.
Bidding depends on the neighborhood
measured: 24 months
Over the last two years, counting all home types, Sunnyoaks, Campbell Community Center and Campbell Village sold furthest over asking of the neighborhoods with 10+ sales, a typical 4% to 7% over. In White Oaks the typical sale closed at asking (houses alone, 1.0% over), and in Apricot Avenue 0.2% under. A citywide figure won’t price your house, so we start from your neighborhood’s record.
Campbell or San Jose?
our city guide
Not every 95008 address is in the City of Campbell: the blocks around San Tomas Park north of San Tomas Aquino Creek, for example, are in San Jose. Jurisdiction decides permits, zoning and the transfer tax. Campbell adds no city tax to the county’s $1.10 per $1,000; San Jose adds $3.30 per $1,000, plus Measure E on sales over $2.3 million. On a $2.5 million sale the total tax, buyer’s and seller’s shares together, comes to $2,750 in Campbell and $29,750 in San Jose. Who pays is negotiable, and the purchase contract decides. We check the parcel record before launch.
Transfer tax, city by city · Campbell ZIP codes and city lines
The San Tomas Area plan
city rule
About 1.5 square miles of southwest Campbell, including Hacienda, San Tomas, Hazelwood and Sunnyoaks, fall under the San Tomas Area Neighborhood Plan (1993, amended in 2000, 2019 and 2022). It caps house size at a 0.45 floor area ratio, sets larger setbacks and keeps some streets without curbs, gutters and sidewalks. A buyer who plans to add on will check it first, so we check what your lot allows before launch.
Ranch houses, some rebuilt
measured: 11% since 2000
The median house in the City of Campbell was built in 1959 and has 1,693 square feet on a 7,740 sq ft lot; 52% were built before 1960 and 23% have two or more stories. Rebuilding is uneven: 23% of houses in White Oaks and 19% in Downtown Campbell were built (or fully rebuilt) in 2000 or later, against 4% in San Tomas West and Pruneyard–Dry Creek. On a rebuilding street a buyer may be pricing the lot; on an original one, the house.
Houses, townhomes and condos
measured: 67% houses
67% of Campbell sales in the last 12 months were single-family houses; the rest were condos and townhomes. In the two years to October 27, 2026, the typical condo or townhome sold for $970K and 48% closed over asking; the typical house sold for $2.15M and 62% closed over asking. A townhome and a ranch house on the next street draw different buyers.
Timing
measured: 2012–2025
April closings sold over asking most often (74%); January closings least (51%). May has the most closings, about 10% of the year’s sales. Closing comes about a month after the accepted offer, so a spring sale is planned in winter.
our sales
Homes we’ve listed and sold in Campbell
Since 2012 we’ve matched 29 Campbell sales to MLS records: 19 homes we listed and 10 where we represented the buyer. The most recent homes we listed:
sold Feb 2026 · campbell
$1.31M
503 Latimer Cir · Campbell Community Center
4 bd · 2.5 ba · 1,432 sq ft
9.4% over the final list price of $1.20MListed by the Boyenga Team at Compass
sold Feb 2025 · campbell
$625K
215 Gomes Ct 4 · Downtown Campbell
2 bd · 1 ba · 798 sq ft
1.6% over the final list price of $615KListed by the Boyenga Team at Compass
sold Aug 2023 · campbell
$1.40M
434 Kuehnis Drive · Pruneyard–Dry Creek
1,568 sq ft
at the final list priceListed by the Boyenga Team at Compass
sold Nov 2022 · campbell
$2.10M
3 bd · 2 ba · 1,464 sq ft
10.6% over the final list price of $1.90MListed by the Boyenga Team at Compass
sold Oct 2022 · campbell
$1.01M
912 Campisi Way #314 · Pruneyard–Dry Creek
2 bd · 2 ba · 1,414 sq ft
12.3% over the final list price of $899KListed by the Boyenga Team at Compass
sold Aug 2022 · campbell
$1.82M
3 bd · 2 ba · 1,390 sq ft
8.1% over the final list price of $1.69MListed by the Boyenga Team at Compass
For all 19 homes we listed here, the sold record shows the final list price: 13 closed at or above it, 12 of them over asking. The final list price is the asking price after any price changes. Source: closed MLS records, read October 27, 2026.
See all 29 on our Campbell sales map
Neighborhoods with the most of our sales (listing and buyer side): Downtown Campbell (9), Pruneyard–Dry Creek (3), Campbell Community Center (3), Hacienda (3), White Oaks (3), Morgan Park (2), San Tomas (2).
our plan
How we’d sell your Campbell home
The same Property Nerd plan we run on every listing, tuned to Campbell.
Price against the right sales
We start with the closest recent sales in your neighborhood and of your kind of house, then read the competition that week. In Campbell that means pricing to your neighborhood’s record and your kind of home, house or townhome.
Prepare what buyers notice
Paint, light, landscaping and staging, budgeted in the Prep Lab, with Compass Concierge to front eligible costs. On 1950s ranch houses, inspections up front show what’s worth fixing before buyers find it.
Disclose early
Inspections and disclosures ready before launch, so buyers make offers on facts. We confirm whether the parcel is in Campbell or San Jose, since that changes the rules and the transfer tax.
Launch on purpose
A private or Coming Soon start if it fits, then the full launch; the Launch Lab shows the plan. April closings sold over asking most often, so a spring sale is planned in winter.
Negotiate and close
We compare offers on price, terms and certainty, then run escrow to closing.
The Campbell data series
our own analysis
More from the series
by price and place
Seller tools
plan your numbers
Looking for an agent rather than a plan? Our Campbell real estate team page · Campbell neighborhood guides
questions
Questions Campbell sellers ask us
How often do Campbell homes sell over asking?
From January 2024 to September 2026, 61% of 863 Campbell sales closed above the final list price, with a median overbid of $129K. 29% closed below it, with a median discount of $45K. In the $2M–3M band, 75% of 293 sales closed over asking. Across Silicon Valley, 60% closed over asking.
When is the best time to sell in Campbell?
Averaged over 2012–2025, Campbell closings in April sold over asking most often (74%) and January closings least often (51%). May has the most closings, about 10% of the year’s sales. Because closing comes about a month after the offer, plan a spring sale in winter.
Is my 95008 house in Campbell or in San Jose?
Not every Campbell address is in the City of Campbell. Pockets just outside the city, such as the blocks around San Tomas Park north of San Tomas Aquino Creek, are in San Jose but use Campbell 95008 addresses. Jurisdiction decides permits, zoning and some services, and which transfer tax applies, so we check the parcel record before you list.
What does the San Tomas Area plan mean for a sale?
About 1.5 square miles of southwest Campbell are covered by the San Tomas Area Neighborhood Plan, adopted in 1993 and amended in 2000, 2019 and 2022. It keeps the area low-density, caps house size at a 0.45 floor area ratio, sets larger setbacks and keeps some streets without curbs, gutters and sidewalks. It mostly matters to buyers who plan to add on, so we check what your lot allows before you list.
Do condos and townhomes sell differently from houses?
Yes. In the two years to October 27, 2026, 199 condos and townhomes sold in Campbell at a typical $970K, and 48% closed over asking. The typical house sold for $2.15M, and 62% of house sales closed over asking.
Does Campbell charge a transfer tax?
Campbell has no city transfer tax. The Santa Clara County documentary transfer tax is $1.10 per $1,000 of the sale price. A home with a Campbell address that sits in San Jose also pays San Jose’s $3.30 per $1,000, plus Measure E on sales over $2.3 million (0.75% to 1.5% of the whole price); your escrow officer confirms it from the parcel’s tax rate area. By local custom the seller pays the county tax and the buyer and seller split any city tax; all of it is negotiable, and the purchase contract decides.
What do you charge to sell a Campbell home?
Commissions are negotiable. We offer bundled services, so ask us what’s included.
talk to a property nerd
Thinking about selling in Campbell?
We’ll pull the closest sales to your house, walk through prep and timing, and tell you what we’d do. No pressure and no obligation.
eric boyenga dre 01254725 · janelle boyenga dre 01254724 · compass · equal housing opportunity
Thinking about selling in Campbell? Send us a note.
Eric & Janelle Boyenga
Realtors DRE01254724 / 01254725
Realtors DRE01254724 / 01254725