Introduction to Campbell’s Housing Market.

Campbell sits at the southern heart of Santa Clara County, a vibrant city renowned for its charming downtown, community events, and superb location near Silicon Valley’s tech hubs. Homes for Sale in Campbell, as of mid 2025, Campbell’s median home price hovers around $1.74 million, though it’s recently softened by about 4.5% year over year. Finding homes priced under $800K may seem challenging, but such options exist primarily in condos and townhouses. Let’s explore what’s available and how you can seize one.

Overview of Campbell.

Home to approximately 45,000 residents, Campbell combines small town character with urban convenience. Its Campbell Union School District offers strong educational benefits, and the city is well served by Caltrain, VTA light rail, and major freeways. Campbell’s mix of single family residences 1950 to 1970 era and newer multifamily units makes it ideal for both families and professionals .

Although single family homes average nearly $2 million, condos and townhomes under $800K remain attainable, especially in downtown and South Bascom neighborhoods making them perfect for first time homebuyers or investors.

What Makes Campbell Attractive for Buyers.

• Proximity to Tech Employment : Campbell offers easy access to major tech employers like Google, Apple and excellent commuter options.
  
• Vibrant Downtown : Campbell Avenue hosts boutique shops, restaurants, farmers markets, and community events, making it a lively and walkable hub.
  
• Quality Education : Schools like Village School and Westmont High boast strong reputations.
  
• Balanced Lifestyle : The city offers a blend of suburban peace with urban convenience parks, community centers, and recreation are plentiful.
  

Types of Homes Available Under $800K.

Condos and Townhouses.

These are the most realistic entry points under $800K:

• 350 N First St #1 : A 2 bed, 1 bath condo 810 ft² listed at $679,000, with HOA dues of $566,month and access to community amenities like a pool.
  
• 225 Gomes Ct #4 : A 2 bed, 1 bath unit 798 ft² priced at $659,000, close to Downtown with low HOA fees.
  
• 3591 S Bascom Ave #13 : A ground floor 2 bed, 1.5 bath condo 970 ft² at $720,000, offering a quieter setting near parks .
  
• 2861 S Bascom Ave #706 : A top floor 2 bed, 2 bath condo at $719,000, featuring vaulted ceilings, fireplaces, and two garage spots.
  
• 2857 S Bascom Ave #101 : A 1 bed, 1 bath unit 668 ft² listed for $589,000, ideal for solo buyers or investors.
  

Single Family Homes

Opportunities here are rare under $800K unless they’re manufactured homes or fixer uppers; they’re typically seen in mobile home communities rather than standard Campbell neighborhoods.

Neighborhoods to Explore.

Downtown Campbell.

Close to Campbell Avenue’s shops, cafes, dining, and public transit. Ideal for buyers seeking walkability and convenience. Townhomes and condos here occasionally appear under $800K.

Campbell Park, South Bascom.

More suburban, with a relaxed feel and access to green spaces like Los Gatos Creek Trail. This area often features condos under $800K and occasional small single family homes or townhouses.

Financing Your Campbell Purchase.

Understanding Mortgages.

• Typical down payments : 3–20% conventional or FHA loans.
  
• For an $800K condo : 10% down = $80K plus 2–5% in closing costs.
  
• Monthly costs also include mortgage, HOA dues, insurance, and taxes.
  

First time Homebuyer Programs.

• CalHFA : Offers down payment assistance and favorable rates.
  
• Local Aid : Campbell and Santa Clara County periodically run programs for low income buyers. Explore city websites for current offerings.
  
• FHA loans may allow as little as 3.5% down, making condos an easier entry point.
  

Tips for Buying a Condo in Campbell Under $800K.

1. Get Pre Approved Early.
   With limited inventory, being ready to submit offers swiftly gives you a serious advantage.
   
2. Pick the Right Neighborhood.
   Favor walkable, amenity rich areas near transit and shops Downtown and South Bascom are top choices.
   
3. Review HOA Documents.
   Verify special assessments, pet rules, rental policies, and financial reserves of the HOA.
   
4. Budget Wisely.
   Factor in HOA dues, property taxes, insurance, and maintenance. These can heavily impact your monthly payment.
   
5. Engage a Local Agent.
   Realtors familiar with Campbell condos can alert you to new listings and negotiate competitively.
   
6. Act Fast and Smart.
   Properties under $800K get snapped up quickly. Submit compelling offers with pre approval letters and flexible terms.
   

Conclusion & Next Steps.

Even though Campbell’s median home price nears $1.9M, there are still condos and townhouses priced below $800K particularly near Downtown and South Bascom. These homes offer an accessible path into Campbell’s tight knit, amenity rich community.

To begin your journey:

• Get mortgage pre-approval to establish your price range.
  
• Partner with a Campbell based agent who specializes in condos under $800K.
  
• Monitor online listings on Redfin, Zillow, or Realtor.com with under $800K filters.
  
• Attend open houses or schedule private tours ASAP these homes move fast.
  

Explore current under $800K listings:

• 350 N First St #1 $679K
  
• 225 Gomes Ct #4 $659K
  
• 3591 S Bascom Ave #13 $720K
  
• 2861 S Bascom Ave #706 $719K
  
• 2857 S Bascom Ave #101 $589K
  

Campbell’s vibrant culture, transit access, and strong school system make it a smart choice even for buyers on a budget. With preparation, strategy, and swift action, you could secure a modern home in this flourishing market.

Continue your learning with these related resources:

Homes For Sale Under 800K in Campbell, CA- https://www.houzeo.com/homes-for-sale/california/campbell/homes-for-sale-under-800k 

City of Campbell Affordable Housing- https://www.housekeys2.com/unionvillas 

Updating the Campbell Real Estate Market- https://sanjoserealestatelosgatoshomes.com/updating-the-campbell-real-estate-market/