Cambrian Elementary
Single-family · 3 bedrooms · Campbell, Los Gatos, San Jose
As of Sun, Oct 4, 7:41 AM PT
Typical-size homes · 1,200–1,700 sqft · last 90 days to Oct 4 · 12 sales
Houseticker tracks 282 homes in this market; 92 sold in the last year.
How prices compare
3-bedroom houses · Past 12 months
Inside San Jose: For 1,200–1,700 sqft homes, prices per square foot are within 6% across the school zones.
Loading map…
| City \ school zone | Branham High School | Leigh High School |
|---|---|---|
| Campbell | $1,317 (5) | 0 homes |
| San Jose | $1,247 (39) | $1,320 (6) |
Across a row: same city, different school. Down a column: same school, different city. Each cell is the median $/sqft of 1,200–1,700 sqft homes there, with how many sold; hover a cell for its typical lot.
School zones are from each district's published boundaries. Boundaries and enrollment rules change: confirm a home's school assignment with the district.
Price & competition read · September 2026
Bidding over the original ask spread widely, yet prices stayed about level
Among the 19 of 23 sales whose original asking price we saw, 68% closed above it, up from 36% in the same 90 days last year, a 32 point rise. The typical sale went 2.6% above the original ask.
Prices did not follow. Typical size homes sold for a median $1,186 per square foot this summer, against $1,171 a year earlier, based on 11 sales and 16 last year. That 1.3% change is within normal variation. After adjusting for what sold, the direction is up, 8.5%, but the evidence is not strong.
Winning a home meant paying over the ask more often, but not clearly more per square foot.
The quarter's lower price reads differently against the same season last year
Against the prior 90 days, the median price per square foot of typical size homes was $1,296 then and $1,186 now, 8.5% lower, based on 18 sales then and 11 now. That change is within normal variation.
Against the same 90 days last year, it was $1,171, so the change is 1.3%, also within normal variation, on 11 sales against 16. After adjusting for what sold, the direction against last year is up, 8.5%, but the evidence is not strong.
With samples this small, the quarter's drop does not show a falling market, and neither comparison shows prices moved.
Generated automatically from listing and sale records, and it can make mistakes: check the numbers before relying on them, and confirm details with the listing agent and public records. For information only: not an appraisal, and not financial, legal or real estate advice.
How this market is changing
3-bedroom houses · 1,200–1,700 sqft homes · past 12 months
Typical-size homes sold for $1,169 per square foot over the latest 90 days, about the same as the same 90 days last year (12 and 16 sales).
Homes that went pending in the latest 90 days took about 14 days to do it (9 homes).
Price move explained
- Typical-size $/sqft, last 90 days
- $1,169 · ↓0.1% from a year ago
- After adjusting for what sold
- ↑6.6% from a year ago
What changed in the mix. This period's sales were larger homes: a typical 1,501 sqft against 1,308 sqft a year earlier.
Houseticker read. Most of the headline change reflects which homes sold, not a change in what comparable homes sell for: with the mix held fixed, the change is within normal variation.
Based on 12 sales in the last 90 days and 16 in the same 90 days a year earlier. Adjusted for home size, lot size and school zone.
Are prices rising?
$1,169/sqft
about the same as the same 90 days last year
The typical price per square foot 1,200–1,700 sqft homes sold for over the last 90 days, worked out again each month: 12 sales in the last 90 days, and 16 in the same 90 days last year. Our sales records start September 28, 2023. The bars count the sales that closed each month. The typical sale price over the last 90 days: $1.81M.
Each point covers 90 days, so neighboring points share sales: look at the direction over several months. A month with a short bar has few sales, and one unusual home can swing it.
How widely do similar homes sell?
$1,078–$1,369
the middle half of sales · 24.9% wide
The 25th to 75th percentile of typical-size homes' price per square foot over the last 90 days, worked out again each month, on 12 sales. The width is that range as a share of the median.
A narrower range means similar homes sell at more predictable prices; a wider one means more room either way.
What do homes sell for against asking?
1% over the first asking price
70% sold over asking
How the typical sale over the last 90 days compares with the home's first asking price: 10 sales whose asking price we know, and 2 we never saw advertised. Our sales records start September 28, 2023.
Above the dashed line, homes sell for more than they first asked. Against the last asking price before the sale, the typical sale was 1% over the last asking price (10 sales). We lead with the first ask: after a price cut, the last ask makes a sale look stronger than it was.
How many homes sell over their first ask?
70%
sold over asking, up 20 points from the previous 90 days
The share of sales over the last 90 days that closed above the home's first asking price, worked out again each month, on the 10 sales whose first asking price we saw.
A rising share means more homes draw more than one offer; the typical sale above can stay level while the share moves.
How fast do homes go pending?
14 days
26% below the previous 90 days
The typical number of days from listing to pending over the last 90 days, for homes whose listing date we know: 9 in the last 90 days. Pendings before May 30, 2026 come from the histories of homes that later sold.
Fewer days means more competition. A home that went pending and fell through counts from its relisting.
A dashed stretch joins the months either side of one with too few sales to plot; nothing is drawn through it. Gaps: Feb: too few pendings (1; 5 needed)
Do I have more choices?
6 homes for sale
2 new listings in the last four weeks
Homes for sale on each Monday and listings that came on the market each week, tracked since May 30, 2026; 5 were already for sale then and are not counted as new.
More homes for sale means more choice and less pressure; a week with none listed is a real zero.
What explains price differences here · Q3 2026
Once a quarter, Houseticker analyzes recent sales to measure how price differences are associated with home size, lot size, city, and school zone while controlling for the other factors.
No material change in what explains prices here this quarter.
Generated automatically from listing and sale records, and it can make mistakes: check the numbers before relying on them, and confirm details with the listing agent and public records. For information only: not an appraisal, and not financial, legal or real estate advice.