The Hidden Cost of Waiting to Move in Campbell
Timothy Alston | Broker
Aegis Luxury Real Estate · DRE# 01328224
Published
May 15, 2025
Small-town charm, Silicon Valley access
If you locked in a 3% mortgage rate, holding onto it feels like the smart move. But here is what most homeowners in Campbell have not stopped to consider: the longer you wait, the more your next home is likely to cost. Expert projections show home prices rising through at least 2029, which means waiting could add tens of thousands of dollars to the price of your future home.
You know how it feels when you have something good and you do not want to let it go? A 3% mortgage rate is exactly that kind of thing. And so the thought that stops a lot of homeowners cold is this: why would I move when I have that rate locked in?
That question makes complete sense on the surface. But here is the part worth sitting with for a moment. What if that question is quietly putting your real needs on hold without you even realizing it?
What Is Actually Driving the Decision to Move?
Think about the last few major moves in your life. Were any of them really about your mortgage rate? Or were they about something bigger? A growing family. A job change. A relationship. Kids heading off on their own. Retirement getting closer.
Most people do not move because of interest rates. They move because life changes. And life does not pause for the mortgage market.
So here is a more grounding question to sit with: what are the real chances you will still be in your current home five years from now?
If the honest answer is “probably not,” then the rate you are holding onto might be worth less than the cost of waiting. Does that make sense so far?
Millions of homeowners, including many in Campbell real estate, refinanced or purchased at historically low rates during this window. A 3% mortgage felt like a once-in-a-generation gift. And it was. But that same gift has now become a psychological anchor for many homeowners, making them hesitate even when their life circumstances have shifted considerably. The rate is real. But so is the cost of staying in a home that no longer fits.
When I Move, What Does the Price of My Next Home Look Like?
Here is where the numbers become worth knowing. Each quarter, Fannie Mae surveys more than 100 housing market experts and asks them where they expect home prices to go. The consensus is consistent: home prices are projected to keep rising through at least 2029.
The increases are not dramatic year over year. But they are steady. And steady gains compound over time in a way that surprises most people when they finally do the math.
Here is a practical way to think about it. If the home you plan to move into is priced around $400,000 today, waiting five years could mean paying close to $80,000 more for that same home. That is not a hypothetical. That is what the expert projections actually suggest.
So when you ask “why would I move right now,” the question worth asking back is: what will waiting actually cost you? Not just in a vague future sense, but in real dollars attached to a real purchase price.
Inventory across Santa Clara County tightened significantly as homeowners with low rates chose to stay put rather than sell. In Campbell homes for sale saw constrained supply paired with persistent buyer demand, keeping property values elevated even as mortgage rates climbed past 7%. Average days on market for homes in Campbell held well below national norms, reflecting a market where motivated buyers competed for limited listings throughout this period.
Should I Move Now If Rates Are Not Coming Down Much?
A lot of homeowners are quietly waiting for the mortgage rate environment to reset. The idea is something like: if I hold on long enough, rates will drop back toward 3%, and then I move.
Experts across the board are saying that is not the likely path. The 3% mortgage era reflected an extraordinary set of economic conditions. The expectation is not that we return there. Rates may ease somewhat, but the gap between your current rate and a future purchase rate is not going to close the way many people are hoping.
Which brings up a harder question. If the rate you are waiting for is probably not coming back, and home prices are expected to keep rising, what does the math actually look like for waiting another two or three years? Have you stopped to run those numbers?
Campbell homeowners who purchased between 2019 and 2022 have accumulated substantial equity through steady appreciation. That equity represents real purchasing power that can offset the impact of a higher mortgage rate on a move-up purchase. For many households in Campbell, the conversation has shifted from “should I move” to “how do I structure the move to make the numbers work.” The rate you are leaving matters less when your equity position is strong enough to meaningfully reduce your next loan amount.
What Happens If I Keep Waiting and Nothing Changes?
Picture your life three years from now. If the same needs that are nudging you toward a move today are still there, and home prices have continued their projected upward path, where does that leave you?
The home you could buy today for a certain price may cost significantly more. The equity you are sitting on right now is not going anywhere in the short term, but the gap between what you have and what you need could widen.
Waiting is not neutral. It is a decision with a real cost attached to it, even when it does not feel like one.
Now, none of this means you have to move tomorrow. There is no urgency being manufactured here. The question is simply whether you have looked clearly at what the timeline actually costs you. Because when I move becomes a question of “when” rather than “if,” the math changes considerably.
The Conversation Worth Having in Campbell
The real question is not whether your 3% mortgage rate is worth protecting. Of course it is. The question is whether protecting it is costing you more than you think, in the form of a future purchase price that keeps rising while you wait.
For many homeowners thinking about a move in the next few years, having an honest look at the numbers now, before prices climb further, is the kind of conversation that actually helps. Not a pitch. Not pressure. Just a clear look at where you are and where you want to be.
If you are sitting with this question and want to run your specific numbers, Timothy Alston, licensed Broker (DRE# 01328224), would be glad to walk through it with you. Reach out at (408) 207-4593. The conversation is yours to start whenever it makes sense for you.
Schools in Campbell
Aegis School Excellence Index · 2024-25 performance data
Serving districts: Campbell Union SD (K-8), Campbell Union High SD (9-12). School district boundaries can change; please verify current enrollment boundaries and program offerings directly with the school district.
Consider This
If you could own a newer-construction home in Milpitas at a fraction of Cupertino prices, would you look? Compare Milpitas new construction options and see the value difference.
Want to talk through your Campbell options? 15-minute strategy call, no obligation.
Schedule a Call →When pricing a Campbell home, do not over-index on public-portal estimates. Campbell’s micro-neighborhoods vary significantly in value block by block.
Browse Campbell homes for sale
Free Download
Get the Complete Campbell Market Report
Monthly data, neighborhood breakdowns, price trends, and insider analysis delivered to your inbox.
Send Me the Report →Frequently Asked Questions
Still have questions about Campbell?
I’ve helped hundreds of families buy and sell in Campbell. Happy to share what I’m seeing in your specific neighborhood.
Free Home Valuation
What’s Your Campbell Home Worth?
Get an instant estimate powered by RealScout.
Get My Campbell Home Value →
Looking for homes in Campbell?
Get personalized listing alerts delivered to your inbox. Be the first to know about new homes that match your criteria in Campbell.
Get Campbell Listing Alerts →Community Resources
Campbell Essential Services
Official Sources
Ready to find your perfect home in Campbell?
Browse all available Campbell listings, explore neighborhood guides, and get personalized market insights.
Search Campbell Homes →Timothy Alston
Broker · DRE# 01328224
Aegis Luxury Real Estate
Harvard Business School Online, Certified Master Negotiation
23+ Years Silicon Valley Real Estate Experience
Retired Military Veteran
Copyright © 2026 MLSListings Inc. All rights reserved.
The data relating to real estate for sale on this display comes in part from the Internet Data Exchange program of the MLSListings™ MLS system. Real estate listings held by brokerage firms other than Aegis Luxury Real Estate are marked with the Internet Data Exchange icon and detailed information about them includes the names of the listing brokers and listing agents.
Based on information from the MLSListings MLS as of June 12, 2026. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
These statistics are generated using information from the MLSListings Inc. multiple listing service, but have not been verified and are not guaranteed. MLSListings Inc. disclaims any responsibility for the accuracy and reliability of these statistics. This information should not be relied upon for real estate transaction decisions.
Data updated every 15 minutes. Visit www.MLSListings.com for more information.
Information provided is for general informational purposes only. Equal Housing Opportunity. If you are currently working with a real estate agent, this is not intended as a solicitation.
Aegis Luxury Real Estate · Timothy Alston, Broker, DRE# 01328224 · 10080 N. Wolfe Rd Ste SW3-200, Cupertino CA 95014 · (408) 207-4593
Last updated: July 05, 2026 | Data reflects July 2026 MLS statistics
