tl;dr: the Albemarle County real estate market started slowing in early 2025 and continued the slowdown as the year wore on
Median Days on Market for Sold Homes in Albemarle Increased in 2025
2026 Might Be the Year Buyers Get a Turn | Jim’s Note December 2025
A clear, honest look at Charlottesville’s shifting real estate market—days on market, 2026 trends, and the signals buyers and sellers should watch now.
Learning Waynesboro Real Estate Market – By Bicycle and Showing Houses
Showing houses in Waynesboro, Virginia on a bicycle. Mostly flat, and pretty darn bike-friendly
Sold Comps Aren’t Enough Anymore — Start With Active and Withdrawn Listings. We May See the Market Shift More Clearly by March/April.
sold comps are less important than active, pending, withdrawn listings than ever before in the Charlottesville real estate market in 2026
Jim’s Note | November 2026 |Do I really need a Realtor to see a house?
These are the archives for my subscription Monthly Notes. You can subscribe here. One note a month. If you like it, please share with a friend or neighbor. I’m working on the framework for my December note, and think I’m going to focus mostly on what I see happening in 2026 — this will be a forward-look rather than a look at 2025. Future > nostalgia.
November. When we start mornings below 30º and end the days closer to 70º.
This month: Do I need a Realtor? Settling down. Disconnecting hoses.
Vacant Homes in Charlottesville and Albemarle – November 2025
There was a conference I went to years ago and the theme was that it was for "doers," not those who talk or write about real estate. I loved that conference. This post is inspired by the act of showing houses to buyers in Charlottesville and Albemarle. Buyers in our market now have options. Choices. Less pressure to decide right. now. And it's great. A...
Did You Know? A bit about signing Buyer Representation Agreements
Does Virginia require a real estate agent to execute a representation agreement before showing a buyer a house?