ICE-ing Out Home Building in Central Virginia
New construction delays used to have easy explanations: weather, supply chains, permits. In 2026, Albemarle County has one building inspector covering 720.5 square miles, and builders tell me the framers, roofers, and tile crews are staying home out of fear. Buyers are absorbing the uncertainty.
Talking Real Estate Matters – Interest Rates and Midterm Elections
Rates went from 6.01% to 7.28%, about 40% of August and September contracts took a price cut first, and cash buyers are back. Notes from a podcast I recorded this week, with sources.
Charlottesville-Albemarle Real Estate Market Shifting – October 2026
A client asked me what’s going on in the Charlottesville and Albemarle market, so I took notes while I answered. Inventory is at its highest since 2019, September brought the most new listings since 2007, and August–September contracts are down 4% from last year. The market is bifurcated: a third of homes still sell within 10 days, a third take over 60, and the price decides which side you land on.
When Will Homes Come on the Market in Charlottesville and Albemarle in 2026?
When will homes come on the market in Charlottesville and Albemarle in 2026? The Charlottesville real estate cycle has bee fairly consistent over the years. In 2023, I wrote a similar story to this one. The biggest two changes between 2023 and 2026* are: interest…
Developers Have Long-Term Vision
Developers think and plan long-term. Generally. An example. Many years ago, I represented sellers of a piece up land up 29 North. It was a relatively small piece of land, and we received an offer pretty quickly for asking price. About twenty years later, all…
Who Knew HOAs Could be Progressive? No Woodstoves?
No woodstoves in your neighborhood? Woodstoves. No woodstove (including free-standing and fireplace insert) shall be installed, maintained or used on any Lot. Read the HOA packages, folks. My clients found this when they read the HOA docs. There's often some interesting things in homeowner association…
October 2023 Charlottesville Real Estate Reddit AMA – Buyer Letters, Market Updates, and More
Repurposing content is useful. My third Charlottesville Real Estate Reddit Ask Me Anything (AMA) was objectively, informative (I learned some things), timely, and fun. I'm posting the initial post here, as well as a few of the discussion threads -- there were a lot of…
Charlottesville and Albemarle Real Estate Assessments are Up – 2023
Real estate assessments are up in the Central Virginia area. I could not fit all of this in my February note, but I wanted to be able to reference the following. Real estate assessments pay for our schools. And education is one of the most…
Backyard Chickens in Albemarle County (VA)
Chickens are not allowed in Albemarle County. But bees are! I was asked the chicken question on Twitter after my story from 10 years ago was one of the most-easily-found stories about chickens in Albemarle County. "Does anyone know if the Albemarle county code limits…