Governor Spanberger signed SB 531 in April — ADUs are now a by-right use in every Virginia single-family zone, effective July 2027. The zoning gate is open. But the HOA gate, the septic gate, and the budget gate are still very much in play. Here’s what to actually think through.
Browsing Category General Real Estate
Happy Homeownership Day (on a bicycle)
A morning bicycle ride to a first-time homebuyer’s final walkthrough captures the pure joy of clients preparing for the lives they will build in their new home. The journey highlights the unique connectivity of cycling when a casual ride leads to a spontaneous, warm conversation with past clients who happened to be outside. Ultimately, this brief trip serves as a powerful testament to the value of protected bike lanes, friendly neighborhoods, and the community bonds built on two wheels.
Two Weekends Tell the Story of Charlottesville’s 2026 Spring Market
The market split that’s been forming for two years is now obvious. Charlottesville City closings jumped 24% while medians fell 6%, Albemarle held volume but watched its attached/condo segment lose 8% on the median, and days on market roughly doubled in both. Buyers got more time. Sellers got a market that says no when the price is wrong.
The Value that Solar Panels Bring to House – A Client Story
When evaluating a property with an existing solar array, the most critical step is determining whether the panels are owned outright or tied to a third-party lease that could complicate your mortgage. Buyers must also verify the transferability of manufacturer warranties and understand how Dominion or Appalachian Power handles the transition of net-metering credits. Finally, always cross-reference the age of the solar installation with the age of the roof to avoid the significant future expense of removing and resetting panels for a roof replacement.
![Visual Overview Top Section: Under the heading "How many houses sold," there is a large box containing data for two areas labeled "Cville" and "Alb" for the year 2025. Cville 2025: Lists 417 total ($500k), with sub-categories: 297 det (detached), 53 att (attached), and 67 condo. Alb 2025: Lists 1576 total ($558,700), with sub-categories: 947 det, 501 att, and 128 condo. Middle Section: An arrow points down from the box to the number 1993, which is underlined. Bottom Section: A list of specific property attributes associated with the 1993 figure: 1003 had 1st floor primary 718 < 1 acre 171 between $600k - $900k 117 > 1900 [sq ft] 61 > 4 br (bedrooms) 61 > 2 ba (bathrooms) 49 detached 5 new const. (construction) The page is written on lined cream-colored paper, and the handwriting is cursive-leaning and informal. A small note on the right margin mentions 2026.](https://www.realcentralva.com/wp-content/uploads/2026/04/IMG_5939-550x756.jpeg)
How Many Homes Sold in Charlottesville Last Year (an MLS Story)
How many homes sold in Charlottesville and Albemarle in 2025? Thanks to the MLS, that’s not a hard question — 1,993 total, narrowing to 49 if you want detached, 4-bedroom, first-floor primary under an acre between $600K and $900K. Now imagine answering that without a mostly-comprehensive database, because that’s where private listing networks are pushing us.
Flipping the Parental Switch – Part 2 of 3
About 48% of resale homes sold in our market have first-floor living — and that number hasn’t moved in a decade. New construction is worse: only 31.6% have a first-floor primary, and the median price is over a million dollars. If multi-generational living is on your radar, here’s what to actually look for.
Flipping the Parental Switch – Part 1 of 3
Flipping the switch – when parents follow grandkids, and kids care for the parents, in Charlottesville, and beyond, in 2026. Things have changed a bit since I first wrote this story in 2015.