Charlottesville’s Real Estate Blog since 2005.

Clear, Honest Market Analysis. For People, Not Realtors.

MONTHLY NOTE

Borrow a Dog & Walk the Comps; Do the Work Now.

%%excerpt%% If you read only one section of this month’s Jim’s Note, make it “Start the Work Now.” The homes that hit the market in spring are being prepped right now.

In 2008 I wrote: “Fear is not a fundamental.”

With hindsight, I’d add to that. Fear isn’t a fundamental. Uncertainty is.

The buyer knows their ceiling. The seller doesn’t. Nobody knows what rates will do.

We study the data, and the data leads. Every decision my clients make still involves a bit of a leap of faith. Part of the job is sitting in the not-knowing with them.

And then they decide. That part is never easy.

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30 Minutes on Where the Charlottesville Real Estate Market Actually Is

MARKET STATISTICS

30 Minutes on Where the Charlottesville Real Estate Market Actually Is

Greg Slater and Jim Duncan sit down for a wide-ranging discussion on the shifting Charlottesville and Albemarle County real estate market. From inventory doubling over the last 24 months and 7%+ mortgage rates to seller recency bias, inspection friction, and pricing reality, here is the raw conversation in two parts, complete with annotated notes, data, and historical context.

ICE-ing Out Home Building in Central Virginia

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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.

Interested in Learning More?

Jim Duncan is a Realtor and Broker with Nest Realty in Charlottesville. He’s been helping buyers and sellers here since 2001, and writing about the market since 2005, making RealCentralVA one of the longest-running real estate blogs in the country.

My goal is the same: provide clear, honest analysis of the Charlottesville market. No spin. No pressure. Just straight answers to help you make the best decision for your situation. And candid opinions.

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Interested in Learning More?

My goal is simple: help my clients – buyers or sellers – make good decisions.

Schedule a Call Send a Message Send a Text