Charlottesville's Real Estate Blog. Buyer &/or Seller Representation, Real Estate News
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.
April 2026 Note from Jim — “Home” matters more than ever. This month: Curiosity, the Charlottesville real estate market in the first quarter of 2026, AI and retention of expertise, you are not alone.
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_5939-1060x1457.jpeg)
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.
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 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.
Searching for homes in the Charlottesville Virginia market requires teamwork – buyers and realtors searching multiple sites for homes.