Charlottesville’s Real Estate Blog since 2005.

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

For Albemarle, Charlottesville, Fluvanna, Greene, Louisa and Nelson, there are currently 2,012 active residential properties on the market – 36% of these are vacant.

In the Waynesboro MLS (archived: 2013), there are 1107 properties on the market –  46% of these are vacant.

What does this mean? Buyers are in the drivers’ seat, and showing houses is much easier.

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I have been been representing buyers and sellers in Charlottesville, Albemarle, and Central Virginia since 2001. Get local insight born of experience.

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How’s the Charlottesville Market? In August 2026

How’s the Charlottesville Market? In August 2026

How’s the Charlottesville market in mid-August 2026? I ran into a client the other day I’d not seen since they bought and sold their homes seven years ago. They’re a bit removed from it, the way most people are when they’re not actively buying or…

Recapping July’s Charlottesville Real Estate Reddit AMA

Recapping July’s Charlottesville Real Estate Reddit AMA

Doing these AMAs is a highlight of every quarter. I learn something every time, get great questions, and hopefully help answer questions and educate people. Plus, doing these forces me to research and vet the information every time. I am sure I make mistakes, but…

End of June 2026 Charlottesville Real Estate Market Status

End of June 2026 Charlottesville Real Estate Market Status

If 2026's Charlottesville real estate market is anything like last year's market, we still have a ways to go --  ~40% of this year's listings haven't come on the market yet. I was going to wait until first week of July to write this so…

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