“Is it a sellers’ market?”
A potential client asked that question recently, specifically after we toured three neighborhoods in the immediate urban ring of Charlottesville. Each of the neighborhoods is in the County of Albemarle (meaning, County schools, police, fire, taxes, etc), but they are considered to be “Charlottesville” (22901, 22903 zip codes)
As I instinctively answered the question, I thought the answers were interesting, and worth sharing.
Neighborhood One
Seller’s market. Great location, high demand, short but consistent supply, lower (sub-$425K) price point, low days on market.
Neighborhood Two
Balanced to sellers‘ market – reasonably high demand ($450K – $550K) lowish days on market, mature (by Charlottesville standards: ~15 years old) neighborhood, indirect competition with new construction.
Neighborhood Three
Buyers‘ market – high days on market, high supply, ($400K – $500) tough topography, direct competition with new construction.
NB: Your market may vary; be aware of market reports, and be more aware of their limitations.
Interested in Learning More?
I have been been representing buyers and sellers in Charlottesville, Albemarle, and Central Virginia since 2001. Get local insight born of experience.
Dig Deeper
ICE-ing Out Home Building in Central Virginia
We're used to delays in new construction. Weather, COVID-supply chain stuff, delayed permits, and in 2026, two new things are being thrown at us in Albemarle County specifically, and Central Virginia more broadly. I represent a fair number of people buying new construction, and I…
Talking Real Estate Matters – Interest Rates and Midterm Elections
I was on Michael Guthrie’s radio show, Real Estate Matters, last week. As I’ve started doing, I had Granola (AI note app) running, so I could focus on the conversation instead of going back and listening to take notes. I find great value in conversations…
Charlottesville-Albemarle Real Estate Market Shifting – October 2026
This is a different blog post than usual as it's a recounting of a recent conversation with a client, supplemented by market data. A client called me this week and asked, "What's going on in the Charlottesville - Albemarle market?" If you have questions about…
Thoughts on 2026 Albemarle County Assessments
Albemarle County assessments increased again in 2026. Want to challenge your assessment? Here's the form. Curious about FAQs about Albemarle County assessments, here's the FAQ. Think your assessment is too high or too low? Ask me; I'm happy to give a quick thought or two.…