Median Days on Market for Sold Homes in Albemarle Increased in 2025
Looking at some market data as 2025 comes to a close, and I'm looking forward to hindsight in 2027. Something I'm writing for January's Monthly Note (subscribe here if you're curious) is that 2026 may be a market where buyers' and sellers' expectations are reset.…
2026 Might Be the Year Buyers Get a Turn | Jim’s Note December 2025
Jim's Note. My monthly note where I explore lots of real estate trends and analysis, and other things that make me curious. Interested? Please subscribe here. Questions about anything you read here? Please ask me! 434-242-7140 or contact me here. December. This is a market-heavy…
Learning Waynesboro Real Estate Market – By Bicycle and Showing Houses
A quick look at Waynesboro + Augusta numbers Waynesboro + Augusta total sold, median price 2020 - 1358 $244,900 2021 - 1398 $262,200 2022 - 1253 $300,000 2023 - 1083 $319,900 2024 - 1111 $325,000 2025 - 1170 $341,287* 1/1/2025 - 12/10/2025 I'm finding myself in the City of Waynesboro and…
Jim’s Note | November 2026 |Do I really need a Realtor to see a house?
These are the archives for my subscription Monthly Notes. You can subscribe here. One note a month. If you like it, please share with a friend or neighbor. I'm working on the framework for my December note, and think I'm going to focus mostly on…
Vacant Homes in Charlottesville and Albemarle – November 2025
There was a conference I went to years ago and the theme was that it was for "doers," not those who talk or write about real estate. I loved that conference. This post is inspired by the act of showing houses to buyers in Charlottesville…
Did You Know? A bit about signing Buyer Representation Agreements
Question - Does Virginia require a real estate agent to execute a representation agreement before showing a buyer a house? The following is different than the lawsuits/settlements of October 2024. Yes. Virginia Code § 54.1?2132 (entitled “Licensees engaged by buyers.”) "A. A licensee engaged by a buyer…
October 2025 Monthly Note – Charlottesville Market Insight, Shocking New Construction Construction Numbers
Happy October — cooler air, falling leaves, market questions — plus a few ideas on housing, cities, and legacy. Market Look I’ve never liked market reports - they provide distance from the market itself, and the reports are often unexamined. When I run numbers…
Charlottesville Reddit Real Estate AMA (recap) – October 2025
That was a fun Charlottesville Reddit real estate AMA. I'm grateful for the comments, the questions, and the time that everyone gave. I look forward to these every quarter. That was an outstanding Reddit Charlottesville Real Estate AMA. Already looking forward to the January AMA.…
Charlottesville + Albemarle Quick Housing Market Report – Fall 2025: Listings Up, Speed Down
Charlottesville's summer market shifted. More contracts and listings than last year, fewer homes go under contract in 10 days or less, and days on market are rising. The percentage of homes going under contract in 10 days or less is down. The days on market…