Halfway through 2026, the Charlottesville–Albemarle market isn’t slowing — ratified contracts are up nearly 8% and the typical home still goes under contract in under two weeks at essentially full price. But that flat $543,000 median is hiding the real story. The middle of the market is firm and fast; the entry level has softened to about three weeks and slipped under ask; and the top has cracked, with $2M+ homes now sitting 76 days and closing at 95% of list. Whatever the national headlines say, the only market that matters is your price band — so let’s talk about yours.
Date Archives June 2026
June 2026 Monthly Note | Your House Won’t be on Zillow, and other Threads
This month’s note is about presence — showing up, and what’s quietly trying to make that optional. AstraZeneca’s $4.5 billion Albemarle announcement made the headlines; the jobs math underneath it is more complicated than the number suggests. The Charlottesville–Albemarle market is busier than a year ago and a little less frantic — both true at once. And one question worth sitting with: what would you do if I told you your house wouldn’t be on Zillow?
First Time Home Sellers in Charlottesville – What’s It like to Sell a Home?
Never sold a home in Charlottesville before? Good — that’s exactly who this is for. Here’s the full prep sequence, from pricing to photos to why I’ll ask you to ignore the heartfelt buyer letters, with the data leading every call instead of what any of us wish the number could be.