The Charlottesville and Albemarle resale market is moving fast — 75.7% of homes that went under contract in early 2026 did so within 14 days, up from 62.6% last year. Early-season inventory is the highest it’s been since 2020, but buyers are wrestling with a paradox of choice and the uncertainty of a new war. This month’s note covers cash sale trends by price band, what “safety” really means to buyers, and why some clients are more motivated than ever to secure a home.
Browsing Category Monthly Notes archives
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February 2026 Note from Jim | How Many Homes Will Actually Fit You? Fewer Than You Think.
A lot of what I’ve been thinking about this month comes back to the same thing — connectivity, growth, and the slow, human work that nothing can replace.
2026 Might Be the Year Buyers Get a Turn | Jim’s Note December 2025
A clear, honest look at Charlottesville’s shifting real estate market—days on market, 2026 trends, and the signals buyers and sellers should watch now.
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 what I see happening in 2026 — this will be a forward-look rather than a look at 2025. Future > nostalgia.
November. When we start mornings below 30º and end the days closer to 70º.
This month: Do I need a Realtor? Settling down. Disconnecting hoses.
October 2025 Monthly Note – Charlottesville Market Insight, Shocking New Construction Construction Numbers
Happy October — cooler air, falling leaves, Charlottesville real estate market questions — plus a few ideas on housing, cities, and legacy.
Shifting Market Data, Anecdata in Charlottesville, and Qualifications | July 2025 Note from Jim
I didn’t intend July’s note to be this market-heavy, as I had a few other topics, but the market shift warrants a shift in writing. This month: a deepish dive into the market shift, psychology and qualifications, just in time frustrations, and what I’m reading.
It’s Always about Choices | June 2025 Note from Jim
Everything comes down to choices. Should we break something that works for selfish reasons, should we live here or there, should we sell first and rent, or try to sell at the same time? What should we do?