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…
Concluding This Round of the Albemarle County Comprehensive Plan
Sort of a cross-post with RealCrozetVA, but with a twist -- reading, and at the very least being aware of, the Albemarle County Comp Plan is crucial for realtors. How might I advise my buyer or seller clients if I'm not informed? That's sort of…
When Should Buyers Pull their Credit (when buying a home)?
I asked Matt Hodges with Gray Fox Mortgage a couple simple questions a lot of my buyer clients have, and thought you'd find the answers useful. When should buyers let their lender pull their credit? Regardless of when a buyer wants to purchase, if they…
September 2025 Charlottesville Real Estate Market Commentary
There is no "real estate market." There are infinite micro-markets within the Charlottesville - Albemarle region. Just recently, I've been in bidding wars and I've successfully ratified contracts after weeks -- weeks! -- of negotiations. Anyone who says, "The market is doing X" is either…
Jim’s Note – August 2025 – Navigating Charlottesville’s Changing Market, Answering the Phone & Infrastructure Choices
Archives of my JimsNotes. This is August 2025's note. Interested in getting these? Subscribe here. Questions about the Charlottesville area real estate market? Email or phone/text work - 434-242-7140.August is upon us. Schools are restarting, fall is near, and we’re putting our helmet lights back…
July 2025 Charlottesville Real Estate Reddit AMA
I enjoy doing these; there are always great questions, and I learn something every single time. July’s Charlottesville real estate market is a different one than March, April, May, June, and certainly different than last year’s. One of the challenges with tracking the real estate…
Early June 2025 Charlottesville Real Estate – Inventory and Days on Market
I like looking at real estate numbers - they will either smooth out feelings, or provide clarity or confusion, or all of the above. For this post, I'm going to look at the first six months of Charlottesville and Albemarle, and since 1 May, and…
April 2025 Charlottesville real estate market update with Greg & Jim
Talking about the Charlottesville real estate market, market bands, pricing concerns and matters. Some of our points: - Shifting inventory and market fractures - Volatility and uncertainty affecting the market - Pricing strategies in this market - Market update for Charlottesville and Albemarle in the…
The Hardest (real estate) Market
This is the hardest, most stressful, most psychologically and intellectually demanding market I've ever been a part of. Short sales? We figured that out. Traumatic. Foreclosures? Sucked, but those are definable, and often tragic and/or traumatic. Low inventory and competitive market? We can evolve the…
*Where* is the Home, Not Necessarily *What* is the Home
Focus on Where I had a client once who wanted to buy a house in a neighborhood well outside Charlottesville "proper." I've been doing this a while, and I instinctively knew it was not the ideal location for them. I just advise and guide, and…