sold comps are less important than active, pending, withdrawn listings than ever before in the Charlottesville real estate market in 2026
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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.
14 Years Later, Real Estate Commissions Have Shifted
We’ve been thinking and talking about the real estate lawsuits for years. The first of many have now concluded, and real estate commissions are changing. How? We don’t yet know. Ramifications? Still unknown.
Shifting Expectations and Mortgage Rates
In May 2022, mortgage interest rates are causing the real estate market to shift rapidly
Real Estate Market Shift – Tips for Buyers and Sellers in Charlottesville
The Charlottesville real estate market is shifting. We’ve been in a sellers’ market for several years, and we’re transitioning (broadly, all markets are micro-local) to a balanced/buyers market. For some buyers/sellers (and agents) this is…
Monthly Notes | Shifting – the Market, Life, Expectations
This note has one of the best pieces of advice I give to my buyer clients, and poop engagement.
A Big Shift in Albemarle County’s Board of Supervisors
A lot of money was raised and spent in these elections.
The Albemarle County elections last night brought about a resounding change on the Albemarle County Supervisors. Gone are Rodney Thomas and Duane Snow; in are Brad Sheffield and Liz Palmer. For what it’s worth, the Democrats won and the Republicans lost.
Looking at the races through the lens of VPAP data, I saw this in a Facebook conversation:
So which Supervisors are beholden to real estate development groups? Here are some of the top donations by industry… Notice a pattern?
Duane Snow, $17,800 Real Estate/Construction
Liz Palmer, $26,043 Miscellaneous
Rodney Thomas, $12,300 Real Estate/Construction
Brad Sheffield, $17,386 Miscellaneous
It’s hard to argue with money. Seemingly more than the ballot box, money matters.
Local elections matter. The localities vote on growth management strategies, property tax rates, the ways in which the emergency services operate and cooperate (or not) and notably transportation and infrastructure improvements. And yesterday, about 13,000 people in Albemarle County helped decide the near (and long) term future of Albemarle County.
J. Reynolds Hutchins at the DP says:
Palmer, Sheffield and McKeel ran campaigns hinged on the county’s growing transportation problems and angst over the Western Bypass of U.S. 29.
Whether the Western Bypass gets built will be an interesting (continued) debate. Will they build it? Will they shut it down? Will they study it more? Will they extend it so it’s a more logical and functional road?
The County needs infrastructure improvements … let’s see how the new Board chooses to take up that task.