30 Minutes on Where the Charlottesville Real Estate Market Actually Is
Greg Slater and Jim Duncan sit down for a wide-ranging discussion on the shifting Charlottesville and Albemarle County real estate market. From inventory doubling over the last 24 months and 7%+ mortgage rates to seller recency bias, inspection friction, and pricing reality, here is the raw conversation in two parts, complete with annotated notes, data, and historical context.
Talking Real Estate Matters – Interest Rates and Midterm Elections
Rates went from 6.01% to 7.28%, about 40% of August and September contracts took a price cut first, and cash buyers are back. Notes from a podcast I recorded this week, with sources.
Charlottesville-Albemarle Real Estate Market Shifting – October 2026
A client asked me what’s going on in the Charlottesville and Albemarle market, so I took notes while I answered. Inventory is at its highest since 2019, September brought the most new listings since 2007, and August–September contracts are down 4% from last year. The market is bifurcated: a third of homes still sell within 10 days, a third take over 60, and the price decides which side you land on.
How’s the Charlottesville Market? In August 2026
How’s the Charlottesville market in mid-August 2026? I ran into a client the other day I’d not seen since they bought and sold their homes seven years ago. They’re a bit removed from it, the way most people are when they’re not actively buying or…
Recapping July’s Charlottesville Real Estate Reddit AMA
Doing these AMAs is a highlight of every quarter. I learn something every time, get great questions, and hopefully help answer questions and educate people. Plus, doing these forces me to research and vet the information every time. I am sure I make mistakes, but…
End of June 2026 Charlottesville Real Estate Market Status
If 2026's Charlottesville real estate market is anything like last year's market, we still have a ways to go -- ~40% of this year's listings haven't come on the market yet. I was going to wait until first week of July to write this so…
Two Weekends Tell the Story of Charlottesville’s 2026 Spring Market
One of the most important stories of the 2026 Charlottesville real estate market remains pricing + velocity. 82% of homes listed this year that went under contract went under contract in 30 days or less. In Charlottesville + Albemarle, 914 resale homes have been listed…
Two Weekends Tell the Story of Charlottesville’s 2026 Spring Market
One of the most important stories of the 2026 Charlottesville real estate market remains pricing + velocity. 82% of homes listed this year that went under contract went under contract in 30 days or less. In Charlottesville + Albemarle, 914 resale homes have been listed…
Buyer or Seller Market in Charlottesville Right Now?
I showed a client a new listing today; they said, "what do you think about the price?" I said, "I'll know in 10 days; until then, the data doesn't matter, it's emotions and "how much do you want this house?" After 10 days, the data…
When Will Homes Come on the Market in Charlottesville and Albemarle in 2026?
When will homes come on the market in Charlottesville and Albemarle in 2026? The Charlottesville real estate cycle has bee fairly consistent over the years. In 2023, I wrote a similar story to this one. The biggest two changes between 2023 and 2026* are: interest…