How These Numbers Were Calculated

Each figure is the median closed sale price from the Charlottesville Area Association of Realtors MLS, computed from the full transaction record rather than pulled from a report. Closed sales only — not list prices, not active inventory, not estimates.

Time period

Most neighborhoods use the 24 months ending August 2026. Neighborhoods with fewer sales use a longer window so the median rests on enough transactions to mean something: Woolen Mills and North Garden use 36 months, Downtown and Frays Grant use 60 months. The window and the number of sales are listed with every figure. A median built on nine sales is not the same claim as a median built on 108, and you should be able to see which one you’re reading.

Property types

All types are included — detached houses, townhouses and condominiums — unless noted. This matters more in some places than others. Parts of Downtown Charlottesville are more condos than detached. Pantops (east) is roughly three-quarters townhouse, and its detached houses run far above the neighborhood median. Where the mix changes the meaning of the number, it’s noted alongside it.

Neighborhood boundaries

The MLS has no neighborhood field. It has a subdivision field, which is inconsistently filled in — nearly a third of city records leave it blank or say “none.” (Humans, after all, input the data, and we humans are fallible.) So city neighborhood boundaries here were built from a combination of subdivision tags and street lists, checked against the subdivision tags that are reliably used. Albemarle areas use subdivision tags where they are clean (Mill Creek, Frays Grant) and the elementary school district where they are not (North Garden uses the Red Hill district, which extends somewhat beyond North Garden proper).

Two boundary calls worth stating outright:

Downtown includes Walker Square, at Fourth and Preston. It is walkable to the Downtown Mall and it is a large share of the condominium sales in this area. Including it pulls the Downtown median down substantially. Excluding it, the median over the same period is $732,500. Both numbers are true; they are answers to different questions.

Pantops means the Route 250 East corridor and Pantops Mountain — Pavilions at Pantops, Riverbend, Ashcroft, Glenorchy, Wilton, State Farm, Peter Jefferson Place. It does not include Glenmore, Keswick or Rivanna Village, which share an elementary school district with Pantops but are a different market.

Frays Grant and Frays Ridge are the same place. The MLS records sales on Frays Ridge Crossing under both “Frays Grant” and “Advance Mills Farm.” Both are counted here.

These numbers go stale

They were calculated in August 2026 and will be updated quarterly. If the date stamp on this page is more than four months old, call me at 434-242-7140 rather than trusting it.