End of June 2026 Charlottesville Real Estate Market Status

in Market statistics on
Distant mountains, seen from a gravel road on a solo bike ride

Halfway through 2026, the Charlottesville–Albemarle market isn’t slowing — ratified contracts are up nearly 8% and the typical home still goes under contract in under two weeks at essentially full price. But that flat $543,000 median is hiding the real story. The middle of the market is firm and fast; the entry level has softened to about three weeks and slipped under ask; and the top has cracked, with $2M+ homes now sitting 76 days and closing at 95% of list. Whatever the national headlines say, the only market that matters is your price band — so let’s talk about yours.

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June 2026 Monthly Note | Your House Won’t be on Zillow, and other Threads

in Monthly Notes archives on

This month’s note is about presence — showing up, and what’s quietly trying to make that optional. AstraZeneca’s $4.5 billion Albemarle announcement made the headlines; the jobs math underneath it is more complicated than the number suggests. The Charlottesville–Albemarle market is busier than a year ago and a little less frantic — both true at once. And one question worth sitting with: what would you do if I told you your house wouldn’t be on Zillow?

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Happy Homeownership Day (on a bicycle)

in General Real Estate on

A morning bicycle ride to a first-time homebuyer’s final walkthrough captures the pure joy of clients preparing for the lives they will build in their new home. The journey highlights the unique connectivity of cycling when a casual ride leads to a spontaneous, warm conversation with past clients who happened to be outside. Ultimately, this brief trip serves as a powerful testament to the value of protected bike lanes, friendly neighborhoods, and the community bonds built on two wheels.

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