Charlottesville's Real Estate Blog. Buyer &/or Seller Representation, Real Estate News
![Visual Overview Top Section: Under the heading "How many houses sold," there is a large box containing data for two areas labeled "Cville" and "Alb" for the year 2025. Cville 2025: Lists 417 total ($500k), with sub-categories: 297 det (detached), 53 att (attached), and 67 condo. Alb 2025: Lists 1576 total ($558,700), with sub-categories: 947 det, 501 att, and 128 condo. Middle Section: An arrow points down from the box to the number 1993, which is underlined. Bottom Section: A list of specific property attributes associated with the 1993 figure: 1003 had 1st floor primary 718 < 1 acre 171 between $600k - $900k 117 > 1900 [sq ft] 61 > 4 br (bedrooms) 61 > 2 ba (bathrooms) 49 detached 5 new const. (construction) The page is written on lined cream-colored paper, and the handwriting is cursive-leaning and informal. A small note on the right margin mentions 2026.](https://www.realcentralva.com/wp-content/uploads/2026/04/IMG_5939-1060x1457.jpeg)
How many homes sold in Charlottesville and Albemarle in 2025? Thanks to the MLS, that’s not a hard question — 1,993 total, narrowing to 49 if you want detached, 4-bedroom, first-floor primary under an acre between $600K and $900K. Now imagine answering that without a mostly-comprehensive database, because that’s where private listing networks are pushing us.
About 48% of resale homes sold in our market have first-floor living — and that number hasn’t moved in a decade. New construction is worse: only 31.6% have a first-floor primary, and the median price is over a million dollars. If multi-generational living is on your radar, here’s what to actually look for.
Flipping the switch – when parents follow grandkids, and kids care for the parents, in Charlottesville, and beyond, in 2026. Things have changed a bit since I first wrote this story in 2015.
Searching for homes in the Charlottesville Virginia market requires teamwork – buyers and realtors searching multiple sites for homes.
riding an e-bike around Charlottesville is fun – good for errands, meetings, exploring the City, and not driving a car. We have an e-bike library, and lots of great local bike shops to help you make a good decision.
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 matter.”
That said, almost every offer I’ve written or received recently has been a competitive one. Some win, some lose. My advice to my buyer clients is always the same – make an offer you’re comfortable winning or losing.
A few questions I’ve gotten recently about the Charlottesville real estate market:
The Charlottesville and Albemarle resale market is moving fast — 75.7% of homes that went under contract in early 2026 did so within 14 days, up from 62.6% last year. Early-season inventory is the highest it’s been since 2020, but buyers are wrestling with a paradox of choice and the uncertainty of a new war. This month’s note covers cash sale trends by price band, what “safety” really means to buyers, and why some clients are more motivated than ever to secure a home.