Charlottesville’s Real Estate Blog since 2005.
Clear, Honest Market Analysis. For People, Not Realtors.
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.
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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.
Clients recently asked me whether buying or selling right now is perilous, and my answer was yes: rates are up, a war is squeezing the global economy, and uncertainty is everywhere. And yet there’s never a perfect time to do anything, so we focus on what we can control, like pricing correctly, preparing well, and matching the decision to how long you’ll actually stay. Also inside: why renting first is the best way to figure out where to live in Charlottesville, why personal property has become 2026’s biggest negotiation headache, and three free guides for buyers and sellers.
Refreshing my real estate blog, RealCentralVA, for the first time in 20 years has been a journey.
Always read the covenants and restrictions when buying a home in Charlottesville, Albemarle, or anywhere really. Some have silly restrictions that aren’t enforceable, some have racist restrictions that are no longer legal or enforceable, and some have legitimate restrictions that may prevent you from using the property the way you want — say, you want to build a garage, but the C&Rs prevent that.
A sewer scope runs about $350, and it’s cheap insurance compared to what I’ve seen go wrong. At least once or twice a year, I run into a client whose sewer line has roots choking it, or a pipe that’s broken or crushed — the kind of damage that costs thousands to fix. I just had two properties scoped: one came back clean, the other had root intrusion that needed addressing before closing. I’d rather my clients pay for the scope now than call me after closing because sewage is backing up into their house. Client tears are bad tears.
Jim Duncan is a Realtor and Broker with Nest Realty in Charlottesville. He’s been helping buyers and sellers here since 2001, and writing about the market since 2005, making RealCentralVA one of the longest-running real estate blogs in the country.
My goal is the same: provide clear, honest analysis of the Charlottesville market. No spin. No pressure. Just straight answers to help you make the best decision for your situation. And candid opinions.
My goal is simple: help my clients – buyers or sellers – make good decisions.