Market snapshot

  • Median price: $545K 

  • Days on market: 21-70 days, hot homes 9-10 days

  • Year-over-year: Up 4.2 percent

  • Competition: Somewhat competitive, score 87 out of 100

  • Comparison: 29 percent above national median

  • Inventory: 1,034 active listings, UP 32 percent, 3.4 months supply

  • Market shift: 41.5 percent of listings reducing prices

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Charlottesville, VA Market Detail

Charlottesville sold 1,087 homes in Q2 2025, down one percent from last year, with median price reaching $485K, up five percent YoY.

The market entered neutral territory with three months supply, prompting 41.5 percent of sellers to cut prices. Properties sit 70 days on market versus 56 statewide.

University of Virginia employs 28,000 total, including 16,000 faculty and staff plus 7,000 UVA Health employees, with 23,800 students.

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UVA Health was ranked number one hospital in Virginia, operates 600-bed flagship University Medical Center plus three community hospitals across the state.

Other employers include National Ground Intelligence Center, Sentara Martha Jefferson Hospital, Northrop Grumman, Crutchfield, State Farm Insurance, and LexisNexis.

Tourism brings two million visitors annually to historic sites including Monticello and UVA campus. The wine industry features over 30 local vineyards making up Virginia's largest collection.

Where Buyers Focus

  • Belmont southeast of downtown offers: a walkable historic district, early 20th century homes, trendy restaurants including Mas Tapas, annual Arts and Crafts Festival, along with Rivanna Trail access.

  • Downtown Mall area features converted lofts $200K-$500K, townhouses $600K-$900K, eight-block pedestrian mall with Jefferson Theater and diverse dining.

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  • Barracks/Rugby near UVA includes large-lot historic homes, close-knit streets east of Rugby Road, blend of bungalows to Georgian Colonials.

  • University area neighborhoods provide faculty housing, rental investment opportunities, $400K-$700K median.

  • Preston Avenue corridor offers modern construction $350K-$600K, new development, easy US-29 highway access.

Charlottesville transitioned from a tight seller market to neutral conditions where pricing strategy determines success.

The black realtors in our network know which neighborhoods like Belmont command premiums despite market softening, how UVA hiring cycles affect rental demand, and when to negotiate discounts.

Contact us to interview one of our agents today.