The summer market of Charlottesville shifted. More contracts and offers than last year, fewer houses go in 10 days or less contraction, and the days on the market rise.
The percentage of houses that will be under contract within 10 days or less has fallen. The days on the market of both the attached and detached houses have also been raised.
Data: Charlottesville MLS (Caar + Bright), detached and attached, July – September 2025 versus 2024.
If I did a deeper analysis, I would probably compare with 2019, but I would look more at “what is happening at the Charlottesville real estate market at the moment.”
What does this mean for you?
Buyers
2026 will probably result in more choices and negotiation forces than we have had since 2019.
Learn your micro-market now, so that you can act quickly when the right house appears.
Patience Matters: Even 40-day entries can attract multiple offers.
I recently had buyers who decided to make an offer on a house that had been on the market for 40 days; We were one of the three offers.
Sellers
Prep is more important than ever. Houses no longer sell immediately. Start now. (A good step would be to contact me; better to start now than hurrying up and emphasizing even more).
Start projects early to prevent last-minute stress.
Price and well present; The competition is increasing.
Moving Can be traumatic; Planning ahead for the known stressors of life is important.
When I do actual market analyzes for customers, I do something of what I do here, and that is to look at the algorithms, but my analysis is derived from looking at any similar list. Wide algorithmic analyzes are useful to a certain extent, but we are not yet up to the point where Zillow is the same enough to be usable (Something I observe since 2006!))
An excerpt of my upcoming October 2025 Monthly Note
I have never loved market reports – they offer distance from the market itself, and the reports have often not been investigated. When I use figures for my customers, that often leads to curiosity.
Someone asked me a question about Charlottesville’s market details. I looked at the market report of the local real estate association and the figures just felt wrong. I dug. And the figures were wrong. To be honest, I don’t care enough for their report, check their others, so I will continue to discuss them. (I occasionally used their infographics, but no longer). It is bad that they are so wrong and worse that nobody else questioned the data. In a world where facts and data are attacked, the data for which we are responsible is even more important and valuable. Good complete data builds trust. Simple.
Caveat
- General data (not resale, as in this message) is suspected because some builders do not place all their sales in the MLS.
- Some of these data are suspected because I don’t look at the history of every mention.
#Charlottesville #Albemarle #Quick #Housing #Market #Report #Fall #List #gearbox