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Keeton & Co Real Estate

county · September 2026

Albemarle County, Virginia housing market

Updated

Data through October 3, 2026 · part of the Charlottesville area report

The median sale price in Albemarle County was $500,000 in September 2026, down 21.9% from Sep 2025. 127 homes closed, up 13.4% vs Sep 2025. Active inventory stood at 656 listings at month end, up 14.1% vs Sep 2025.

Albemarle County at a glance, September 2026

  • Median sale price

    $500,000

    -21.9% vs Sep 2025

  • Active listings

    656

    +14.1% vs Sep 2025

  • Homes sold

    127

    +13.4% vs Sep 2025

  • Median days on market

    16 days

    -3 days vs Sep 2025

  • Months of supply

    5 mo

    +0.9 mo vs Sep 2025

  • Sale-to-list ratio

    100.0%

    Flat vs Sep 2025

  • Had a price reduction

    31.5%

    +3.8 pts vs Sep 2025

What is happening in the Albemarle County housing market?

The median sale price in Albemarle County was $500,000 in September 2026, down 21.9% from Sep 2025.

127 homes closed, up 13.4% vs Sep 2025.

Active inventory stood at 656 listings at month end, up 14.1% vs Sep 2025.

That is 5 months of supply at the recent sales pace, a balanced range.

The typical sale went under contract in 16 days (-3 days vs Sep 2025).

Homes sold for a median 100.0% of final list price; 20.5% sold above list.

The figures above are computed from MLS records. Analyst commentary for this period is being reviewed and will appear here when approved.

How does the Albemarle County market differ by price range?

The area-wide median hides a lot. Each band below shows sales, price, speed and supply for that range only.

Albemarle County by price range, September 2026
Price rangeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Under $350k 24$290,00031 days99.3%41.7%1136.1 mo
$350k–$500k 39$423,00013 days100.0%28.2%1454.3 mo
$500k–$750k 33$585,00017 days99.0%27.3%1704.3 mo
$750k–$1M 13$816,0004 days98.9%23.1%1026.1 mo
$1M–$1.5M 12$1,250,00028 days99.1%50%523.8 mo
$1.5M+ 6$1,893,7507 days92.6%16.7%747.9 mo

Cells showing n=… have too few sales to publish a reliable figure.

How do property types compare in Albemarle County?

Detached homes, townhouses and condos behave differently, and new construction moves on its own schedule.

Albemarle County by property type, September 2026
Property typeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Detached 63$695,00016 days98.8%34.9%4145.2 mo
Townhouse / attached 41$432,00022 days100.0%26.8%1453.8 mo
Condo 23$336,00011 days100.0%30.4%977.3 mo

Cells showing n=… have too few sales to publish a reliable figure.

Albemarle County new construction vs resale, September 2026
New vs resaleHomes soldMedian sale priceMedian days on marketHad a price reductionMonths of supply
New construction 31$428,6300 days12.9%8.7 mo
Resale 96$532,50022 days37.5%4.2 mo

Cells showing n=… have too few sales to publish a reliable figure.

What does this mean for sellers?

At 5 months of supply the market is balanced: buyers have choices, so condition and first-two-weeks pricing matter more than a year ago.

31.5% of sold homes reduced their price before selling. The homes that avoid a reduction are the ones priced on the comps from the start.

Median sale-to-list of 100.0% means sellers are getting full price on well-presented homes.

Find out what this means for your home · What it costs to sell

What does this mean for buyers?

Balanced supply (5 months) means you can negotiate on homes that have sat, while the best-priced listings still move quickly.

The median home went under contract in 16 days, so decide your walk-away price before you tour.

Active inventory is +14.1% vs Sep 2025, so there is more to choose from than last year.

How we work with buyers · Buyer agreements explained

No pressure, no spam

What does the Albemarle County market mean for your home?

A licensed agent reaches out within 5 minutes during business hours, from (804) 556-1228.

By submitting, you agree that Keeton & Co Real Estate and its agents may call and text you at the number you provided about your real estate inquiry, including by automated means and AI-generated or prerecorded voice. Consent is not a condition of purchase. Msg & data rates may apply. Reply STOP to opt out. Privacy Policy

How have Albemarle County prices trended?

Monthly series from the same MLS records, computed with the same method for every month shown. Toggle 12, 24 or 36 months.

Median sale price
$466K$530K$595K$659K Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median sale price: $571,708 in Oct 2026, up 7.2% from $533,333 in Nov 2023. High $640,000 (Sep 2025), low $485,000 (Feb 2024).

Median sale price, monthly
MonthValue
Nov 2023$533,333
Dec 2023$547,766
Jan 2024$515,000
Feb 2024$485,000
Mar 2024$555,000
Apr 2024$534,500
May 2024$526,500
Jun 2024$533,750
Jul 2024$529,659
Aug 2024$574,030
Sep 2024$529,945
Oct 2024$543,078
Nov 2024$551,000
Dec 2024$520,000
Jan 2025$568,787
Feb 2025$515,000
Mar 2025$544,000
Apr 2025$547,800
May 2025$595,000
Jun 2025$596,000
Jul 2025$530,000
Aug 2025$532,999
Sep 2025$640,000
Oct 2025$562,500
Nov 2025$572,125
Dec 2025$568,700
Jan 2026$547,450
Feb 2026$522,495
Mar 2026$587,500
Apr 2026$557,500
May 2026$589,950
Jun 2026$600,000
Jul 2026$590,000
Aug 2026$599,000
Sep 2026$500,000
Oct 2026$571,708
Homes sold
079158237 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Homes sold: 11 in Oct 2026, down 90.3% from 113 in Nov 2023. High 213 (Jun 2026), low 11 (Oct 2026).

Homes sold, monthly
MonthValue
Nov 2023113
Dec 2023134
Jan 202473
Feb 202491
Mar 2024121
Apr 2024139
May 2024192
Jun 2024181
Jul 2024148
Aug 2024169
Sep 2024103
Oct 2024130
Nov 2024122
Dec 2024143
Jan 202588
Feb 202569
Mar 2025115
Apr 2025134
May 2025163
Jun 2025192
Jul 2025159
Aug 2025145
Sep 2025112
Oct 2025140
Nov 2025105
Dec 2025152
Jan 202676
Feb 202662
Mar 2026112
Apr 2026152
May 2026172
Jun 2026213
Jul 2026149
Aug 2026119
Sep 2026127
Oct 202611
Share of sales with a price reduction
10%20%29%38% Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Share of sales with a price reduction: 27.3% in Oct 2026, up 33.8% from 20.4% in Nov 2023. High 35.5% (Dec 2025), low 13% (Aug 2024).

Share of sales with a price reduction, monthly
MonthValue
Nov 202320.4%
Dec 202329.1%
Jan 202430.1%
Feb 202422%
Mar 202419.8%
Apr 202415.1%
May 202413.5%
Jun 202414.9%
Jul 202419.6%
Aug 202413%
Sep 202426.2%
Oct 202422.3%
Nov 202428.7%
Dec 202428%
Jan 202520.5%
Feb 202526.1%
Mar 202524.3%
Apr 202513.4%
May 202516.6%
Jun 202522.9%
Jul 202532.7%
Aug 202529%
Sep 202527.7%
Oct 202532.1%
Nov 202529.5%
Dec 202535.5%
Jan 202626.3%
Feb 202632.3%
Mar 202632.1%
Apr 202613.8%
May 202617.4%
Jun 202628.2%
Jul 202624.8%
Aug 202628.6%
Sep 202631.5%
Oct 202627.3%
Sale-to-list ratio
99%100%100%100% Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Sale-to-list ratio: 100.0% in Oct 2026, up 0.0% from 100.0% in Nov 2023. High 100.0% (Nov 2023), low 99.4% (Jul 2025).

Sale-to-list ratio, monthly
MonthValue
Nov 2023100.0%
Dec 2023100.0%
Jan 2024100.0%
Feb 2024100.0%
Mar 2024100.0%
Apr 2024100.0%
May 2024100.0%
Jun 2024100.0%
Jul 2024100.0%
Aug 2024100.0%
Sep 2024100.0%
Oct 2024100.0%
Nov 2024100.0%
Dec 2024100.0%
Jan 2025100.0%
Feb 2025100.0%
Mar 2025100.0%
Apr 2025100.0%
May 2025100.0%
Jun 2025100.0%
Jul 202599.4%
Aug 2025100.0%
Sep 2025100.0%
Oct 2025100.0%
Nov 202599.5%
Dec 202599.5%
Jan 2026100.0%
Feb 2026100.0%
Mar 202699.9%
Apr 2026100.0%
May 2026100.0%
Jun 2026100.0%
Jul 2026100.0%
Aug 202699.7%
Sep 2026100.0%
Oct 2026100.0%

How have Albemarle County inventory and sales pace trended?

Supply and speed, month by month.

Active listings at month end
335460585710 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Active listings at month end: 674 in Oct 2026, up 37.6% from 490 in Nov 2023. High 674 (Oct 2026), low 371 (Dec 2023).

Active listings at month end, monthly
MonthValue
Nov 2023490
Dec 2023371
Jan 2024404
Feb 2024428
Mar 2024471
Apr 2024506
May 2024529
Jun 2024548
Jul 2024573
Aug 2024548
Sep 2024495
Oct 2024513
Nov 2024475
Dec 2024375
Jan 2025383
Feb 2025405
Mar 2025449
Apr 2025498
May 2025524
Jun 2025524
Jul 2025515
Aug 2025543
Sep 2025575
Oct 2025580
Nov 2025514
Dec 2025433
Jan 2026425
Feb 2026464
Mar 2026487
Apr 2026553
May 2026543
Jun 2026581
Jul 2026580
Aug 2026547
Sep 2026656
Oct 2026674
Median days on market
0122335 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median days on market: 2 days in Oct 2026, down 66.7% from 6 days in Nov 2023. High 32 days (Feb 2026), low 2 days (Oct 2026).

Median days on market, monthly
MonthValue
Nov 20236 days
Dec 202310 days
Jan 202418 days
Feb 20245 days
Mar 20245 days
Apr 20245 days
May 20244 days
Jun 20246 days
Jul 20246 days
Aug 20246 days
Sep 202411 days
Oct 20245 days
Nov 20249 days
Dec 202414 days
Jan 202512 days
Feb 20256 days
Mar 20256 days
Apr 20256 days
May 20257 days
Jun 20257 days
Jul 202515 days
Aug 202518 days
Sep 202520 days
Oct 202512 days
Nov 202514 days
Dec 202517 days
Jan 202619 days
Feb 202632 days
Mar 20269 days
Apr 20265 days
May 20266 days
Jun 20269 days
Jul 202612 days
Aug 202614 days
Sep 202616 days
Oct 20262 days
Months of supply
2456 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Months of supply: 5.2 mo in Oct 2026, up 23.8% from 4.2 mo in Nov 2023. High 5.6 mo (Mar 2026), low 2.8 mo (Dec 2024).

Months of supply, monthly
MonthValue
Nov 20234.2 mo
Dec 20233 mo
Jan 20243.8 mo
Feb 20244.1 mo
Mar 20245 mo
Apr 20244.2 mo
May 20243.5 mo
Jun 20243.2 mo
Jul 20243.3 mo
Aug 20243.3 mo
Sep 20243.5 mo
Oct 20243.8 mo
Nov 20244 mo
Dec 20242.8 mo
Jan 20253.3 mo
Feb 20254 mo
Mar 20254.8 mo
Apr 20254.4 mo
May 20253.8 mo
Jun 20253.1 mo
Jul 20253 mo
Aug 20253.3 mo
Sep 20254.1 mo
Oct 20254.4 mo
Nov 20254.3 mo
Dec 20253.3 mo
Jan 20263.8 mo
Feb 20264.8 mo
Mar 20265.6 mo
Apr 20264.9 mo
May 20263.7 mo
Jun 20263.2 mo
Jul 20263.3 mo
Aug 20263.4 mo
Sep 20265 mo
Oct 20265.2 mo
New listings
0116233349 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

New listings: 22 in Oct 2026, down 78.6% from 103 in Nov 2023. High 314 (Apr 2026), low 22 (Oct 2026).

New listings, monthly
MonthValue
Nov 2023103
Dec 202390
Jan 2024182
Feb 2024169
Mar 2024258
Apr 2024259
May 2024243
Jun 2024186
Jul 2024159
Aug 2024161
Sep 2024172
Oct 2024188
Nov 2024129
Dec 2024122
Jan 2025130
Feb 2025169
Mar 2025277
Apr 2025267
May 2025259
Jun 2025188
Jul 2025178
Aug 2025167
Sep 2025228
Oct 2025177
Nov 2025146
Dec 2025116
Jan 2026135
Feb 2026198
Mar 2026279
Apr 2026314
May 2026279
Jun 2026274
Jul 2026216
Aug 2026230
Sep 2026278
Oct 202622

How are these numbers calculated?

Geography. Albemarle County as defined in Keeton & Co's market model (MLS county, city, ZIP and area codes).

Source. Closed and active listings recorded in CAAR MLS, replicated nightly. Data through October 3, 2026. Property types: Residential (detached, townhouse/attached, condo, 2–4 unit). Leases, land and commercial are excluded.

Exclusions. Sales under $25,000; distressed and non-arm's-length sales (Auction, Bankruptcy Property, In Foreclosure, REO…).

Sample rules. A figure is suppressed below 5 records, flagged low-confidence below 10, and moderate below 25. Year-over-year comparisons are shown only when both periods have at least 5 records.

Days on market
MLS-reported DaysOnMarket for closings (list-to-contract). Fallback contract_date - on_market_date.
Cumulative DOM
CumulativeDaysOnMarket where reported (CAAR)
Price per square foot
ClosePrice / LivingArea where LivingArea >= 300
Seller concessions
ConcessionsAmount > 0 (CVR only); pct of close price
Contract date
CVR: PendingTimestamp::date; CAAR: on_market_date + DaysOnMarket (proxy). Only Pending/ActiveUnderContract/Closed.
Months of supply
active_at_period_end / (closings in trailing 3 months / 3)
Stale listing
active at period end with (end - on_market_date) > 90 days
On-market date
COALESCE(OnMarketDate, ListingContractDate)
Resolution date
OffMarketDate, else CloseDate/WithdrawnDate/CancellationDate/ExpirationDate by status; NULL while Active/ComingSoon
Price reduction
closed listings with OriginalListPrice > ListPrice; amount = OriginalListPrice - ListPrice
Closed sales
StandardStatus='Closed' AND CloseDate in [start,end]
Went under contract
contract_date in [start,end]
Sale-to-list
median(ClosePrice / ListPrice)
Absorption rate
closed_in_period / active_at_period_end * 100 (period normalized to 30.4 days)
Active listings
on_market_date <= end AND (contract_date IS NULL OR contract_date > end) AND (off_market_date IS NULL OR off_market_date > end); excludes ComingSoon
Sale-to-original-list
median(ClosePrice / OriginalListPrice)
New listings
on_market_date in [start,end]
Under contract
contract_date <= end AND (off_market_date IS NULL OR off_market_date > end)

Methodology Residential sales methodology v1 (v1). Statistics are computed by Keeton & Co's market-intelligence engine from the MLS records above; the commentary interprets those figures and never alters them. Reviewed by Keeton & Co.

Living in Crozet & Charlottesville: schools, commute and FAQs → · Monthly report, all areas

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By submitting, you agree that Keeton & Co Real Estate and its agents may call and text you at the number you provided about your real estate inquiry, including by automated means and AI-generated or prerecorded voice. Consent is not a condition of purchase. Msg & data rates may apply. Reply STOP to opt out. Privacy Policy

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A licensed agent reaches out within 5 minutes during business hours, from (804) 556-1228.

By submitting, you agree that Keeton & Co Real Estate and its agents may call and text you at the number you provided about your real estate inquiry, including by automated means and AI-generated or prerecorded voice. Consent is not a condition of purchase. Msg & data rates may apply. Reply STOP to opt out. Privacy Policy