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Keeton & Co Real Estate

city · September 2026

City of Charlottesville, Virginia housing market

Updated

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

The median sale price in City of Charlottesville was $402,000 in September 2026, down 13.5% from Sep 2025. 28 homes closed, down 24.3% vs Sep 2025. Active inventory stood at 130 listings at month end, down 18.2% vs Sep 2025.

City of Charlottesville at a glance, September 2026

  • Median sale price

    $402,000

    -13.5% vs Sep 2025

  • Active listings

    130

    -18.2% vs Sep 2025

  • Homes sold

    28

    -24.3% vs Sep 2025

  • Median days on market

    10 days

    -7 days vs Sep 2025

  • Months of supply

    3.3 mo

    -1.0 mo vs Sep 2025

  • Sale-to-list ratio

    99.7%

    +1.8 pts vs Sep 2025

  • Had a price reduction

    39.3%

    +12.3 pts vs Sep 2025

What is happening in the City of Charlottesville housing market?

The median sale price in City of Charlottesville was $402,000 in September 2026, down 13.5% from Sep 2025.

28 homes closed, down 24.3% vs Sep 2025.

Active inventory stood at 130 listings at month end, down 18.2% vs Sep 2025.

That is 3.3 months of supply at the recent sales pace, a balanced range.

The typical sale went under contract in 10 days (-7 days vs Sep 2025).

Homes sold for a median 99.7% of final list price; 21.4% 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 City of Charlottesville 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.

City of Charlottesville by price range, September 2026
Price rangeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
$1M–$1.5M 1————92.7 mo
$750k–$1M 2————143.8 mo
$1.5M+ 0————95.4 mo
Under $350k 5$285,00017 days97.0%40%263.7 mo
$350k–$500k 12$396,00020 days99.2%58.3%403.5 mo
$500k–$750k 8$612,5004 days100.5%25%322.6 mo

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

How do property types compare in City of Charlottesville?

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

City of Charlottesville by property type, September 2026
Property typeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Detached 20$508,12810 days100.0%30%752.8 mo
Townhouse / attached 2————235.3 mo
Condo 6$370,7506 days99.6%50%274.1 mo
2–4 units 0————5—

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

City of Charlottesville new construction vs resale, September 2026
New vs resaleHomes soldMedian sale priceMedian days on marketHad a price reductionMonths of supply
New construction 0———6 mo
Resale 28$402,00010 days39.3%3.2 mo

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

What does this mean for sellers?

At 3.3 months of supply the market is balanced: buyers have choices, so condition and first-two-weeks pricing matter more than a year ago.

39.3% of sold homes reduced their price before selling. The homes that avoid a reduction are the ones priced on the comps from the start.

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

What does this mean for buyers?

Balanced supply (3.3 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 10 days, so decide your walk-away price before you tour.

How we work with buyers · Buyer agreements explained

No pressure, no spam

What does the City of Charlottesville 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 City of Charlottesville 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
$359K$465K$571K$677K Oct 2023Apr 2024Oct 2024Apr 2025Oct 2025Apr 2026Sep 2026

Median sale price: $402,000 in Sep 2026, down 3.1% from $415,000 in Oct 2023. High $646,625 (Sep 2024), low $390,000 (Nov 2023).

Median sale price, monthly
MonthValue
Oct 2023$415,000
Nov 2023$390,000
Dec 2023$510,000
Jan 2024$543,500
Feb 2024$482,000
Mar 2024$500,000
Apr 2024$562,750
May 2024$492,000
Jun 2024$532,000
Jul 2024$540,000
Aug 2024$540,000
Sep 2024$646,625
Oct 2024$499,000
Nov 2024$527,500
Dec 2024$492,500
Jan 2025$415,000
Feb 2025$483,750
Mar 2025$535,000
Apr 2025$605,000
May 2025$485,000
Jun 2025$530,650
Jul 2025$525,000
Aug 2025$492,750
Sep 2025$465,000
Oct 2025$590,000
Nov 2025$555,000
Dec 2025$390,000
Jan 2026$585,750
Feb 2026$407,000
Mar 2026$505,000
Apr 2026$477,500
May 2026$513,700
Jun 2026$553,500
Jul 2026$571,945
Aug 2026$515,000
Sep 2026$402,000
Homes sold
0224567 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Homes sold: 2 in Oct 2026, down 92.0% from 25 in Nov 2023. High 60 (Jun 2026), low 2 (Oct 2026).

Homes sold, monthly
MonthValue
Nov 202325
Dec 202333
Jan 202418
Feb 202421
Mar 202441
Apr 202442
May 202447
Jun 202454
Jul 202451
Aug 202428
Sep 202426
Oct 202436
Nov 202430
Dec 202429
Jan 202523
Feb 202512
Mar 202535
Apr 202541
May 202555
Jun 202558
Jul 202541
Aug 202532
Sep 202537
Oct 202539
Nov 202525
Dec 202532
Jan 202620
Feb 202626
Mar 202640
Apr 202654
May 202656
Jun 202660
Jul 202659
Aug 202631
Sep 202628
Oct 20262
Share of sales with a price reduction
0%19%38%57% Oct 2023Apr 2024Oct 2024Apr 2025Oct 2025Apr 2026Sep 2026

Share of sales with a price reduction: 39.3% in Sep 2026, up 63.7% from 24% in Oct 2023. High 51.5% (Dec 2023), low 2.9% (Mar 2025).

Share of sales with a price reduction, monthly
MonthValue
Oct 202324%
Nov 202324%
Dec 202351.5%
Jan 202444.4%
Feb 202419%
Mar 202417.1%
Apr 20249.5%
May 202410.6%
Jun 202414.8%
Jul 202427.5%
Aug 202428.6%
Sep 202423.1%
Oct 202430.6%
Nov 202430%
Dec 202437.9%
Jan 202539.1%
Feb 202533.3%
Mar 20252.9%
Apr 20259.8%
May 202512.7%
Jun 202524.1%
Jul 202534.1%
Aug 202537.5%
Sep 202527%
Oct 202528.2%
Nov 202532%
Dec 202528.1%
Jan 202625%
Feb 202634.6%
Mar 202625%
Apr 202616.7%
May 202616.1%
Jun 202626.7%
Jul 202637.3%
Aug 202635.5%
Sep 202639.3%
Sale-to-list ratio
96%98%101%103% Oct 2023Apr 2024Oct 2024Apr 2025Oct 2025Apr 2026Sep 2026

Sale-to-list ratio: 99.7% in Sep 2026, down 0.3% from 100.0% in Oct 2023. High 102.6% (Apr 2024), low 96.6% (Jan 2026).

Sale-to-list ratio, monthly
MonthValue
Oct 2023100.0%
Nov 2023100.0%
Dec 202397.4%
Jan 2024100.0%
Feb 202498.6%
Mar 2024100.0%
Apr 2024102.6%
May 2024100.0%
Jun 2024100.0%
Jul 2024100.0%
Aug 202499.6%
Sep 2024100.0%
Oct 202499.4%
Nov 202498.0%
Dec 202499.0%
Jan 202599.0%
Feb 202597.5%
Mar 2025100.0%
Apr 2025100.0%
May 202599.7%
Jun 2025100.0%
Jul 202599.0%
Aug 202597.8%
Sep 202597.9%
Oct 202598.7%
Nov 202598.9%
Dec 202598.7%
Jan 202696.6%
Feb 202697.7%
Mar 202699.3%
Apr 202699.3%
May 2026100.0%
Jun 202699.8%
Jul 202698.1%
Aug 202698.0%
Sep 202699.7%

How have City of Charlottesville inventory and sales pace trended?

Supply and speed, month by month.

Active listings at month end
4087134181 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Active listings at month end: 138 in Oct 2026, up 86.5% from 74 in Nov 2023. High 167 (May 2025), low 54 (Jan 2025).

Active listings at month end, monthly
MonthValue
Nov 202374
Dec 202358
Jan 202456
Feb 202469
Mar 202476
Apr 202485
May 2024100
Jun 202498
Jul 202495
Aug 202497
Sep 2024105
Oct 202497
Nov 202482
Dec 202460
Jan 202554
Feb 202568
Mar 2025115
Apr 2025157
May 2025167
Jun 2025159
Jul 2025167
Aug 2025167
Sep 2025159
Oct 2025150
Nov 2025135
Dec 202596
Jan 202696
Feb 2026117
Mar 2026129
Apr 2026149
May 2026147
Jun 2026133
Jul 2026122
Aug 2026129
Sep 2026130
Oct 2026138
Median days on market
1142841 Oct 2023Apr 2024Oct 2024Apr 2025Oct 2025Apr 2026Sep 2026

Median days on market: 10 days in Sep 2026, up 66.7% from 6 days in Oct 2023. High 37 days (Jan 2025), low 5 days (Apr 2024).

Median days on market, monthly
MonthValue
Oct 20236 days
Nov 202310 days
Dec 202329 days
Jan 202416 days
Feb 20249 days
Mar 20246 days
Apr 20245 days
May 20245 days
Jun 20246 days
Jul 20246 days
Aug 20248 days
Sep 20247 days
Oct 202415 days
Nov 202416 days
Dec 202419 days
Jan 202537 days
Feb 202523 days
Mar 20256 days
Apr 20255 days
May 20257 days
Jun 20257 days
Jul 202516 days
Aug 202522 days
Sep 202517 days
Oct 202517 days
Nov 202531 days
Dec 202516 days
Jan 202623 days
Feb 202619 days
Mar 202614 days
Apr 202610 days
May 20267 days
Jun 202612 days
Jul 202614 days
Aug 202616 days
Sep 202610 days
Months of supply
2346 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Months of supply: 3.7 mo in Oct 2026, up 19.4% from 3.1 mo in Nov 2023. High 5.2 mo (Apr 2025), low 1.9 mo (Jul 2024).

Months of supply, monthly
MonthValue
Nov 20233.1 mo
Dec 20232.1 mo
Jan 20242.2 mo
Feb 20242.8 mo
Mar 20242.9 mo
Apr 20242.4 mo
May 20242.3 mo
Jun 20242.1 mo
Jul 20241.9 mo
Aug 20242.2 mo
Sep 20243 mo
Oct 20243.2 mo
Nov 20242.7 mo
Dec 20241.9 mo
Jan 20252 mo
Feb 20253.1 mo
Mar 20254.9 mo
Apr 20255.2 mo
May 20253.8 mo
Jun 20253 mo
Jul 20253.3 mo
Aug 20253.8 mo
Sep 20254.3 mo
Oct 20254.2 mo
Nov 20254 mo
Dec 20253 mo
Jan 20263.7 mo
Feb 20264.5 mo
Mar 20264.5 mo
Apr 20263.6 mo
May 20262.9 mo
Jun 20262.3 mo
Jul 20262.1 mo
Aug 20262.6 mo
Sep 20263.3 mo
Oct 20263.7 mo
New listings
04284125 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

New listings: 9 in Oct 2026, down 50.0% from 18 in Nov 2023. High 113 (Apr 2025), low 9 (Oct 2026).

New listings, monthly
MonthValue
Nov 202318
Dec 202318
Jan 202426
Feb 202455
Mar 202469
Apr 202470
May 202461
Jun 202450
Jul 202434
Aug 202440
Sep 202452
Oct 202433
Nov 202419
Dec 202419
Jan 202523
Feb 202554
Mar 2025104
Apr 2025113
May 202568
Jun 202542
Jul 202552
Aug 202556
Sep 202552
Oct 202548
Nov 202532
Dec 202514
Jan 202636
Feb 202662
Mar 2026100
Apr 202682
May 202668
Jun 202653
Jul 202645
Aug 202658
Sep 202638
Oct 20269

How are these numbers calculated?

Geography. City of Charlottesville 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