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Keeton & Co Real Estate

Market report · September 2026

Charlottesville area housing market

Updated

Data through October 3, 2026 · CAAR MLS

The median sale price in Charlottesville area was $495,000 in September 2026, down 14.7% from Sep 2025. 155 homes closed, up 4.0% vs Sep 2025. Active inventory stood at 786 listings at month end, up 7.1% vs Sep 2025.

Charlottesville area at a glance, September 2026

  • Median sale price

    $495,000

    -14.7% vs Sep 2025

  • Active listings

    786

    +7.1% vs Sep 2025

  • Homes sold

    155

    +4.0% vs Sep 2025

  • Median days on market

    15 days

    -4 days vs Sep 2025

  • Months of supply

    4.6 mo

    +0.4 mo vs Sep 2025

  • Sale-to-list ratio

    100.0%

    Flat vs Sep 2025

  • Had a price reduction

    32.9%

    +5.4 pts vs Sep 2025

What is happening in the Charlottesville area housing market?

The median sale price in Charlottesville area was $495,000 in September 2026, down 14.7% from Sep 2025.

155 homes closed, up 4.0% vs Sep 2025.

Active inventory stood at 786 listings at month end, up 7.1% vs Sep 2025.

That is 4.6 months of supply at the recent sales pace, a balanced range.

The typical sale went under contract in 15 days (-4 days vs Sep 2025).

Homes sold for a median 100.0% of final list price; 20.6% 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 Charlottesville area 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.

Charlottesville area by price range, September 2026
Price rangeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Under $350k 29$290,00025 days98.5%41.4%1395.4 mo
$350k–$500k 51$410,23513 days100.0%35.3%1854.1 mo
$500k–$750k 41$598,00013 days100.0%26.8%2023.9 mo
$750k–$1M 15$825,0006 days100.0%20%1165.7 mo
$1M–$1.5M 13$1,250,00053 days98.1%46.2%613.6 mo
$1.5M+ 6$1,893,7507 days92.6%16.7%837.5 mo

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

How do the areas within Charlottesville area compare?

Each area has its own report page with the same measures, charts and history.

Charlottesville area by area, September 2026
AreaHomes soldMedian sale priceMedian days on marketMonths of supplyHad a price reduction
City of Charlottesville 28$402,00010 days3.3 mo39.3%
Albemarle County 127$500,00016 days5 mo31.5%

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

How do property types compare in Charlottesville area?

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

Charlottesville area by property type, September 2026
Property typeHomes soldMedian sale priceMedian days on marketSale-to-list ratioHad a price reductionActive listingsMonths of supply
Detached 83$640,00014 days98.9%33.7%4894.6 mo
Townhouse / attached 43$430,00023 days100.0%30.2%1683.9 mo
Condo 29$362,6558 days100.0%34.5%1246.2 mo
2–4 units 0————5—

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

Charlottesville area 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%8.5 mo
Resale 124$506,02817 days37.9%3.9 mo

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

What does this mean for sellers?

At 4.6 months of supply the market is balanced: buyers have choices, so condition and first-two-weeks pricing matter more than a year ago.

32.9% 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 (4.6 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 15 days, so decide your walk-away price before you tour.

Active inventory is +7.1% 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 Charlottesville area 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 Charlottesville area 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
$471K$514K$557K$600K Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median sale price: $571,708 in Oct 2026, up 11.1% from $514,569 in Nov 2023. High $587,500 (Jul 2026), low $483,500 (Feb 2024).

Median sale price, monthly
MonthValue
Nov 2023$514,569
Dec 2023$540,000
Jan 2024$526,170
Feb 2024$483,500
Mar 2024$543,500
Apr 2024$539,057
May 2024$516,715
Jun 2024$532,000
Jul 2024$532,113
Aug 2024$569,900
Sep 2024$572,500
Oct 2024$528,943
Nov 2024$547,500
Dec 2024$516,540
Jan 2025$530,000
Feb 2025$510,000
Mar 2025$542,664
Apr 2025$557,500
May 2025$567,500
Jun 2025$574,000
Jul 2025$525,000
Aug 2025$519,000
Sep 2025$580,000
Oct 2025$565,000
Nov 2025$562,988
Dec 2025$548,640
Jan 2026$552,000
Feb 2026$500,200
Mar 2026$550,000
Apr 2026$542,500
May 2026$565,020
Jun 2026$571,000
Jul 2026$587,500
Aug 2026$567,500
Sep 2026$495,000
Oct 2026$571,708
Homes sold
0101203304 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Homes sold: 13 in Oct 2026, down 90.6% from 138 in Nov 2023. High 273 (Jun 2026), low 13 (Oct 2026).

Homes sold, monthly
MonthValue
Nov 2023138
Dec 2023167
Jan 202491
Feb 2024112
Mar 2024162
Apr 2024181
May 2024239
Jun 2024235
Jul 2024199
Aug 2024197
Sep 2024129
Oct 2024166
Nov 2024152
Dec 2024172
Jan 2025111
Feb 202581
Mar 2025150
Apr 2025175
May 2025218
Jun 2025250
Jul 2025200
Aug 2025177
Sep 2025149
Oct 2025179
Nov 2025130
Dec 2025184
Jan 202696
Feb 202688
Mar 2026152
Apr 2026206
May 2026228
Jun 2026273
Jul 2026208
Aug 2026150
Sep 2026155
Oct 202613
Share of sales with a price reduction
10%19%28%37% Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Share of sales with a price reduction: 30.8% in Oct 2026, up 46.7% from 21% in Nov 2023. High 34.2% (Dec 2025), low 12.6% (Apr 2025).

Share of sales with a price reduction, monthly
MonthValue
Nov 202321%
Dec 202333.5%
Jan 202433%
Feb 202421.4%
Mar 202419.1%
Apr 202413.8%
May 202413%
Jun 202414.9%
Jul 202421.6%
Aug 202415.2%
Sep 202425.6%
Oct 202424.1%
Nov 202428.9%
Dec 202429.7%
Jan 202524.3%
Feb 202527.2%
Mar 202519.3%
Apr 202512.6%
May 202515.6%
Jun 202523.2%
Jul 202533%
Aug 202530.5%
Sep 202527.5%
Oct 202531.3%
Nov 202530%
Dec 202534.2%
Jan 202626%
Feb 202633%
Mar 202630.3%
Apr 202614.6%
May 202617.1%
Jun 202627.8%
Jul 202628.4%
Aug 202630%
Sep 202632.9%
Oct 202630.8%
Sale-to-list ratio
99%99%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 98.8% (Feb 2026).

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 202599.3%
Aug 202599.6%
Sep 202599.9%
Oct 2025100.0%
Nov 202599.2%
Dec 202599.3%
Jan 202699.0%
Feb 202698.8%
Mar 202699.7%
Apr 2026100.0%
May 2026100.0%
Jun 2026100.0%
Jul 202699.6%
Aug 202699.7%
Sep 2026100.0%
Oct 2026100.0%

How have Charlottesville area inventory and sales pace trended?

Supply and speed, month by month.

Active listings at month end
383541700858 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Active listings at month end: 812 in Oct 2026, up 44.0% from 564 in Nov 2023. High 812 (Oct 2026), low 429 (Dec 2023).

Active listings at month end, monthly
MonthValue
Nov 2023564
Dec 2023429
Jan 2024460
Feb 2024497
Mar 2024547
Apr 2024591
May 2024629
Jun 2024646
Jul 2024668
Aug 2024645
Sep 2024600
Oct 2024610
Nov 2024557
Dec 2024435
Jan 2025437
Feb 2025473
Mar 2025564
Apr 2025655
May 2025691
Jun 2025683
Jul 2025682
Aug 2025710
Sep 2025734
Oct 2025730
Nov 2025649
Dec 2025529
Jan 2026521
Feb 2026581
Mar 2026616
Apr 2026702
May 2026690
Jun 2026714
Jul 2026702
Aug 2026676
Sep 2026786
Oct 2026812
Median days on market
091928 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Median days on market: 2 days in Oct 2026, down 71.4% from 7 days in Nov 2023. High 26 days (Feb 2026), low 2 days (Oct 2026).

Median days on market, monthly
MonthValue
Nov 20237 days
Dec 202312 days
Jan 202418 days
Feb 20246 days
Mar 20245 days
Apr 20245 days
May 20245 days
Jun 20246 days
Jul 20246 days
Aug 20246 days
Sep 202410 days
Oct 20246 days
Nov 202411 days
Dec 202414 days
Jan 202518 days
Feb 20257 days
Mar 20256 days
Apr 20256 days
May 20257 days
Jun 20257 days
Jul 202515 days
Aug 202518 days
Sep 202519 days
Oct 202512 days
Nov 202517 days
Dec 202517 days
Jan 202620 days
Feb 202626 days
Mar 202612 days
Apr 20266 days
May 20266 days
Jun 202610 days
Jul 202613 days
Aug 202614 days
Sep 202615 days
Oct 20262 days
Months of supply
2356 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

Months of supply: 4.9 mo in Oct 2026, up 22.5% from 4 mo in Nov 2023. High 5.3 mo (Mar 2026), low 2.7 mo (Dec 2024).

Months of supply, monthly
MonthValue
Nov 20234 mo
Dec 20232.9 mo
Jan 20243.5 mo
Feb 20243.9 mo
Mar 20244.5 mo
Apr 20243.8 mo
May 20243.2 mo
Jun 20243 mo
Jul 20243 mo
Aug 20243.1 mo
Sep 20243.4 mo
Oct 20243.7 mo
Nov 20243.7 mo
Dec 20242.7 mo
Jan 20253 mo
Feb 20253.9 mo
Mar 20254.8 mo
Apr 20254.6 mo
May 20253.8 mo
Jun 20253.1 mo
Jul 20253.1 mo
Aug 20253.4 mo
Sep 20254.2 mo
Oct 20254.3 mo
Nov 20254.3 mo
Dec 20253.2 mo
Jan 20263.8 mo
Feb 20264.7 mo
Mar 20265.3 mo
Apr 20264.5 mo
May 20263.5 mo
Jun 20263 mo
Jul 20263 mo
Aug 20263.2 mo
Sep 20264.6 mo
Oct 20264.9 mo
New listings
0147293440 Nov 2023May 2024Nov 2024May 2025Nov 2025May 2026Oct 2026

New listings: 31 in Oct 2026, down 74.4% from 121 in Nov 2023. High 396 (Apr 2026), low 31 (Oct 2026).

New listings, monthly
MonthValue
Nov 2023121
Dec 2023108
Jan 2024208
Feb 2024224
Mar 2024327
Apr 2024329
May 2024304
Jun 2024236
Jul 2024193
Aug 2024201
Sep 2024224
Oct 2024221
Nov 2024148
Dec 2024141
Jan 2025153
Feb 2025223
Mar 2025381
Apr 2025380
May 2025327
Jun 2025230
Jul 2025230
Aug 2025223
Sep 2025280
Oct 2025225
Nov 2025178
Dec 2025130
Jan 2026171
Feb 2026260
Mar 2026379
Apr 2026396
May 2026347
Jun 2026327
Jul 2026261
Aug 2026288
Sep 2026316
Oct 202631

How are these numbers calculated?

Geography. Charlottesville area 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.