Charlottesville, VA
Monthly housing intelligence, market trends, and trusted local expertise.
As of the latest 2026 data
Median Listing
Pending Ratio
Active Inventory
Median DOM
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The Charlottesville market is categorized as Accelerated, with a pending ratio of 0.60 reflecting sustained demand absorption. While the median listing price experienced a 10.0% decline year-over-year, the volume of active listings increased significantly by 38.9% over the past year.
Local Market Signals
Source: FRED (St. Louis Fed)Local economic trends can influence how quickly homes sell and how much competition sellers may face.
Job Market
Unemployment rate · Jul 2026
Shows whether local employment conditions are supporting buyer demand.
U.S. Bureau of Labor Statistics via FRED (St. Louis Fed).
Population & Migration
Resident population · Jan 2025
Shows whether the area is gaining or losing potential housing demand.
U.S. Census Bureau via FRED (St. Louis Fed).
Future Housing Supply
Data not yet available.
Shows whether future inventory pressure may increase.
What's moving the Charlottesville market right now.
Active listings have expanded substantially, with a 38.9% year-over-year increase, alongside a 24.4% rise in new listings, indicating a notable expansion of available inventory. Concurrently, the median listing price has compressed by 10.0% year-over-year, and the median price per square foot has seen a 3.1% decline over the same period. The pending ratio currently stands at 0.60, representing a 19.2% year-over-year decrease in demand relative to supply. Days on market extended slightly, increasing by 4.9% year-over-year to 64 days.
“Local pricing and inventory dynamics across Charlottesville shift block by block — happy to walk through what's actually closing.”
Market Trends
Median Price
Active Inventory
Days on Market
Sold Score™
Sold Score™ Over Time
Market liquidity index • 36 months
Price & Days on Market
Median listing vs market velocity
Inventory Dynamics
Total active listings vs new monthly supply
Sourced from Realtor.com RDC Inventory Core Metrics, supplemented by the Primpted research desk. Updated As of the latest 2026 data.
Market Signals & Indicators
Market conditions suggest a rebalancing of negotiating leverage, with an expanding supply of homes as active listings have increased by 38.9% year-over-year. The moderated pace, evidenced by a pending ratio of 0.60 and an increase in days on market, implies that price discipline may become more prevalent. While inventory has grown, demand absorption continues at an accelerated pace, requiring buyers to respond with reasonable swiftness.
Evidence suggests softness within the higher-priced segments, as the average listing price declined by 10.9% year-over-year, outpacing the 10.0% decline in the median listing price. This indicates a weakening at the top tier of the market.
985 active listings represent the current floor, with new supply arriving at roughly 408 per month.
of active listings carry a price reduction, +2.1% from prior period.
Median price per square foot has moved -3.1% year-over-year.
Pending-to-active ratio — Accelerated.
Recommended For This Market
AcceleratedSelling in Charlottesville, VA? Homes here are taking 3 days longer to sell than last year.
Demand in Charlottesville, VA is outpacing supply. Well-prepared listings are still clearing quickly — pricing to the current pace matters more than waiting.
- Buyer Demand Index
- 60%
- Median Days on Market
- 64 days
- Inventory YoY
- +39%
Demand is strong in Charlottesville, VA. Check your Sold Score before you price — conditions this favorable don't hold forever.
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Metro Demographics
ZIPs in Charlottesville, VA
22901
charlottesville
$600K
161 active · 63 DOM
22911
charlottesville
$650K
131 active · 59 DOM
22980
waynesboro
$382K
120 active · 38 DOM
22902
charlottesville
$489K
100 active · 68 DOM
22963
palmyra
$400K
97 active · 62 DOM
22903
charlottesville
$500K
80 active · 56 DOM
22932
crozet
$699K
63 active · 66 DOM
22942
gordonsville
$499K
61 active · 65 DOM
22960
orange
$415K
60 active · 71 DOM
22967
roseland
$492K
58 active · 68 DOM
22923
barboursville
$440K
41 active · 49 DOM
22947
keswick
$773K
33 active · 55 DOM
22973
stanardsville
$375K
32 active · 108 DOM
22968
ruckersville
$480K
30 active · 50 DOM
22958
nellysford
$764K
20 active · 73 DOM
22939
fishersville
$487K
16 active · 69 DOM
22920
afton
$1.39M
15 active · 108 DOM
22936
earlysville
$874K
14 active · 42 DOM
Sorted by active inventory · click a ZIP for its full report
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