Charlottesville City Market Update
Charlottesville’s residential market in Q3 2025 clearly reflects a city in transition. Gone are the days of immediate offers and constant bidding wars that marked the post-pandemic boom. Instead, local buyers now benefit from a growing pool of active listings, with choices expanding more strongly than in any other part of the region. This increase in new inventory has allowed for a more deliberate, less pressured search process for shoppers—many of whom are taking advantage by negotiating for price reductions or seller concessions that would have been unheard of last year.
For sellers, these new dynamics require a significant adjustment in strategy. Homes are lingering on the market notably longer, and properties that are not priced competitively or lack stand-out features often see reduced buyer traffic. While well-located and updated homes can still attract solid offers, the average sale price has softened slightly, and final sales are more frequently occurring below asking.
The overarching trend is clear: Charlottesville’s market is settling into a more balanced, sustainable pace where both sides can enter a transaction with measured expectations.
Q3 2025 Key Trends:
- Inventory & Supply:
- 98 active listings on average, up 31% YoY
- 147 new listings (+22%)
- Pricing:
- Median new list price unchanged at $480,000
- Median sold price down 2% to $452,500
- Sales Activity:
- 101 closings (down 3%)
- Days on market climbed 28% to 41
- Ratio of sold price to list price slipped to 98%
- Trend: Buyers have notably more leverage, and more homes are lingering without quick offers.
Summary:
The city’s market is resetting. Sellers cannot automatically assume quick, high-priced offers, and buyers are benefiting from greater negotiating power and more choice.
