A university town that's expanding its identity, 2.5 hours south of Washington
Charlottesville’s image is deeply tied to the University of Virginia, whose iconic campus is dotted with brick courtyards and architectural marvels like The Rotunda, designed by Thomas Jefferson, a Founding Father and the third U.S. president. But even though words like small and sophisticated can describe this city of 10 square miles, that’s not all it has grown up to be. In the modern age, superstar musician Dave Matthews brought pop culture cred to a quaint Main Street set in the foothills of the Blue Ridge Mountains. He worked at Miller’s, a bar which endures as a fixture of the downtown pedestrian mall. “The mall really took off in the 90s,” says Loring Woodriff, principal broker at Loring Woodriff Real Estate Associates. “You see other cities trying to replicate that walkable experience. Charlottesville has a pretty impressive food and music scene now. Dave’s manager, Coran Capshaw, owns several restaurants and venues here.”
The economy is boosted by small businesses and associated events that ride the localism craze, like the Sunset Series, where people indulge in local food on Carter Mountain. Yet many point out that the city has changed once again since the pandemic of 2020. Realtors say the remote work trend, coupled with the city’s diverse employers, has made Charlottesville a sought-after destination for homebuyers traveling from as far away as Atlanta and California. “Higher education and health care are big industries here, but so is finance, which includes S&P Global,” says Lori Meistrell, associate broker at Nest Realty. She also points out the appeal of a rising tech sector, which is disrupting the image of a sleepy Southern town. “Startups like WillowTree are taking off, too.” In suburban neighborhoods like Pantops, just a few minutes outside downtown, there are now more residents in the 35-54 age category than those of retirement age.
S&P Global is a data company specializing in market intelligence based in Charlottesville.
Willow Tree opened its doors in Charlottesville in 2008.
University of Virginia's sprawling campus is the pride of Charlottesville.
Miller's is a Charlottesville staple for amazing music and a great environment.
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Neighborhoods close to the core are coveted, but the suburbs are increasingly appealing
If there’s one frequent refrain to be heard from locals and realtors, it’s that Charlottesville is not known for condos. This is largely a single-owner housing market, but there’s a change on the way: Zoning laws approved in 2024 allow for increased density, and this may have developers tearing down older homes in favor of more multi-story dwellings. “It’s hotly contested,” says Realtor Joe Porterfield, who’s lived in the area 40 years and is now with Avenue Realty. “The notion is to increase quantity and affordability of houses in town.”
Behind the change is a desire to be close to work, for those still called to the office. “Charlottesville housing is quite competitive for several reasons,” says Glenda Howard, a real estate agent for 38 years who’s now with Bill Howard & Associates. “First, the city is landlocked. Next, buyers will pay a premium for homes within walking distance of the university.” Rubgy Road is a key corridor feeding into the university’s east end, supported by residential side streets lined with Cape Cods, large colonials and modern farmhouses. Prices start at $1 million. For Lewis Mountain on the other side of campus, there are similar styles, but the prices range from $700,000 to $850,000. In the hilly North Downtown neighborhood, where covered porches and crepe myrtles reign, the average transaction sale is $2.5 million.
By contrast, in June 2024 the median list price in suburban Pantops was $600,000. Many eastern parts of Charlottesville like this are the site of recent development, because that’s where the available land is. Thus, contemporary styles like Craftsman and modern traditional tend to appear. Northern suburbs along Route 29 like Rio are also becoming a popular place to land. The houses are neither historic nor uber-contemporary, but rather midcentury vintage, and prices for ranch-style homes can range from $400,000 to $600,000. According to data from U.S. News & World Report, the national median price for homes is $327,667 while the Virginia median is $340,608.
FInd cozy Cape Cod homes perfect for your family in Charlottesville.
Colonial influences are a popular choice on Rugby Road in Charlottesville.
Modern architecture is sprinkled throughout Charlottesville for growing families.
Charlottesville offers a variety of ranch homes for you to choose from.
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Parks can give either an urban experience or immersion in nature
This is an outdoorsy city known for its large parks. Darden Towe Park is one of the most popular, thanks to athletic facilities like soccer fields and pickleball courts. But it’s also carved by trails that pass through native plantings. Hikers can pick up a trail that leads to the Rivanna River Company, and then continue their journey on kayak or innertube. For a more urban experience, there’s Ix Art Park on the cusp of downtown, where creative installations mingle with bright modernist seating and hip businesses like J Bird Supply Coffee Roaster. McIntire Park has an extensive skate park, considered by many to be one of the best in the state. By continuing to go east, residents will encounter wine country destinations like Keswick Vineyards, which has a fenced dog park.
Darden Towe Park is a local favorite.
J Bird Supply Coffee Roaster is a Charlottesville favorite for fresh coffee and work spaces.
McIntire Park has a great skate park near Barracks Rugby.
Keswick Vineyards has a large tasting room and outdoor patio.
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A strongly rated public school system
The Charlottesville City School District scores a B-plus from Niche overall, earning an A-minus in the Teachers category and an A-plus in the College Prep category. The Jefferson-Madison Regional Library overlooks downtown, and its large marble columns act as an architectural echo of the nearby university buildings.
Venable Elementary School supports approximately 300 students in Charlottesville.
Charlottesville High is an A- school according to Niche.
Burley Middle receives an A-minus and has an 11-to-1 student-teacher ratio.
Students can start their journey at Mountain View Elementary, which earns a B rating from Niche.
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Big sports venues, and plenty of chances to catch musical performances
Scott Stadium can accommodate nearly 62,000 football fans, and tradition has it that men wear a coat and tie while women wear a sundress – although in recent years many have opted for an orange T-shirt instead. John Paul Jones Arena is the largest of its kind in Virginia, able to host nearly 15,000 basketball fans. But it’s equally known as a concert venue for large acts like Metallica, Paul McCartney and Phish. It's also known as the unofficial home of the Dave Matthews Band, who have played there 13 times, including for the grand opening in 2006.
Beyond campus, the downtown mall carries the cultural torch. Violet Crown is an indie cinema house. The Southern is a stand-up comedy hub that continues to thrive with meetup groups. The Paramount Theater was restored 15 years ago, and in spring the Waterworks Fest celebrates the theater scene. Ting Pavilion caps one end of the mall and is the site of free live music during the Fridays After Five series, from April through September.
John Paul Jones Arena can house 15,000 fans for a variety of shows and sports.
THe Paramount Theater is a magnet for Charlottesville residents with live shows and movies.
Charlottesville residents are waiting for the show to start at The Southern.
The Violet Crown offers Charlottesville residents a variety of new movies to enjoy.
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Two routes make it easy to navigate the city
When it comes to getting around Charlottesville, there are a couple of key corridors. U.S. Route 29 is a north-south pathway leading up to suburbs, shopping centers and the Charlottesville-Albemarle Airport. U.S. Route 250 is equally important, leading west to leafy townships like Ivy or east towards developing suburbs like Pantops. Both connect with Interstate 64, the prime commuter amenity here, which leads 70 miles east to Richmond. There’s an Amtrak station along Main Street.
The downtown mall is a source of cosmopolitan eateries
The downtown mall is also the primary site for eclectic dining. Japanese, French and tapas at Mas represent some of the cuisines that patrons can explore. But it’s just as easy to venture into smaller pockets and still find big flavors, like Lampo in the up-and-coming Belmont neighborhood: devoted customers will wait in line for a taste of Neopolitan pizza made from exclusive imported equipment. The Corner is usually buzzing with students who wander across University Avenue. It’s populated with local success stories like Bodo’s Bagels and Grit Coffee. Barracks Road Shopping Center contains grocery stores as well as fast casual places like Five Guys and chains like Old Navy. Slightly more upscale, the Shops at Stonefield is home to Brooks Brothers and Burton’s Grill & Bar.
Charlottesville's Downtown Mall is its city center full of shopping and dining options.
Charlottesville's Bodo's Bagels is a a resident favorite to meet for breakfast. .
Grit Coffee in The Corner is a Charlottesville favorite for UVA students.
The Shops of Stonefield offers Charlottesville a variety of shopping options
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Police are trying to tamp down a spike in violent crime
In July 2024, Charlottesville police confirmed a reduction in reports of gunshots, hoping to quell concerns about the 30% increase in violent crime from 2020 to 2022. Motor vehicle theft also increased in the city during the early 2020s. But drug and narcotic violations have fallen off by more than half, in part due to the legalization of cannabis. And homebuyers tend to prefer Charlottesville for its protection from natural catastrophe. “We’re buffered from fires, floods and tornadoes,” says Woodriff.
On average, homes in Charlottesville, VA sell after 33 days on the market compared to the national average of 49 days. The median sale price for homes in Charlottesville, VA over the last 12 months is $530,000, up 5% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$550,000
Median Sale Price
$530,000
Median Single Family Sale Price
$663,592
Median Townhouse Sale Price
$460,000
Median 2 Bedroom Sale Price
$300,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
2,559
Median Home Sale Price YoY Change
$5
Average Price Per Sq Ft
$290
Neighborhood Facts
Number of Homes for Sale
375
Months of Supply
1.80
Cost of Living Comparison
Average Home Value
Source: Public Records
Top Schools in Charlottesville, VA
Source:
Best Public Elementary Schools
#1 Virginia L. Murray Elementary School
A
Niche
8
GreatSchools
#2 Meriwether Lewis Elementary School
A-
Niche
8
GreatSchools
#3 Hollymead Elementary School
A
Niche
7
GreatSchools
#4 Trailblazer Elementary School
B
Niche
8
GreatSchools
#5 Baker-Butler Elementary School
A-
Niche
6
GreatSchools
#6 Stone Robinson Elementary School
A-
Niche
5
GreatSchools
#7 Greenbrier Elementary School
B
Niche
5
GreatSchools
#8 Stony Point Elementary School
B+
Niche
4
GreatSchools
#9 Burnley-Moran Elementary School
B
Niche
4
GreatSchools
Best Public Middle Schools
#1 Lakeside Middle School
A
Niche
6
GreatSchools
#2 Joseph T. Henley Middle School
A
Niche
5
GreatSchools
#3 Leslie H. Walton Middle School
A
Niche
4
GreatSchools
#4 Jackson P. Burley Middle School
A-
Niche
3
GreatSchools
#5 Journey Middle School
A-
Niche
2
GreatSchools
#6 Buford Middle School
B-
Niche
2
GreatSchools
#7 Walker Upper Elementary School
C+
Niche
2
GreatSchools
#8 Charlottesville Albemarle Technical Education Center
#9 Ivy Creek School
Best Public High Schools
#1 Western Albemarle High School
A
Niche
8
GreatSchools
#2 Albemarle High School
A
Niche
5
GreatSchools
#3 Charlottesville High School
A-
Niche
5
GreatSchools
#4 Monticello High School
B+
Niche
5
GreatSchools
#5 Charlottesville Albemarle Technical Education Center
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
