Charlottesville

In the not-too-distant past, the stretch of Main Street that passes through the 10th and Page neighborhood was considered by many locals a kind of no man’s land. “Students just wouldn’t walk that far, and certainly not up to the Amtrak station near Main and 8th Street,” says Monroe Allen, a real estate associate with Sotheby’s International and a 2018 graduate of the University of Virginia. Largely, there was no reason to – but in recent years, development has brought shops, hotels, chain eateries and sleek brick multi-use buildings. It’s up for debate whether the neighborhood has crested into revitalized status. “They’re trying to have offices on the ground floor of those multi-use buildings and then fill the upper floors with housing, but I’m not sure if that trend has fully taken off yet,” Allen says. Still, the sensory stimulus is palpable in this zone just outside of university grounds, and that’s enough to attract attention from newcomers and veteran residents alike. “For all intents and purposes, this part of Charlottesville has become a one-stop shop,” says Steve Michaels, who’s been an early childhood educator in the city for 13 years. Food options are clustered like a barbell at two ends of the neighborhood: near the south end where 10th Street converges on Main, and further north, where 10th and Preston Avenue converge. Next door in the Venable neighborhood, Main is already known as an eatery-lined place to stroll, feeding off the foot traffic of the university across the street. But while Venable has restaurants with the patina of decades past, this area is devoted more to polished eateries. Kung Fu Tea is a bubble tea store with a bright, open room to sit in. Potbelly is an established sandwich chain, while Box’d Kitchen is a newer Virginia-based franchise focusing on fresh boxed takeout meals. Near 10th and Preston, the Dairy Market is a popular Charlottesville institution. It’s housed in the 1930s Monticello Dairy building, and brings together everything from Asian to American cuisines in a food hall format. Across the street is Integral Yoga Natural Foods, a small locally owned health food store containing snacks, produce, drinks, frozen goods and bulk food items. Cottages and bungalows with small yards and fences are frequently seen here. These single-level homes usually have some form of yard and a fence, but the real appeal is their price: upper $200,000s to $350,000. Compare this to Venable, the next neighborhood to the west, where homes typically approach the million-dollar mark. There are multi-story options, too. Brick colonials from the 1920s are perched on raised lots, reachable by stoops. They sell in the $500,000 to $600,000 range. Newer construction from around 2005 is available, too: this typically shows up as a modern three-bedroom colonial with covered front porch. These also range from $500,000 to $600,000. Overall, pops of pastel color give the homes in this neighborhood a vibrant, trendy look. Jenkins Park, the only park in 10th and Page, is peaceful enough but more like a reflection space. Overlooked by the trestle where Eighth Street and Seventh Street fork, it’s accessed by a set of stairs leading to a grassy square surrounded by benches. Otherwise, the nearby college campus provides plenty of athletic recreation opportunities, like at the Snyder Tennis Center. Residents can also bounce north into the Ride Hill neighborhood, just on the other side of Preston Avenue, where Booker T. Washington Park offers playgrounds, a pool and a baseball field. Highly rated public schools bolster this evolving neighborhood. Trailblazer Elementary earns a B from Niche, and has a 14-to-1 student-teacher ratio. Buford Middle receives a B-minus rating and maintains a 13-to-1 student-teacher ratio. Charlottesville High is an A-rated school that gained a new principal in 2024 who’s aiming to create a mentorship program for incoming freshmen. This neighborhood is highly walkable. Sidewalks are present in some residential stretches, but more importantly pedestrians can take Main west to campus grounds and popular nightlife spots or go east toward the downtown mall. Residents can even walk to the Amtrak station, which provides service to Washington. There are two locations on each side of Main for picking up buses, too. Preston Avenue on the north side can be taken east to McIntire Road, one of the major thoroughfares of Charlottesville that connects with Route 250.

Barracks Road is an atypical neighborhood when it comes to Charlottesville standards. “We aren’t really known for condos,” says Monroe Allen, an associate real estate agent with Sotheby’s International. “And in general, there’s not that much housing when you get this close to University of Virginia grounds.” But with the recent development of the Pavilions at White Gables, and other condo complexes, the neighborhood of Barracks Road now has a residential angle. The neighborhood is also walkable to campus, has instant access to commuter routes and is anchored by the Barracks Road Shopping Center. What results is a strong example of the live-work-play model that mixed-use developers have been chasing in recent years. Residents have an abundance of retail and culinary options right at their front doorstep, thanks to the Barracks Road Shopping Center. "This is where everyone does their grocery shopping," says Lori Meistrell, associate broker at Nest Realty. Indeed, the shopping center is framed like a barbell, with a Kroger and Harris Teeter supermarket placed on separate ends. For quicker, casual eats there are well-known chains like Five Guys, Chipotle and Chick-fil-A. Nightlife isn’t absent, either: places like Sedona Taphouse and Ralph Sampson’s American Taproom give residents a chance to explore numerous craft beers. For coffee the next morning, chains again come to the rescue – specifically, Panera Bread and Greenberry’s. Clothing is available at Anthropologie and Old Navy, while Barnes & Noble fulfills a need for a third space between work and home where lingering can be experienced. Despite all these large big-box names, there are small locally owned eateries. Brazos Taco Bar features vegetarian options, plus fan favorites like breakfast tacos and horchata made in house. University green space is part of the package when living in Barracks Road. There are sporting activities to watch on the North Grounds, plus a walking path that connects to the Rivanna Trail system, which can be taken as far as Old Ivy Road. By driving a little over 1.5 miles east, residents will find McIntire Park, which is claimed by local skaters to have one of the best skate parks in the state – it’s full of ledges, rails and concrete bowls to roll across. McIntire also features a trail network and mountain views. Lighted ballfields provide a community draw. Given the proximity to University of Virginia, it was a natural choice to fashion the Pavilions at White Gables in a style that evokes Thomas Jefferson’s aesthetic. The look is certainly Palladian, with a focus on symmetry through the use of large classical columns. Red brick and dark accents give a dash of colonial flair. The complex features six detached multi-story buildings, referred to as pavilions, clustered around a shared green space. All units have at least two bedrooms and can range in size from 2,100 square feet to more than 3,600 square feet. Covered porches, sunrooms and balconies are some of the external spaces that can be featured on units. But all units share certain amenities, like 24/7 security and access to elevators. Prices begin at $750,000 and extend to $1.2 million. University Village Condos have a similar look with redbrick facades, but slightly modernized. It's a 55+ community with nearly 100 units and a fitness center. Prices are competitive, too, with two bedroom units starting at $675,000. Highly rated schools create another incentive around Barracks Road. Trailblazer Elementary has a 14-to-1 student-teacher ratio and is rated B on Niche. Buford Middle maintains a 13-to-1 student-teacher ratio and is rated B-minus. Charlottesville High has an array of award-winning extracurriculars for students to choose from, like the debate team and golf team, which took state championships in 2023. In addition, a new principal in arrived in 2024 with plans to implement a mentorship program for incoming freshmen. The school receives an A rating. Barracks Road may be a walkable community, but in a nod to this neighborhood’s name, it does feature access to some of the most useful roads in Charlottesville. The namesake Barracks Road is the neighborhood’s northern line, and it’s bounded by two pathways that are used both by commuters and those looking to explore the city: Route 250 to the west, and Route 29 to the east. These corridors end up acting like borders for the neighborhood, adding to its tiny and exclusive quality, despite the fact that the shopping center is heavily used by many in the general area.

Barracks-Rugby takes its name from two important roads that meet in this neighborhood. Barracks Road serves largely as a commercial corridor and means of accessing highways that stretch across greater Charlottesville. Rugby Road, on the other hand, is a quieter strip that runs past residences and Greek life housing, eventually to the University of Virginia grounds. This gives Barracks-Rugby a mixed suburban quality: There's plenty of access to retail, parks and winding residential streets, but it's close enough to a major college to feed off the vibrancy. It’s more of a car-dependent neighborhood compared to Venable, which is walkable to campus. But it’s not a remote locale that feels removed from these more active parts of Charlottesville. “The neighborhoods behind the University of Virginia are all starting to grow together,” says Lori Meistrell, associate broker with Nest Realty. While home prices can reach into the $800,000 to $900,000 range like Venable, that’s the upper limit in Barracks-Rugby. Instead, home prices here start in the $500,000 to $550,000 range, giving Barracks-Rugby a more approachable character. Split-levels and colonials from the 1980s form this category. Modern traditional homes from the 90s appear in the $600,000 to $700,000 range. Things turn vintage for the $700,000 to $900,000 range. Homebuyers will find midcentury ranch-style homes and simplified Cape Cods that are styled like cottages. These three-bedroom homes tend to sit pushed back on the lot, often with a paved walkway stretching to the front door. They’re surrounded by mature trees and decorated with smaller shrubs or plantings. Overall, the residential scene is leafy, quiet and appealing to a wide range of homebuyers. Steven Michaels, an early childhood educator with Congregation Beth Israel, says there’s change happening in these neighborhoods that are near or adjacent to the university and downtown. “Back around 2000, a transplant might be someone from further up the East Coast, like Boston or New York,” says Michaels. “Now this is a changing area pulling everyone from Washington to the West Coast.” Trailblazer Elementary receives a B rating from Niche, and maintains a 14-to-1 student-teacher ratio. Buford Middle has a B-minus and a 13-to-1 student-teacher ratio. Charlottesville High is an A-rated school with award-winning extracurriculars. The school's debate team and golf team won state championships in 2023, but also gained a new principal in 2024 who wants to implement a mentorship program for incoming freshmen. Greenleaf Park features typical facilities like picnic shelters and a playground, but it’s a sprawling 12-acre space noted for trails, too. The terrain is hilly and dotted with trees. Greenleaf is also a gateway to even more outdoor recreation opportunities in McIntire Park, like a popular skateboarding facility, spilling into neighboring Locust Grove. The entire swath used to be McIntire, but with the introduction of U.S. Route 250, a sliver was turned into a park that Barracks-Rugby could call its own. The Barracks Road Shopping Center is undoubtedly where residents can explore dining and shopping. Kroger and Harris Teeter are the two large supermarkets anchoring the center. Fast casual spots like Five Guys, Chipotle and Chick-fil-A satisfy the desire for a quick bite. But there are places to linger as well, like Sedona Taphouse and Ralph Sampson’s American Taproom, both centered on craft beer. Panera Bread and Greenberry’s serve the need for coffee-oriented establishments. Barnes & Noble, Ulta, Anthropologie and Old Navy provide brand-name shopping opportunities. Small locally owned eateries do pop up, though. Brazos Taco Bar features vegetarian, vegan, carnivore and pescetarian options. Chang Thai is all about dumplings, noodle dishes and curries from Thailand. Barracks-Rugby is a car-dependent neighborhood, with bus access limited to its namesake roads and Rose Hill Drive. When it comes to pedestrian friendliness, even if many of the residential streets are somewhat wide, not all of them have sidewalks – and if they do, it may only be on one side of the street, for a short portion. But with several key pathways moving through Barracks-Rugby, drivers and commuters stand to take advantage of the connectivity in this neighborhood. Barracks Road, for example, intersects with Emmet Street, also known as U.S. Route 29, on the west end. This is a way to reach even more shopping. “You can take that route to add Whole Foods and Trader Joe’s to your grocery run,” says Meistrell. Plus, 29 is a great way to immediately merge onto 250, which leads east out of the city toward Interstate 64. For reaching campus, Rugby Road is a prime choice.

Ask a local which Charlottesville neighborhood they feel is hot right now, and many will say Belmont. There’s a reason this south downtown locale is getting so much attention: historically overlooked, people are checking out Belmont now because it has a slight rough and tumble vibe that appeals to people who want a hand in shaping local identity. This isn’t really a place that’s fully formed like North Downtown, which is known for being more expensive – however, with word getting out, pricing appears to be increasing. “I sold a three-bedroom 1930s home in Belmont this June for $740,000 and you’re starting to see prices trend that direction,” says Monroe Allen, real estate associate with Sotheby’s international and Charlottesville native. Still, with eccentric destinations like Ix Art Park informing the neighborhood, Belmont appeals to those who want a bit of a hip lifestyle. When it comes to finding a unique mix of entertainment, drinks, food and general lounging, residents head to Ix Art Park and Ix Business Park. The synergy between these two parks is palpable, with murals, plantings and colorful modernist seating fixtures connecting the two for a visceral creative experience. Some visitors can be seen imbibing at Three Notch’d Brewery, while others scope out the farmers market held in a central public square. The business park features a fun mish mash of retail, including a pet supply store, bicycle store and salon. Habitat for Humanity and Portico Church are tenants boosting the community feel. But the standout feature is food. Lampo, a celebrated pizza place, has a satellite location here and Brazos Tacos is a Texas-style taqueria with outdoor seating that’s popular. Things get cozy at J Bird Supply Coffee Roaster, a rustic cafe which is connected to Studio Ix, a coworking space. Eateries continue to dot Monticello Road, like Mas, which serves tapas. There’s also the original location of Lampo. “It’s incredible Neopolitan-style pizza,” says Danny Hugus, a Realtor with the Hogan Group. “They have authentic equipment from Italy that makes it taste that way.” Belmont’s market opens with single-level minimal traditional homes built during the 2010s. Of course, the price tag and proximity to downtown is what’s appealing to homebuyers: these are in the $300,000 to $350,000 range and walking distance to the mall on Main Street. Bumping up into the $350,000 to $400,000 range, homebuyers can just as easily find multi-story homes. These may be more historic in nature, dating to the 1920s. Regional styles appear when jumping into the $750,000 to $900,000 range that Allen says is becoming more common in Belmont. For example, one might see a bungalow with stark white colonial stylings, or a three-bedroom Victorian on a wooded lot. Throughout the available styles and prices, quiet leafy yards are a common sight, giving Belmont a suburban angle despite its proximity to trendy urban amenities. While the Ix Art Park may play a key part in Belmont’s social scene, it’s not a typical grassy space – but there are several parks in the neighborhood fitting that description. Spreading across 3 acres, Belmont Park has a basketball court, playground and large shade trees for those who want to just lounge. Rives Park is about just as big, and stands out for its views of Carter Mountain. At nearly 10 acres, Quarry Park is bigger than the previous two combined, and uses that space to include multiple baseball fields. The park uniquely intersects with both Moores Creek and the Rivanna Trail. “Belmont can be a bit bohemian. They have a festival every spring called Porchella, where musicians play concerts on front porches,” says Lori Meistrell, associate broker with Nest Realty. Other nearby events include Fridays After 5, a concert series with food trucks held at the Ting Pavilion in the downtown mall. Summit Elementary is rated C-plus by Niche, and has a 13-to-1 student-teacher ratio. Buford Middle maintains the same student-teacher ratio but receives a B-minus rating. Charlottesville High is an A-rated school that’s developing a new mentorship program for freshmen in 2024. One of the most prominent features of Belmont is that it’s defined by important thoroughfares. To the north, Water Street and Market Street provide access to the downtown mall. To the south is Interstate 64, an important commuter corridor. Finally, running along the west end is Avon Street – which offers sweeping views of Lampo and the Ting Pavilion while driving towards downtown.

Fifeville is placed below areas that have revitalized in recent years, like Starr Hill or Tenth and Page. As a result, there’s growing interest in this neighborhood, even though in the past it may have been overlooked. Fifeville is crowned by the city’s Amtrak station, and as locals describe it, the train tracks created a natural buffer separating the downtown scene from leafy suburbia. But in front of Tonsler Park on Cherry Street, there’s a green sign painted with cherry blossoms that says “Fifeville: historic, green, diverse.” Part of the diversity comes from the modern walkability trend, with residents feeling less isolated by certain borders. Development has boomed along Main Street, between the downtown mall and the University of Virginia, surrounding Fifeville with stretches filled by students, professionals and transplants. Things feel more fluid now. “There’s nothing you sense friction wise, moving from one neighborhood to the other in this part of Charlottesville,” says Joe Porterfield, a Realtor with Avenue Realty and a decades-long resident. “It’s not as glaring as in the past.” <br><br>Fifeville is also appealing because homebuyers are seeking lower prices compared to the million-dollar properties populating nearby North Downtown. One of the draws is access to fixer upper properties that start around $300,000 – a housing category which is becoming increasingly rare in this area of Charlottesville, considering that South Downtown neighborhoods like Belmont next door already have lost that market segment. “A lot of properties hit the market already renovated. I just sold a renovated house in Belmont for $740,000 and we’re starting to lose that $500,000 and below housing segment,” says Monroe Allen, a real estate associate with Sotheby’s International and a Charlottesville native. Townhouses are commonly seen here, ranging from the mid $200,000s to mid $300,000s. They’re attached two-story units with updated interior finishes and a gravel driveway. In the $600,000 to $700,000 range there are historic single-owner homes from the 1920s that have also been renovated. These have colonial stylings like covered front porches. <br><br>Highly ranked schools contribute to the suburban appeal. Johnson Elementary has a 12-to-1 student-teacher ratio, and receives a B rating from Niche. Buford Middle receives a B-minus rating and is in the process of expansion. Charlottesville City Schools Superintendent Royal Gurley held an event in June 2024 for the community to witness the completion of the gym. The new Charlottesville Middle is expected to open in 2026. Charlottesville High is an A-rated school, and it too has undergone expansion over the years, including updated classrooms in 2004. <br><br>While the neighborhood extends as far south as Johnson Village, a community developed around midcentury, there’s plenty of housing within range of Main Street – making it walking distance to the downtown mall. “It’s maybe less walkable than places like Starr Hill, but if you live in the northern section closer to Ix Park, you’re probably fine to walk downtown,” says Forcey Learmonth, a guide for local stretches of the Rivanna River. Another key corridor is Cherry Avenue, which takes drivers past park space, shops and eateries. Buses run along Cherry, too, and fork off to side streets like Ninth Street, which has destinations including the Islamic Society of Central Virginia. On the east end, Fifth Street is equally trafficked by buses, and leads to more houses of worship, like the Charlottesville Church of Christ. The Amtrak station on Fifeville’s north side offers connection to Richmond and Washington D.C. <br><br>On an average weekday, it’s possible to find Tonsler Park filled with visitors. At over 7 acres, it’s one of the largest green spaces in Fifeville – and with multiple athletic facilities, it’s a hit with sports fans. Basketball, baseball and tennis are played here, while kids have access to a playground. There’s also an indoor recreation center and a life-sized chess board. Forest Hills Park on the south side is distinguished by its view of Carter’s Mountain. A flatter clearing within the park is suitable for lounging and picnics. <br><br>While eateries are spread out across Cherry Avenue, there’s enough of a scene to serve many dining preferences. Royalty Eats focuses on Southern-inspired soul food like mac and cheese, fried chicken and collard greens. La Flor Michoacana keeps it cool with popsicles and ice creams that expand palettes with flavors ranging from papaya to rum and raisin. Korner Restaurant goes the Americana route with hamburgers and other diner fare. Roughly 2 miles down Fifth Street is where residents can find Food Lion and Wegman’s. Besides running errands, the 5th Street Station shopping mall also features venues fit for entertainment, like the Alamo Drafthouse and Timberwood Tap House. Dining possibilities continue here with fast casual chains plus more striking options like Indian or Hawaiian cuisine.

Fry’s Spring may be just a few blocks below the University of Virginia campus, but it reaches down to Interstate 64, covering parks, trails and shops along the way. It’s capped on the north by a set of train tracks that lead to Charlottesville’s Amtrak station – a de facto city marker separating the retail-rich stretches of Main Street from these historically more overlooked neighborhoods of South Downtown. Realtor Joe Porterfield with Avenue Realty, who’s lived in the area 40 years, says this neighborhood shares some features with Jefferson Park Avenue, which is even closer to the college campus, also north of Fry’s Spring. “On the residential side of things, you’re going to see quite a bit of rental mixed in with single-family homes,” he says. “I’d say it’s half and half. Faculty will rent there, and so will visiting nurses to the university hospital.” But this neighborhood is significantly bigger than the sliver of Jefferson Park Avenue, and it’d be safe to call it a suburb filled with winding streets and half a dozen churches, from Jefferson Park Baptist to Immanuel Lutheran. The investment properties that Porterfield speaks of can have a classic look that fits in with the rest of the neighborhood. For example, a 1970s duplex will feature three bedrooms in each unit, with a finished basement on each side as well. These run in the $500,000 to $600,000 range, and can feature Southern-inspired pastel facades. On the single-owner home front, ranches and bungalows make up a lot of the residences here. These range from $385,000 to $595,000. Prices will vary due to age, condition, size and materials of the home. Homebuyers will see simple, small brick two-bedroom midcentury ranch-style homes at the start of that range, with 1,000 square feet of living space on a yard landscaped mostly by mature trees. On the other hand, the top of the range will be represented by properties like a 1920s restored bungalow with cobbled stone walls and nearly 1,700 square feet of living space. Landscaping can diverge here, too, becoming more decorative with smaller hedges, flowering trees and crepe myrtles. Consistently high-ranking schools contribute to the appeal of Fry’s Spring. Niche gives a B-minus to Jackson-Via Elementary, which has a 15-to-1 student-teacher ratio. Buford Middle is rated the same, and it’s currently expanding into a new institution called Charlottesville Middle, scheduled to be completed by 2026. Charlottesville High is an A-rated school, and in May 2024 it gained a new principal who aims to create a mentorship program for freshmen. Events are also a big part of the experience at Fry’s Spring Beach Club. The clubhouse is a social hub with happenings ranging from oyster roasts to summer camps. There’s a Saturday concert series by the pool from May to September. But the neighborhood’s proximity to downtown and the university offer even larger events. “The Ting Pavilion is where you can go for a free summer concert series. It’s got a grassy bank, canvas covering and a great stage,” says Lori Meistrell, associate broker with Nest Realty and Charlottesville native. “Then, once those acts get famous, they’ll go to the John Paul Jones arena on campus.” Shopping, dining and nightlife spots are largely isolated to the neighborhood’s southeast side, near the elementary school. But in that pocket along 5th Street, there are a number of options. Food Lion occupies a small strip mall that also contains a CVS and Family Dollar. Fast casual chain eateries like Domino’s Pizza and Taco Bell are included in Willoughby Square Shopping Mall. On the other side of the street is where the more extensive retail options are – at 5th Street Station, a shopping mall with big-box stores like Wegman’s, Marshalls and Pet Smart. Locally owned restaurants, offering unique foods such as Peruvian or Indian, bring an eclectic angle. Alamo Drafthouse Cinema brings an entertaining mix of craft brews and movies. Outdoor recreation is a core feature of this neighborhood’s identity. The most public option is the 23-acre Azalea Park, which includes athletic spaces such as basketball courts and baseball fields, but also encourages more leisurely entertainment with gardens and the Rivanna Trail System. Homebuyers will also notice that planned developments like those near Huntley Avenue have wooded trails that lead to Moores Creek. Fry’s Spring Beach Club is a members-only organization with two pools, tennis courts and volleyball courts. While the neighborhood does feature many trails throughout, it’s also built around car travel, with Jefferson Park Avenue running down the middle. However, alternative transportation is available with buses leading from the Jefferson Park Avenue’s intersection with Cleveland Avenue down to the Willoughby Square Shopping Mall. Buses can also be picked up at a stop outside the mall’s Food Lion, taking patrons up to where Fifth Street becomes McIntire Road, near the downtown mall. Interstate 64 is a prime attraction, especially for anyone commuting from Fry’s Spring.