$815,957Average Value$436Average Price per Sq Ft19Homes For Sale
Pedestrian friendly downtown strip, overlooked by hilly residential streets
Few areas distill the Charlottesville experience as much as North Downtown. Boasting an exclusively pedestrian open-air mall filled with bars, restaurants, shops and a concert pavilion, this neighborhood speaks to the city’s love of entertainment. “The mall really took off in the late '90s, and now you have this trend where every mid-size city wants to have their own walkable district,” says Loring Woodriff, principal broker at Loring Woodriff Real Estate Associates. “Charlottesville was always associated with the University of Virginia, but now it’s surprisingly sophisticated for its size.” Explorers in North Downtown are bound to see more than a postcard-worthy commercial center stretching from Water Street up to Main Street and finally to Market Street. The terrain gets noticeably hilly beyond this, chocked not with retail but with crepe myrtles and white-columned porches decorated with hanging plants and swings. Residential streets temper the commercial excitement with a quieter pace of life. “The vibe is sleepy but original,” says Joe Porterfield, Realtor at Avenue Realty and a decades-long city resident. It’s upscale, too, as Woodriff describes it: “There are plenty of big houses in North Downtown with an average transaction sale of $2.5 million.”
Diverse renovated homes
Housing is eclectic in North Downtown, but softened by a subtle Southern aesthetic. Even the multi-million-dollar condos in the Waterhouse complex at 218 Water St., are tethered to a downhome feeling. The lower level of this glassy modern building is decked out with brick, faded paint and a yoga studio. Plus, locally grown food is just a block away. “The farmers market on Water Street is one of the best I’ve been to,” says Danny Hugus, a Charlottesville native and Realtor with The Hogan Group. But despite the downtown moniker, housing isn’t primarily condos – it’s mostly single-owner homes that buyers are eager to renovate themselves. “If a house is renovated here, finding it under a million will be difficult,” says Lisa Lyons, an expert on North Downtown and a Realtor with Loring Woodriff Real Estate Associates. Passing along desirable Evergreen Avenue and Lexington Avenue, she points out natural lifestyle features: “Solar panels, a Tesla charger, native plants, a rainwater barrel. It’s all very Charlottesville.” Much of the area is filled with stucco homes absent a front yard, cottages and two-story dwellings that blend Craftsman with colonial style. Some of these can range from $615,000 to $760,000, but keep heading north toward Locust Grove, and the vistas open up. “You’ll see larger properties with a pool and acre lot,” says Lyons. “You wouldn’t know you’re still in the heart of downtown.”
Million dollar homes are not uncommon in the North Downtown neighborhood.
Walk through North Downtown and find many unique and older homes with charm.
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Live performances and global cuisine draw crowds
“It feels like downtown got a new start after the pandemic,” says Kandyce Baker, a comedian who regularly appears at The Southern, a multimedia venue on First Street. “You continue to see new shops, restaurants and meetup groups take hold.” There’s certainly a buzz in the air, even on weeknights. The Paramount Theater, restored 15 years ago, dazzles with pulsing round lights – but a couple blocks west of here, dancers groove to live music in front of The Whiskey Jar. There's a global spread of restaurants, from Turkish to Thai and Japanese. A sushi joint called Ten is owned by Coran Capshaw, the manager who helped the Dave Matthews Band rise from Charlottesville secret to international rock sensation. “The North Downtown mall is its own animal,” says Lori Meistrell, a resident of the neighborhood and associate broker at Nest Realty who’s been involved in local real estate since 2008. “It’s for people who enjoy cultural and age diversity. You’ll see people who’ve transplanted from Boston, but also residents who have been living here since the '60s. And it still has First Fridays, where you can tour the downtown art galleries and enjoy wine.”
New bands play at the Fridays after Five event each week with a variety of genres.
North Downtown is home to Ten Sushi, who is owned by the manager of Dave Matthews Band.
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Alcohol sales occur during the Fridays after Five event.
Tom Tom Festival celebrates a budding startup scene
One of the neighborhood’s biggest events is Fridays After Five, a free concert series held April through September at the Ting Pavilion, a grassy, shaded venue that caps the mall’s east end. “Waterworks Fest is great if you want to check out what’s happening in the local theater scene,” says Baker. Workshops, after parties and pop-ups like trivia events are also part of the festival that lasts from May to June. Also in April is the Tom Tom Festival, a weeklong event that’s brimming with civic pride. “This is especially appealing to the entrepreneurial crowd,” says Baker. “It celebrates the city’s budding startup scene.” Holidays get spotlighted, too. “There are fun, lighthearted events like the Buddy Elf Run and Santa Run on the downtown mall,” says Meistrell.
Extracurriculars at Charlottesville High
Burnley-Moran Elementary has a 15-to-1 student-teacher ratio and is B-rated by Niche. Buford Middle is a B-minus institution with a 13-to-1 student-teacher ratio. Charlottesville High receives an A, and features diverse extracurriculars, with both the Debate Team and Golf Team winning state championships in 2023. The central branch of the Jefferson-Madison Regional Library, open to the public, is another standout educational feature of the neighborhood, and architecturally significant, bestowed with large marble columns reminiscent of the nearby university buildings. “North Downtown has a strong identity in history and people tend to lean preservationist,” says Meistrell.
Buford Middle School has an overall rating of B-, according to Niche.
Charlottesville High faithfully serves the community of Locust Grove.
Burnley-Moran Elementary is an above average school in Charlottesville, Virginia.
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McGuffey Park is an all-ages refuge
“McGuffey Park is very well designed,” says Woodriff. During weekday mornings a common sight is children scrambling across the playground while others lounge on benches in the shade. It’s perched on the appropriately named High Street, joined by a towering steeple next door at First United Methodist Church. Down the hill from the church is Market Street Park, which is a green oasis but somewhat lacking in features and seemingly overlooked in favor of the busting downtown mall mere steps away. “It’s more of a public square,” says Lyons. Little pocket parks with flowers, like the one near the intersection of McIntire Road and High Street, add a cozy touch to the neighborhood.
Artistic statues and murals are popular throughout the North Downtown neighborhood.
Market Street Park is in the middle of North Downtown and offers lots of greenery.
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Park Street, Locust Avenue link residential stretches
McIntire Road is the main thoroughfare on the west side servicing the bulk of the traffic and bringing drivers to key residential strips like High Street. It’s also populated by big-box offerings like Staples and chain eateries like McDonald’s. North Downtown, though, is focused on quaintness and it’s possible to hear the ding of an old trolley car when walking around the downtown mall. Plus, once removed from the rush hour traffic of McIntire, things quiet down. “You’re more likely to hear birds than cars in a lot of parts,” says Meistrell. Laid out in a grid, the neighborhood is fairly easy to navigate by foot and by car. “You have two main drags in the residential section above the mall, Park Street and Locust Avenue, which run in parallel to each other,” says Lyons. Driving conditions are manageable year-round, as Woodriff notes that the area isn’t much affected by natural catastrophes. “We’re typically buffered from fires, floods, tornadoes,” she says. By extension, many of the homes here don’t have garages, with heavy snow not often being an issue.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Are you familiar with the North Downtown neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
North Downtown
US
Homicide
4
4
Sexual Assault
4
4
Assault with Weapon
4
4
Robbery
4
4
Burglary
6
4
Motor Vehicle Theft
5
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
North Downtown Demographics and Home Trends
On average, homes in North Downtown, Charlottesville sell after 58 days on the market compared to the national average of 53 days. The median sale price for homes in North Downtown, Charlottesville over the last 12 months is $632,000, down 10% from the median home sale price over the previous 12 months.
Top-Floor Corner Condo in Downtown Charlottesville! This light-filled top-floor, corner unit at Charlottesville Towers has been recently updated and offers unbeatable convenience in the heart of North Downtown. Featuring 2 bedrooms and 1 bath, the condo offers an open-concept living and dining area that leads to a private covered balcony with treetop views. You'll find fresh paint, new LVP
Top-Floor Corner Condo in Downtown Charlottesville! This light-filled top-floor, corner unit at Charlottesville Towers has been recently updated and offers unbeatable convenience in the heart of North Downtown. Featuring 2 bedrooms and 1 bath, the condo offers an open-concept living and dining area that leads to a private covered balcony with treetop views. You'll find fresh paint, new LVP
Just steps from Charlottesville’s Downtown Mall, this light-filled end-unit condo offers convenience, privacy, and charm in an unbeatable location. McGuffey Park and the McGuffey Art Center are right around the corner, and you’ll be moments away from local restaurants, live music, galleries, and boutique shopping. Tucked in a quiet south-facing spot, the home features an open layout that brings
Ann Hay HardyFRANK HARDY SOTHEBY'S INTERNATIONAL REALTY
North Downtown super cute cottage attached by breezeway to owner's house. Lots of charm for a small space. Garden spot in rear. Walk to Downtown Mall and Court Square. New mini split provides comfortable heat and a/c. Most utilities included except internet and cable tv. Application required. Small pet considered.
Ting Fiber Internet is now LIVE at Tarleton Square!Downtown at your fingertips...At Tarleton Square, location and lifestyle share the spotlight. Discover what our Downtown apartments have to offer! Tarleton is ideally located right in the middle of the historic downtown district of Charlottesville. On a walk scale of 1 to 100, Tarleton Square is a walking paradise 94! Just two
Furnished North Downtown apartment. Great location for downtown professionals & those who work at the University or hospital. Very short walk to Downtown Mall entertainment, restaurants and shopping. Off-street parking is included. This unit has a second floor balcony overlooking a lawn & bamboo garden which can be seen from the living/dining area. The remodeled kitchen has a gas stove, stainless
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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.
