$841,210Average Value$431Average Price per Sq Ft14Homes 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.
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North Downtown Demographics and Home Trends
On average, homes in North Downtown, Charlottesville sell after 102 days on the market compared to the national average of 55 days. The median sale price for homes in North Downtown, Charlottesville over the last 12 months is $618,000, down 2% from the median home sale price over the previous 12 months.
Located in the highly sought-after North Downtown neighborhood, this beautifully appointed home offers the perfect blend of historic charm & unbeatable convenience. Minutes from the Historic Downtown Mall & UVA in the heart of C'ville’s vibrant dining, shopping & cultural scene while still providing a peaceful residential setting. Inside, the home features inviting living spaces filled w/natural
Prime downtown location just one block from Charlottesville’s Historic Downtown Mall! This light-filled Carter Gilmer condo offers the best of downtown living, with coffee shops, restaurants, boutique shopping, live music venues, Ting Pavilion, The Paramount Theater, Live Arts and more just steps from your door. Unique among many downtown condominium communities, Carter Gilmer offers beautiful
Lindsay MilbyLORING WOODRIFF REAL ESTATE ASSOCIATES
MOTIVATED SELLER! This charming all-brick building sits in a prime location—right across from Court House Park and just steps from the Downtown Mall. Discover the perfect canvas for your dream home or creative space. Spanning three welcoming levels, the terrace level features a private entrance and includes two rooms plus a half bath—ideal for an office, studio, or guest space. The first and
$1,295,000 — Discover the timeless charm of 409 2nd St. NE, a circa-1870 home in Charlottesville’s coveted North Downtown neighborhood, just two blocks from the historic Downtown Mall. Offering more than 2,800 finished square feet on a beautifully landscaped .12-acre lot, the home blends original architectural character with thoughtfully expanded living spaces. Classic details and abundant charm
A Rare Opportunity in Downtown Charlottesville! This is one of the most unique retail or office spaces we’ve ever encountered. Located in The Holsinger, one of downtown Charlottesville’s newer and most desirable buildings, this property offers a rare opportunity to own a small retail or executive office suite in the heart of the city. The space is ideal for a boutique retail shop, consulting
**SELLER FINANCING AVAILABLE!** Opportunity to purchase with flexible owner financing terms. Oh and its FULLY RENOVATED in the heart of downtown Charlottesville. This move in ready residence pairs a complete, clean modern renovation with one of the most convenient locations in the city. Overlooking historic Court Square and the Downtown Mall, the apartment offers impressive downtown views,
Steps to the Downtown Mall and just minutes from the University of Virginia, this beautifully updated end-unit condo in the sought-after McGuffey Hill community offers move-in-ready style in the heart of downtown Charlottesville. The light-filled interior features hardwood floors throughout, a wood-burning fireplace with a newly installed mantle, and custom built-ins that add warmth and character
Located just one block from Charlottesville’s Historic Downtown Mall, The 550 represents the pinnacle of boutique, luxury living. Designed by Formwork and constructed by Martin Horn, this award-winning glass and brick landmark was recognized by the Urban Land Institute as the Most Influential Residential Construction Project of 2018. It is the only residence in the building with its own private
Lindsay MilbyLORING WOODRIFF REAL ESTATE ASSOCIATES
Sky-High Sophistication: A Two-Story Masterpiece Upon entering Unit 600, you are immediately greeted by the sheer scale of a soaring 22-foot glass curtain wall. This two-story span of windows frames a perfect living portrait of the Historic Downtown Mall, set against the timeless silhouette of the Blue Ridge Mountains. The main level’s open-concept design flows effortlessly from the sleek
North Downtown 1 Bedroom, 1 Bathroom condo. Units in the Charlottesville Towers enjoy secure entry, onsite laundry, two elevators, and off street parking. HOA covers all utilities including electricity, gas, water/sewer, and trash pickup. Additional storage lockers are available to rent in the building. Significant capital improvements have been made to the building recently. This condo is
Elevated Living, Tailored to You: Penthouse 801 Experience the pinnacle of Charlottesville living in this extraordinary 3,629-square-foot penthouse. Currently under professional build-out, Suite 801 offers the rare advantage of a brand-new, high-end construction paired with a significant custom finish allowance. From the floor-to-ceiling windows overlooking the Blue Ridge Mountains and the
A rare sixth-floor, professionally decorated, fully furnished residence offering ample space, privacy, and stunning long-range views over downtown to Carters Mountain. This is urban living at its finest, set in the heart of downtown Charlottesville, yet elevated enough to feel serene and secluded. Recent upgrades and curated furnishings make this a truly turn-key offering: walk in and start
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
Property Id: 2761740 Brand new furnished studio above Bizou restaurant is available now. Great location for those who you love to be on the Downtown Mall with best dining and shopping in town. A great combination of living space and working studio for those working from home or artists, private coaches, etc. It is ready to move in and has everything you`ll need for a comfort
Property Id: 1630740 Elegant spacious, sunny studio apt in a beautiful historic building on the downtown mall. Easy access to UVA less than a mile straight down West Main st. Popular cafes & shops are right outside your door. Violet Crown movie theatre is steps away. Gorgeous original wood floors, huge tiled bathroom with huge bathtub(great for soaking), shower, big walk-in closet.
Property Id: 1797054 Elegant spacious, sunny studio apt in a beautiful historic building on the downtown mall within walking distance of UVA. Easy access less than a mile straight down West Main st. Popular cafes & shops are right outside your door. Violet Crown movie theatre is steps away. Beautiful original wood floors, huge tiled bathroom with huge bathtub(great for soaking), shower.
Property Id: 2281969 Charming Furnished House Studio on The Downtown Mall - Available Now! Discover the perfect blend of comfort and convenience in this beautiful studio located right on The Downtown Mall. With all utilities included (electricity, water & sewer) you can enjoy a truly hassle-free lifestyle. Highlights: • Prime Downtown Mall location • Utilities
Property Id: 2761739 Indulge in urban living at its finest with our available furnished studio on The Downtown Mall, boasting the premier location in town. Nestled above the acclaimed Bizou restaurant, this residence is not just a home; it's a lifestyle choice. Immerse yourself in the culinary delights and vibrant entertainment options just steps away, making every day an exploration of
Move-in Ready! Be the first to call this brand-new 3 bedroom, 2 full/2 half bath pet-friendly townhome home! Located in The Grove at Brookhill, enjoy easy access to Route 29, Hollymead Town Center, Charlottesville-Albemarle Airport, UVA’s North Fork, and Rivanna Station (NGIC/DIA/NGA). Downtown Charlottesville and UVA are just 5-7 miles away. Built by Greenwood Homes, this spacious townhome
A must see gem! With great walkability to the Downtown Mall and Main Street, this light filled, elegantly upgraded home, has everything you could want or need. New kitchen and appliances grace the main level living with open plan and breakfast nook. Also on the ground level is a living/family room, 2 bedrooms and a full bath. The upper level boasts one bedroom, lots of storage, walk-in closet
Nob Hill is a boutique apartment community of 24 one-bedroom residences Each home includes a solid mahogany entrance door, beveled stone tile foyer, maple architectural paneling, custom millwork, and recessed LED lighting. Distinctive tinted-glass Plaza Doors separate the bedroom and living room. Heat-resistant Trespa countertops with glass-front cabinetry and ceramic tile backsplashes. The
Move-in Ready! Located just a few blocks from downtown shopping, dining, and entertainment! This 1 bedroom, 1 bath Charlottesville Towers condo is nestled in the beautiful North Downtown neighborhood. Walk to McIntire Park, the CODE building, local restaurants, art galleries, a library, plus music and theater venues. Just a short drive from the University of Virginia Grounds, UVA Medicial Center,
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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