Charlottesville, VA 22901 Real Estate Market Report

ZIP Code: 22901
Report Date: April 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The Charlottesville real estate market, specifically in the ZIP code 22901, has demonstrated a median sold price of $525,000, reflecting a stable environment with slight price appreciation. This market has increased up since the previous year, indicating a positive trend in property values. The median listing price stands at $449,900, suggesting a notable gap between seller expectations and actual market transactions, which may indicate pricing friction for potential buyers.

Current market conditions are characterized by elevated inventory levels, with a median days on market of 265. This extended timeframe suggests a slower sales velocity, as properties are taking longer to sell. The market temperature is assessed as neutral, indicating balanced dynamics between buyers and sellers, despite the excess supply relative to sales activity. Overall, the combination of strong rental demand and positive local economic indicators supports a stable housing market in Charlottesville.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

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Key Findings

1. The median sold price of $525,000 indicates a strong market performance, reflecting positive buyer sentiment.

2. With a median listing price of $449,900, there is a significant gap that may create pricing friction for buyers.

3. The median days on market of 265 suggests a slower sales velocity, which may impact liquidity in the market.

4. The market temperature is neutral, indicating balanced conditions between buyers and sellers despite elevated inventory levels.

5. The median market rent of $1,800 shows an up trend, supporting strong rental demand in the area.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.