2023 Charlottesville Real Estate Advice  


A 20 Year Charlottesville Realtor

As one of a few Charlottesville realtors with over 20 years of experience, I am qualified to offer you great advice.

Charlottesville Real Estate Questions:

Charlottesville VA is what county? No county. Charlottesville is a city and it sits in Albemarle County.

Charlottesville homes for sale. Charlottesville homes a more affordable than in New England, Florida, and California.

Where should I live in Charlottesville? Obviously, this depends on how much you can afford.

Charlottesville is a city that sits in Albemarle County.

Why are houses so expensive in Charlottesville VA? Because it is spectacularly beautiful, very historic, and home to the University of Virginia.

What are the wealthiest neighborhoods in Charlottesville VA? In the city of Charlottesville, Rugby Road, and downtown around the historic Mall.

In the surrounding Albemarle county, Ednam, Farmington, Glenmore, Keswick Estates, and White Gables.

How much does it cost to build a house in Charlottesville VA in 2023? It depends on the builder. If you choose a quality local builder expect to pay $350-$450 an sq. ft. and that’s before landscaping, appliances, and new furniture.

Is Albemarle County wealthy? Yes indeed. Why? The amazing American history. The four-full seasons. The spectacular Blue Ridge Mountains. The University of Virginia. The scenic, historic farms. The tasty farm-to-table restaurants. Two of the top hospitals in the US. 18 vineyards. Dave Matthews Band. The excellent public schools. Two fox hunts. And the friendly, cosmopolitan people.

Is Albemarle County a good place to live? Totally! And it’s affordable too.

What are Albemarle County property taxes for 2023? The 2023 Real Estate Tax Rate is $.854 per hundred of assessed value.

What cities are in Albemarle County VA? Advance Mills, Afton, Batesville, Crozet, Dyke, Earlysville, Esmont, Free Union, Greenwood, Ivy, Keswick, North Garden, Scottsville, and White Hall.

Is Charlottesville rural? No, Charlottesville was once known as the finest Georgian city in America in the late 18th century. Albemarle County is rural and is bucolic with rolling hills and home to some of the finest historic homes in America (many of which were designed by Thomas Jefferson).

For affordable Charlottesville condos, I like Carriage Hill condos.

For affordable townhomes, I like Belvedere and Dunlora Forest even though it is a Ryan Homes development.

For affordable homes and young families, I love Crozet homes for sale.

For luxury Charlottesville condos, I like White Gables and Kenridge.

Where is the best place to live in Charlottesville VA? I have to call out EZ Home Search and say they are full of BS.

In the above article, they have merely taken every Charlottesville neighborhood and called it the best place to live.

Maybe that’s true if you live in one of these neighborhoods but if you want me to be objective, which I am, I say Poppycock!

The best ‘Charlottesville’ neighborhood is the historic Downtown (for condos) and Rugby Road neighborhood (for its older Georgian-style homes).

What is the richest neighborhood in Charlottesville? Blandemar Farms, Bundoran Farm, Ednam, Farmington, Glenmore, and Keswick Estates.

What is the most walkable neighborhood in Charlottesville? Ashcroft, Bellair, Dunlora, Ednam, Farmington, Forest Lakes, Glenmore, Greenbrier, Keswick Estate, and Old Trail.

What are the best Charlottesville neighborhoods? I love Ednam, Farmington, Frays Grant, Glenmore, Old Trail, Spring Hill Farm, and Whipporwill Hollow.

Best neighborhoods in Ivy VA? Bellair, Far Hills, Farmington, Flordon, Inglecress, Kenridge (for best Charlottesville townhomes), Old Ballard Farm, Ragged Mountain Farm, Rosemont, Spring Hill, West Leigh, Whippoorwill HollowWhite Gables (for best Charlottesville luxury condos), and Wind River.

Is Charlottesville expensive? Yes, but not as expensive as New York & New Jersey suburbs, Northern Virginia, or DC.

Why is Charlottesville expensive? Because it has so much to offer. The University of Virginia, has loads of American history, excellent farm-to-table organic restaurants, 4 fabulous golf courses, 3 country clubs, two fox hunts, wonderful hiking trails, and spectacular Blue Ridge Mountain views.

What is the median home price in Charlottesville VA?  The median sold home price in March 2023 was $406,000.

Is Charlottesville Va a nice place to live? It sure is. Voted twice the number one place to live in America (within the past 13 years).

Best place to retire to.

Best the best place to raise a family.

Best place to start a business.

Best place to sip wine.

Is Charlottesville safe? Yes, very safe. The only trouble is gangs fighting each other over drugs and turf. The cops are onto them as Charlottesville is a major tourist destination. As you know, drugs are everywhere in the USA.

Safest Charlottesville neighborhoods? Farmington, Dunlora, Ednam Forest, Glenmore, Keswick Estates, Old Trail, Rosemont, and Spring Hill

What more can you ask for? Charlottesville has no major fires, no droughts, no big snow dumps, just temperate, and four full seasons.

Charlottesville home builders: Bramante, Craig Builders, Southern Homes Development, NOLA, Apex, Evergreen, Smith and Robertson, and Peter Johnson Builder.

Charlottesville Va to Washington DC is a two-hour drive.

I strive to be the best realtor in Charlottesville VA and will always have your back.

Thanks for reading along…

I would be honored to be your Charlottesville realtor.

Toby Beavers – Charlottesville realtor since 2003

You may call or text me at 434-327-2999

luxury home

Luxury Homes

Charlottesville Real Estate Market April 2023

It is still a seller’s market for condos, townhomes, and affordable homes up to $500,000. This means there will usually be anywhere from 2-5 offers on any listing within two days. So sharpen your pencils and get in there the first day!

As for Charlottesville luxury homes priced from $800-$1.5M, it is still a hot market and you can expect the home to go under contract within 3-5 days (again depending on its location and condition).

For Charlottesville farms, there are probably 10 buyers waiting for a small Charlottesville farm to come on the market.

So be ready to pull the trigger when something fabulous comes on the market.

Do NOT use Zillow or Realtor.com, their appraisals are always wrong

Get with a fellow realtor or myself as members of our local MLS CAAR receive listings 24 hours before those other companies get our data, and by then offers have already been made.

Five Star Charlottesville Buyer's Experience

How I differ from other top Charlottesville realtors:
I work 24/7 which means weekends and holidays.
I cut my phone off at 10 pm so we can talk up until then.
I will send you a BPO or CMA on any property you desire.
I will preview properties when you are not available.

As I steer you through your home buying experience, I’ll make it enjoyable and fun! Yes, fun and enjoyable.

After 20 years of endless driving, I know every nook and cranny of the Charlottesville real estate market. I also know what’s going on…And who are the BEST builders?

I had to learn this as a house renovator for over 40 years. One wrong buy and you can lose big time. You get my 25 years of feedback and advice.

Allow me to be your Charlottesville realtor & teach you what I have l learned.