Family Guide to Charlottesville Neighborhoods by School Zone
For families seeking a blend of spacious homes, top-tier education, and a community-centric lifestyle, Albemarle County offers several standout neighborhoods in 2026
These areas consistently rank high for safety, amenities, and long-term resale value, making them prime choices for those relocating within the Mid-Atlantic region.
Crozet & Old Trail
Crozet provides a charming small-town atmosphere framed by mountain views.
It is a preferred destination for UVA and UVA Health professionals due to its proximity to the university and its highly rated school district.
The area is served by Brownsville and Crozet Elementary, Henley Middle, and Western Albemarle High, all recognized for academic excellence.
Old Trail, Western Ridge, and Grayrock features:
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Family-Sized Homes: Large single-family residences with four or more bedrooms, finished basements, and generous yards.
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Active Lifestyle: Amenities include community pools, golf courses (Old Trail), playgrounds, and extensive trail systems.
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Walkability: A central village offers coffee shops and restaurants, while interconnected sidewalks allow children to walk or bike to nearby Western Albemarle schools safely.
Forest Lakes & Hollymead
Located north of Charlottesville, these established communities are designed for busy families who prioritize a short commute and robust recreational facilities.
Forest Lakes (North and South):
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Comprehensive Amenities: Residents enjoy multiple pools, tennis and pickleball courts, athletic fields, and a fitness center. Paved trails wind around several lakes, creating a safe environment for kids to explore.
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School Proximity: The neighborhood is situated near Hollymead Elementary, Lakeside Middle, and Albemarle High, simplifying the daily school run.
- Forest Lakes Townhomes: Forest Lakes have townhomes for sale too.
Hollymead:
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Quiet Suburbia: Known for its mature, tree-lined streets and extensive parklands, Hollymead offers a more secluded feel while maintaining its own pool and trail system. Hollymead also offers townhomes.
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Developmental Focus: The local schools are noted for their emphasis on student wellness and whole-child development.
Dunlora & Dunlora Village
Situated just outside the city limits, Dunlora offers a peaceful, residential feel with an exceptionally easy commute to downtown Charlottesville and UVA.
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Outdoor Recreation: The neighborhood features a soccer field, garden plots, and quick access to the Rivanna River for kayaking and hiking.
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Diverse Schooling: In addition to feeding into the well-regarded public school system (Agnor Elementary, Burley Middle, and Albemarle High), the area is within 15 minutes of several respected private schools.
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Dunlora Village: This newer section features modern construction with flexible floor plans and wooded lots. Unique riverfront amenities include a natural playground and a community firepit.
The Stonefield Area
For families who prefer a more urban, walkable environment without sacrificing access to county schools, the Stonefield area is a top contender.
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Modern Living: The area offers upscale townhomes and apartments with resort-style pools and fitness centers, perfect for families who want a low-maintenance lifestyle or a home-base while they get to know the region.
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Unmatched Convenience: Residents can walk to movie theaters, high-end shopping, and dining. Its location along the Route 29 corridor ensures quick access to the rest of the county.
Why These Neighborhoods Are Your Family Guide to Charlottesville Neighborhoods by School Zone
For parents aged 30-45, these areas solve the “wish list” puzzle by providing four-bedroom homes with basements, large yards, and, most importantly, a neighborhood full of other children.
The combination of built-in social hubs (like clubhouses and pools) and reliable school zones ensures that these communities remain in high demand, protecting your investment for years to come.
As of early 2026, the Albemarle County real estate market remains strong and resilient.
The most current published snapshot shows Albemarle Countyโs median sale price around the midโ$500k range (about $555k in the latest Redfin month).
Toby Beavers Realtor/CAAR MLS snapshot: The prices of Albemarle, VA homes have shown monthly medians in roughly the low- to mid-$500k range, consistent with Redfinโs closed-sale median.
While the frantic pace of the previous years has leveled off into a more balanced market, high demand for family-sized homes in top school districts continues to drive value.
Here is a breakdown of the current market trends and pricing for your target neighborhoods.
Albemarle County Real Estate Market Snapshot (Early 2026)
| Neighborhood Area | Median Sale Price | Market Trend | Notable Context |
| Crozet (Overall) | $575,000 – $615,000 | Up 2.1% YoY | Competitive for detached homes; inventory remains relatively low. |
| Old Trail (Crozet) | $674,000 | Up 8.7% YoY | Premium pricing for walkability and newer 4+ bedroom builds. |
| Forest Lakes | $495,000 – $520,000 | Up 3% YoY | Very popular “entry-level” for the county; homes sell quickly if move-in ready. |
| Dunlora | $673,000 | Up 5.9% YoY | High demand due to proximity to UVA; inventory is very tight. |
| Stonefield Area | $555,000 (Median) | Up 5.2% YoY | Wide range from $400k (townhomes) to $700k+ (upscale single-family). |
Key Trends for Families
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The “Space Premium”: Larger homes (4+ bedrooms) are appreciating faster than the general market. In Albemarle County, 4-bedroom homes have seen roughly a 6.6% increase in value over the last year, as remote work keeps the demand for home offices high.
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Inventory Shifts: While inventory has increased by about 23% across the county, it remains below historical norms. This means youโll have more options than a buyer in 2022, but you should still expect competition in neighborhoods like Old Trail or Dunlora.
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Negotiation Power: The “Days on Market” (DOM) has increased to roughly 40-50 days for many listings. This is good news for you, it allows more time for inspections and thoughtful negotiations compared to the “weekend bidding wars” of the past.
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Stable Growth: Albemarle County is currently a Balanced Market. Albemarle VA homes are generally selling for approximately 99% to 100% of their asking price, indicating that while prices aren’t skyrocketing, they aren’t dropping either.
Strategic Advice for Your Search
If you are prioritizing school zones and resale, Crozet homes and Dunlora townhomesย remain the “gold standard” for long-term equity.
If you want the most “bang for your buck” in terms of square footage and neighborhood amenities (pools/tennis), Forest Lakes offers the most consistent value.
For 2026, Albemarle County remains an attractive but high-demand market.
The most significant update for this year is the real estate tax rate, which was recently adjusted to support public safety and education.
Below is a breakdown of the financial and logistical details for each neighborhood.
Financial Comparison: 2026 Albemarle County Taxes & Estimates
The current real property tax rate for Albemarle County is $0.894 per $100 of assessed value.
Unlike some other states, Virginia also has a Personal Property Tax (car tax), which for 2026 is $4.28 per $100 of your vehicle’s value.
| Neighborhood | Typical Price Range (2026) | Est. Annual Property Tax |
| Forest Lakes | $500k – $650k | $4,470 – $5,811 |
| Stonefield Area | $550k – $750k | $4,917 – $6,705 |
| Crozet / Old Trail | $650k – $950k | $5,811 – $8,493 |
| Dunlora | $675k – $900k | $6,034 – $8,046 |
Commute Times to UVA Health / Downtown Charlottesville
Commute times in Charlottesville are heavily influenced by “school traffic” and the Route 29 corridor.
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Dunlora: 8-12 minutes. This is the “commuter’s favorite.” You are essentially one back-road (Rio Rd to Park St) away from downtown.
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Stonefield Area: 10-15 minutes. Very central, though the Hydraulic Rd/Route 29 intersection can be a bottleneck during rush hour.
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Forest Lakes: 15-25 minutes. Primarily a straight shot down Route 29. Many residents use the 29 North CONNECT bus, which takes about 18โ20 minutes to reach the hospital.
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Crozet / Old Trail: 20-35 minutes. A scenic drive via I-64 or Route 250. During peak morning hours (7:30 AM), expect closer to 30 minutes.
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The Crozet CONNECT shuttle is a popular alternative for UVA employees to avoid parking hassles.
Albemarle County School Districts at a Glance
All these neighborhoods feed into the Albemarle County Public School (ACPS) system. While boundaries are stable for 2026, the county is currently investing in new elementary facilities to keep up with growth.
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Crozet Area: Brownsville/Crozet Elementary -> Henley Middle ย -> ย Western Albemarle High.
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Forest Lakes/Hollymead: Hollymead/Baker-Butler Elementary ย -> ย Lakeside Middle ย -> ย Albemarle High.
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Dunlora: Agnor Elementary -> Burley/Journey Middle ย -> ย Albemarle High.
Market Strategy Tip For Moving To Albemarle County
If you are moving from a higher-tax area (like Northern Virginia or New Jersey), you will find the property tax here lower, but the Personal Property Tax often surprises newcomers.
Make sure to factor the annual car tax into your monthly “all-in” housing budget.
Based on active 2026 listings and market data, a $700,000 budget is a very strong “sweet spot” for Albemarle County.
It allows you to choose between a spacious, established home in Forest Lakes, a walkable new-build lifestyle in Crozet, or a high-convenience property near Dunlora.
Here is what $700,000 looks like across your target neighborhoods right now:
1. Forest Lakes (Including the Hollymead Area)
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What you get: A fully renovated, detached single-family home (4-5 bedrooms, 3,000+ sq. ft.) with a large yard.
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Active Example: A 4-bedroom, 3.5-bath home on Burgundy Lane recently listed for $615,000.
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The Value: At $700k, you would likely be looking at one of the premier “Forest Lakes South” homes with lake views or a finished walk-out basement. You often get more “house” for your money here than in the newer developments.
2. Crozet (Old Trail / Western Ridge)
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What you get: A modern “Energy Star” certified 3-4 bedroom detached home or a luxury 4-story townhome.
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Active Example: New construction 4-bedroom homes (like the Harrison or Greenbrier plans) are starting in the $565,000 – $699,000 range.
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The Value: You are paying for the lifestyle, mountain views, walking trails to coffee shops/breweries, and the Henley/Western Albemarle school district. Note that at $700k, lot sizes in Crozet are typically smaller (0.15-0.25 acres) than in older parts of the county.
3. Dunlora / Belvedere Area
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What you get: A high-end townhome or a slightly older (1990s) detached home in the original Dunlora section.
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Active Example: In the nearby Belvedere community (adjacent to Dunlora), new 4-bedroom “Chestnut” floor plans are listing for approximately $679,900.
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The Value: This area has the highest “location premium” due to its 10-minute commute to UVA. You might sacrifice a bit of square footage or yard space to stay under $700k here compared to Forest Lakes.
4. Stonefield / Central Route 29
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What you get: A luxury, urban-style townhome with 3-4 bedrooms and a 2-car garage.
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Active Example: Townhomes in the $600,000 – $685,000 range are common here, such as those on Marcella Street or Hilah Lane.
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The Value: Total walkability. You can walk to the Regal Cinema, Whole Foods, and dozens of restaurants. These are popular for professionals who want zero yard work.
Summary Table: $700k Comparison
| Feature | Forest Lakes | Crozet/Old Trail | Dunlora/Belvedere |
| Typical Square Feet | 3,000 – 3,500 | 2,200 – 2,800 | 2,100 – 2,600 |
| Lot Size | Medium (Mature Trees) | Small (Newer Landscaping) | Small to Medium |
| Estimated Tax/Mo | $520 | $520 | $520 |
| Vibe | Established, Wooded | Mountain Views, Walkable | Commuter-friendly, Upscale |
Choosing a neighborhood in Albemarle County often comes down to the “vibe” of its community hubs. For many families, the local swim team is the center of social life during the summer months.
Here is the breakdown of the specific HOA amenities and swim cultures for your top areas.
1. Forest Lakes: The “Social Powerhouse”
Forest Lakes has perhaps the most robust HOA structure in the county. It is divided into North and South sections, and residents have access to facilities in both.
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Pools: Two large community pools (North and South). The South Pool is generally the more active hub for younger families.
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The Swim Team: Home to the Forest Lakes Hurricanes (established in 1989). They are a major force in the Jefferson Swim League (JSL).
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Other Amenities: * Tennis: 10 courts (6 clay, 4 hard), many of which are lighted. There is an on-site Tennis Pro and active junior clinics.
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Fitness: A 24/7 fitness center at the South Recreational Facility.
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Trails: Miles of paved paths that connect the different “pods” of the neighborhood, allowing kids to bike to friends’ houses without crossing major roads.
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HOA Fee (2026): Approximately $348 per quarter (includes trash pickup).
2. Crozet & Old Trail: The “Mountain Base Lifestyle”
Crozet is unique because it offers both private club amenities and a world-class public park facility.
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The Old Trail Swim Club: A private club within the Old Trail neighborhood. It features a salt-treated pool and a snack bar with a “resort” feel.
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Crozet Park (The Hub): Many Crozet families join the Crozet Park Aquatics & Fitness Center (operated by ACAC).
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Heated Pool: This is one of the only area pools with a seasonal dome, allowing for year-round swimming from November to April.
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The Swim Team: The Crozet Gators (JSL). They are known for having a massive, enthusiastic roster and a very high level of community involvement.
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Other Amenities: Old Trail has its own “Village Center” with a coffee shop (Grit Coffee), ACAC fitness center, and miles of hiking trails with mountain views.
3. Dunlora: The “Tucked-Away Oasis”
Dunlora feels more intimate and wooded than the larger developments.
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Pool: A centrally located community pool and clubhouse. While it doesn’t have the “water park” scale of Forest Lakes, it is known for being less crowded.
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The Swim Team: Dunlora residents often participate in the JSL, though the neighborhood is smaller, so it feels more like a tight-knit “boutique” team.
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Other Amenities:
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River Access: Includes a private dock/kayak launch on the Rivanna River.
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Sports: Lighted tennis courts, a soccer field, and a community garden.
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Trails: Direct connection to the Rivanna Trail system, which circles the entire city of Charlottesville.
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Comparison Table: At a Glance
| Feature | Forest Lakes | Crozet / Old Trail | Dunlora |
| Pool Count | 2 | 1 (Private) + 1 (Park) | 1 |
| Year-Round Swim? | No | Yes (at Crozet Park) | No |
| Swim Team Name | Hurricanes | Gators | Dunlora (JSL) |
| Tennis Courts | 10 (Clay & Hard) | Use of ACAC/Old Trail | 2 (Lighted) |
| Unique Feature | 24/7 Fitness Center | Golf Course & Village | Private River Access |
The 2026 Family Guide to Charlottesville Neighborhoods by School Zone in Albemarle County
Toby Beavers, a top Charlottesville realtor since 2003, may be reached by text or phone at 434-327-2999
