Which Charlottesville Neighborhoods Offer the Best Value for Buyers in 2026?
By Toby Beavers, one of the best Charlottesville real estate agents since 2003
After more than two decades helping buyers navigate the Charlottesville real estate market, I’ve learned that “value” means different things to different people.
For some, it’s getting the most square footage for their dollar.
For others, it’s finding a neighborhood with strong appreciation potential.
And for many, it’s discovering that sweet spot where affordability meets quality of life.
As we move through 2026, the Charlottesville market continues to evolve, and Toby Beavers is here to share which neighborhoods are delivering exceptional value right now.
The Current Market Landscape
Let me start with the big picture.
The Charlottesville housing market recently showed a median home price of $568,000, representing a 13.7% increase from the previous year.
That’s significant appreciation, but here’s what matters more: not all neighborhoods are appreciating equally, and smart buyers can still find tremendous value if they know where to look.
According to the Charlottesville Area Association of Realtors (CAAR) Nov 2025 report, the region recorded 879 home sales, up 8% from Q4 2023.
The median sales price hit $475,000, representing a 9% or $40,000 increase year-over-year.
Within Charlottesville City real estate , the median climbed to $495,000 (up 11%), while Albemarle County saw a median of $535,000 with 381 sales (up 9%).
Charlottesville VA new construction commanded a premium at $515,000 median, up 12% or nearly $50,000 from the previous year.
The CAAR region also recorded a median sales price of $485,000 in Q3 2025, up 5% year-over-year.
Meanwhile, inventory has increased substantially, with active listings up 32% compared to last year and 689 active listings in Q4 2024 (up 2%).
The months of supply stood at 2.3 months in Q4 2024 and has since risen to 3.4 months.
This shift is creating opportunities for buyers who’ve been priced out of the market in recent years.
Belmont: The Comeback Champion
If you’re looking for authentic value in 2026, Belmont deserves serious consideration.
This historically overlooked neighborhood has transformed into one of Charlottesville’s most compelling opportunities.
The average Belmont house price stood at $365,000 last month, down 26.3% from the previous year.
Let me repeat that: prices dropped over 26% year-over-year.
This correction has created a rare buying opportunity in a neighborhood that’s anything but declining.
What makes Belmont special?
Location, character, and community.
You’re less than a mile from the Downtown Mall, surrounded by locally-owned restaurants like Lampo and Brazos Tacos, and living in a neighborhood with genuine personality.
The Ix Art Park brings creative energy, and community events like Porchella foster real connections between neighbors.
The housing stock ranges from historic 1920s bungalows to contemporary infill development.
As of November 2025, the median home price in Belmont was $425,000, though individual properties range from renovated cottages in the mid-$300s to luxury lofts approaching seven figures.
For buyers seeking urban convenience without downtown price tags, Belmont represents outstanding value according to Toby Beavers.
The price correction reflects market rebalancing rather than neighborhood decline.
Properties here typically sell within 32 days, demonstrating healthy demand.
With Charlottesville High (rated A by Niche) serving the area and walkable access to employment centers, Belmont offers a lifestyle that commands premiums in other cities.
Crozet: Suburban Value Beyond City Limits
While technically outside Charlottesville proper, Crozet has become the go-to destination for buyers seeking space, community, and value.
The median home sold price in Crozet was $554,867 in February 2025, up 4.2% from the previous year.
Now, you might wonder how a $555,000 median represents value when we just discussed Belmont homes in the mid-$300s.
The answer lies in what you’re getting.
Crozet delivers newer construction, larger lots, planned community amenities, and highly-rated schools.
Many homes here offer main-level living, attached garages, and modern energy efficiency that older in-town properties lack.
A recent sale in the Stonegate neighborhood showed a 4-bedroom, 3.5-bathroom home selling for $655,000 in May 2025, at approximately $205 per square foot.
Compare that per-square-foot cost to in-town options, factor in the condition and features, and suddenly that premium makes sense.
The market here has cooled slightly from its pandemic fever.
Median days on market increased from 10 to 22 days between 2024 and 2025, giving buyers more negotiating room.
Additionally, 66.7% of homes sold below asking price in February 2025, a significant shift from the bidding war environment of recent years.
For families prioritizing school quality, space, and a small-town atmosphere just 12 minutes from downtown Charlottesville, Crozet offers compelling value.
The Western Ridge and Old Trail neighborhoods provide resort-style amenities without resort pricing.
This is why Toby Beavers consistently recommends Crozet to families seeking maximum space and amenities for their investment.
Greenbrier: The Undervalued Gem
Here’s a neighborhood that doesn’t get enough attention, and that’s precisely why it offers value.
Greenbrier sits between North Downtown and the Route 29 commercial corridor, delivering suburban tranquility with urban proximity.
The average Greenbrier house price was $643,000 last month, down 12.2% from the previous year.
This price adjustment has brought the neighborhood back into reach for many buyers who were previously priced out.
What’s the appeal?
Greenbrier combines walkability with established character.
You can walk to Greenbrier Elementary (rated B+ by Niche with a 14:1 student-teacher ratio), stroll to neighborhood parks, and reach both downtown entertainment and Route 29 shopping within minutes.
The housing stock features primarily midcentury brick ranch homes and split-levels on mature, landscaped lots.
The median sale price for homes in Greenbrier over the last 12 months was $600,000, down 11% from the previous 12-month period.
For buyers seeking single-story living in an established neighborhood with excellent schools and community amenities, this price point delivers tremendous value.
Local realtors, including Toby Beavers, consistently describe Greenbrier as affordable relative to other in-town neighborhoods.
The friendly community atmosphere, maintained properties, and convenient location create a quality of life that typically commands higher premiums.
The current pricing represents a genuine opportunity.
Where Not to Look for Value in 2026
As one of the best Charlottesville real estate agents, my responsibility includes steering you away from overpriced markets.
Right now, several neighborhoods command premiums that exceed their value proposition:
North Downtown continues to see median prices approaching $945,000 for single-family homes.
While the walkability and proximity to UVA are undeniable, you’re paying top dollar for location.
Unless you absolutely need to be within walking distance of campus or the Downtown Mall, better values exist elsewhere.
Lewis Mountain neighborhood properties fetch around $950,000 median prices.
Again, you’re paying for prestigious location and established neighborhoods, but the appreciation potential doesn’t justify current premiums for value-conscious buyers.
Luxury developments in neighborhoods like Farmington, Keswick Estates, and Ednam Forest regularly exceed $1 million.
These communities offer country club amenities and prestige, but entry-level buyers and value seekers should look elsewhere.
The Bigger Picture: Why These Neighborhoods?
The neighborhoods Toby Beavers has highlighted share common threads that create value:
Price corrections from unsustainable peaks: Belmont and Greenbrier both experienced double-digit price reductions, returning to more realistic valuations.
Quality of life factors: Each neighborhood offers tangible lifestyle benefits beyond just housing: community, location, schools, or amenities.
Strong fundamentals: These aren’t declining neighborhoods.
They’re established communities with good bones that temporarily fell out of favor or corrected from overheated pricing.
Appreciation potential: When the market inevitably tightens again, these neighborhoods will appreciate because they offer genuine value, not speculative pricing.
Making Your Move
Here’s what Toby Beavers tells clients: the best value neighborhoods aren’t always the cheapest.
They’re the ones where your investment will serve you well today and hold value tomorrow.
In Belmont, you’re getting urban living at suburban prices.
In Crozet, you’re getting modern amenities and space without the full cost of in-town convenience.
In Greenbrier, you’re getting established community character at a temporary discount.
With inventory up 32% and the median months of supply rising to 3.4 months from 2.6 months, buyers have more leverage than they’ve had in years.
This is the time to be strategic, patient, and selective.
The Charlottesville market rewards buyers who look beyond the obvious choices.
In Toby Beavers’ 23 years helping people find homes here, he has seen countless buyers achieve their dreams by focusing on value rather than prestige.
These three neighborhoods (Belmont, Crozet, and Greenbrier) represent your best opportunities in 2026.
The market won’t wait forever.
As inventory tightens and rates potentially shift, these value opportunities will disappear.
If you’re ready to make your move, Toby Beavers invites you to discuss how to position you for success in these exceptional neighborhoods.
Toby Beavers has been helping buyers and sellers navigate the Charlottesville real estate market since 2003.
His deep local knowledge and commitment to client success have made Toby Beavers one of the area’s most trusted real estate professionals.
Toby Beavers, a top Charlottesville realtor since 2003, may be reached by text or phone at 434-327-2999
