Charlottesville Neighborhoods Comparison
North Downtown, Venable, Greenbrier, Locust Grove, Lewis Mountain, Barracks Rugby, Belmont, Fry’s Spring, Fifeville, Woolen Mills, Pantops, Belvedere, Crozet, Old Trail, Ivy, Keswick, Glenmore( Keswick), Forest Lakes, and Scottsville
Columns included
Sheet 1, Neighborhood Comparison: Neighborhood, Area (City or Albemarle County), Price Range (as reported), Low ($), High ($), Median / Typical Value ($), Housing Type, Buyer Profile, Commute / Location Note, Sources. Header row is frozen, auto filter runs across the full range A1:J20, and the three price columns use currency formatting.
Sheet 2, Sources and Notes: the market-wide benchmarks (CAAR, Redfin, Zillow), the source URLs, and four data notes explaining that Low and High are blank where a source gave only a single figure, that “Median / Typical Value” mixes median sale, median listing, and automated valuations, and that boundaries and ranges shift.
Full contents of the sheet
| Neighborhood | Area | Price Range (as reported) | Low ($) | High ($) | Median / Typical ($) | Housing Type | Buyer Profile | Commute / Location Note |
|---|---|---|---|---|---|---|---|---|
| North Downtown | City of Charlottesville | $700K to $1M+ (median sale reported at $1.045M) | 700,000 | 1,000,000 | 1,045,000 | Historic single family, some condos | Professionals, UVA faculty, walkability and downtown lifestyle buyers, downsizers | Steps from the Downtown Mall, courts, and offices |
| Lewis Mountain | City of Charlottesville | $500K to $1.5M+ (average value about $1.29M) | 500,000 | 1,500,000 | 1,290,000 | Colonials, Craftsman, Cape Cods | Luxury buyers, UVA-adjacent families, move-up purchasers | Close to UVA and the Rugby Road corridor |
| Venable | City of Charlottesville | Around $870K typical value | 870,908 | Established single family | UVA faculty, professionals, families wanting older homes near Grounds | Central, walkable to UVA and downtown | ||
| Barracks-Rugby | City of Charlottesville | Around $800K to $825K median | 800,000 | 825,000 | Larger single family, some luxury | Families, UVA employees, buyers wanting space close to the city | North of downtown, quick access to UVA and Route 250 | |
| Greenbrier | City of Charlottesville | $600K to $800K (median sale about $607K to $709K) | 600,000 | 800,000 | 607,500 | Single family on larger lots, ornate older homes | Move-up families, buyers wanting lot size and character | Northeast city, near shopping and Rivanna trails |
| Locust Grove | City of Charlottesville | $385K to $530K | 385,000 | 530,000 | 525,000 | Single family, some smaller homes | Families and value buyers wanting a central location | Close to downtown and the Route 250 bypass |
| Belmont | City of Charlottesville | $408K to $440K | 408,000 | 440,000 | 421,200 | Bungalows, cottages, some condos | First-time buyers, young professionals, downtown walkers | Walkable to the Downtown Mall and Belmont restaurants |
| Fry’s Spring | City of Charlottesville | $477K to $537K (median sold near $508K) | 477,000 | 537,000 | 507,783 | Bungalows, student rentals, single family | First-time buyers, UVA-affiliated buyers, investors | South of UVA along Jefferson Park Avenue |
| Fifeville | City of Charlottesville | Around $385K typical value | 385,602 | Smaller single family, townhomes | First-time buyers, investors, UVA-adjacent buyers | West of downtown, near UVA and the hospital | ||
| Woolen Mills | City of Charlottesville | $317K to $427K | 317,000 | 427,000 | 317,000 | Cottages, renovated older homes | Value buyers, downtown commuters, first-timers | East of downtown along the Rivanna River |
| Pantops | City of Charlottesville | $429K to $458K | 429,000 | 458,000 | 458,000 | Single family, townhomes, condos | Families, convenience-focused buyers, medical and UVA staff | East across the river, direct access to Route 250 |
| Belvedere | City of Charlottesville | $417K to $476K | 417,000 | 476,000 | 476,000 | Newer construction, single family, townhomes | Families, new-build buyers, Northside commuters | Off Rio Road East in the county growth area |
| Crozet | Albemarle County | $586K to $700K+ | 586,000 | 700,000 | 585,953 | Single family, townhomes, new builds | Families, school-focused buyers, commuters to UVA and the city | About 15 miles west via Route 250 and I-64, roughly 20 to 30 minutes |
| Old Trail (Crozet) | Albemarle County | Townhomes from about $392K, single family to $776K+ | 392,000 | 776,000 | Village homes, townhomes, single family | Families wanting walkable new construction and amenities | In Crozet, walkable village center with pool and trails | |
| Ivy | Albemarle County | $889K to $1.5M+ | 889,000 | 1,500,000 | Estates, large single family, farms | Luxury buyers, estate seekers, UVA professors, horse owners | West of the city toward the mountains | |
| Keswick | Albemarle County | $677K to $2M+ | 677,000 | 2,000,000 | Estates, equestrian properties, country homes | Luxury and equestrian buyers, privacy seekers | East of the city, near Glenmore and horse country | |
| Glenmore (Keswick) | Albemarle County | Townhomes from about $320K, homes $878K to $2.2M+ | 320,000 | 2,200,000 | Gated community, townhomes, luxury single family | Golf and amenity buyers, retirees, second-home owners | Gated country club community about 6 miles east of UVA | |
| Forest Lakes | Albemarle County | $476K to $570K | 476,000 | 570,000 | 570,000 | Townhomes, duplexes, single family | Families, amenity-focused buyers, north-of-city commuters | Large planned community north of the city |
| Scottsville | Albemarle County | $339K to $450K | 339,000 | 450,000 | Smaller single family, river properties | Value buyers, river and rural lifestyle seekers, remote workers | South along the James River in Albemarle |
Benchmarks on the Sources and Notes sheet: CAAR region median $480,000 and Albemarle median $582,770 for August 2026; Albemarle County median sale price $597,000, up 15.5 percent over the three months ending August 2026 Redfin; City of Charlottesville median sale price $508,000, up 5.8 percent for the three months ending September 2026 Redfin; city typical home value $511,398 and county typical value $549,955 as of September 2026 Zillow.
NOTE: The “Median / Typical Value” column mixes three different measures, median sale price, median listing price, and Zillow’s automated typical home value, so it is a directional guide rather than a like-for-like ranking.
And neighborhood boundaries in Charlottesville are not standardized, so a home near an edge may value against a different set of comps.
Both caveats are written into the notes sheet so anyone using the file sees them.
The updated workbook is ready to download: Charlottesville_Neighborhood_Comparison_v2.xlsx (13.71 KB).
I added both features, a sortable Price per Sq Ft column and a chart tab.
What changed
Sheet 1, Neighborhood Comparison now has three new columns: Price per Sq Ft ($), Implied Typical Size (sq ft, derived), and Source for $/Sq Ft.
The header filter now runs across A1:M20, so all three price columns plus the new $/sq ft column sort numerically.
Sheet 3, Price Bands is a new tab with a native Excel bar chart titled “Charlottesville Price Bands by Neighborhood” plotting Low, Median / Typical, and High for all 19 areas.
It reads live cell ranges, so editing the data updates the chart.
Sheet 2, Sources and Notes gained five entries covering the new $/sq ft column, the three blanks, the derived-size formula, and the two neighborhoods where sources disagree sharply.
Price per Square Foot by neighborhood
| Neighborhood | Price per Sq Ft ($) | Source | Reported Measure |
|---|---|---|---|
| North Downtown | 474 | Redfin | Median sale price per sq ft |
| Lewis Mountain | 450 | Homes.com | Average price per sq ft |
| Venable | (blank) | Not available from cited sources | n/a |
| Barracks-Rugby | (blank) | Not available from cited sources | n/a |
| Greenbrier | 261 | Homes.com | Average price per sq ft |
| Locust Grove | 287 | Homes.com | Average price per sq ft |
| Belmont | 309 | Redfin | Median sale price per sq ft |
| Fry’s Spring | 285 | Homes.com | Average price per sq ft |
| Fifeville | 286 | Redfin | Median sale price per sq ft |
| Woolen Mills | 281 | Redfin | Median sale price per sq ft |
| Pantops | 254 | Redfin | Median sale price per sq ft |
| Belvedere | 183 | CAAR | Median price per sq ft |
| Crozet | (blank) | Not available from cited sources | n/a |
| Old Trail (Crozet) | 291 | Realtor.com | Median listing price per sq ft |
| Ivy | 407 | Redfin | Sale price per sq ft |
| Keswick | 261 | Homes.com | Average price per sq ft |
| Glenmore (Keswick) | 310 | Redfin | Median sale price per sq ft |
| Forest Lakes | 231 | Realtor.com | Median listing price per sq ft |
| Scottsville | 250 | Realtor.com | Median listing price per sq ft |
For context, the citywide median sale price per square foot is $334, up 2.8 percent year over year Redfin.
What the $/sq ft column reveals
Square footage pricing tells a different story than headline prices.
North Downtown commands the highest figure at $474, which tracks with its walkable, historic character, and Ivy follows at $407 on the strength of acreage and estate demand.
At the other end, Belvedere’s $183 stands out because its large newer homes spread a high total price across more square feet, and Forest Lakes at $231 behaves similarly.
That gap is exactly why a $700K home in one neighborhood can be a better value per foot than a $450K home in another.
Two honesty flags worth reading
Three neighborhoods have a blank $/sq ft cell: Venable, Barracks-Rugby, and Crozet.
No figure from the sources I checked traced to a citable number, so I left them empty rather than estimating.
That is stated in the notes sheet.
Locust Grove and Keswick show wide disagreement between sources. Redfin reports $418 per sq ft for Locust Grove and $499 for Keswick, while Homes.com reports $287 and $261.
The large figures appear to come from very small high-end samples, so I used the Homes.com readings and documented the alternative in the Source for $/Sq Ft column.
Treat both with caution.
One thing to keep in mind when you sort or share this: the $/sq ft column mixes median sale, median listing, and average measures depending on what each source publishes, so it ranks neighborhoods directionally rather than like-for-like.
That caveat is written into the notes sheet so anyone using the file sees it.
Toby Beavers, a Charlottesville realtor since 2003, may be reached by text or phone at 434-327-2999
