(By Toby Beavers, Charlottesville Luxury Realtor since 2003)

As a Charlottesville luxury real estate agent in this beautiful corner of Virginia for over two decades, I’ve seen the Charlottesville luxury market ride all kinds of waves. I’ve worked through the boom of the mid-2000s, navigated the Great Recession, and advised clients through the absolute feeding frenzy of 2021 and 2022.

The question I’m asked most often, especially as we head into the winter of 2025, is a simple one: “Toby, is now the time to buy?”

For the Charlottesville luxury homes buyer, the answer has rarely been straightforward. But after years of a white-hot, seller-dominated market, I can tell you this: the window of opportunity is opening.

The market has shifted. It’s no longer a frantic sprint; it’s a more measured, intelligent negotiation. For the discerning luxury buyer who has felt sidelined by bidding wars and a sheer lack of inventory, late 2025 and early 2026 are presenting the first real chance in years to find the right property, not just any property.

Here’s my take on the Charlottesville luxury market, and what my colleagues across the area are seeing.

The Big Picture: A Market Rebalancing

For the past few years, the story was all about scarcity. Desirable homes, particularly at the high end, were listed and sold in days, often with multiple offers well over asking. That fever has broken.

Today, we are in what I call a “stabilizing” market, and my colleagues agree. This fall, Jim Duncan, a sharp agent over at RealCentralVA was discussing this very shift. He’s noted that buyers have more negotiating power now than at any point since 2019. Sellers can no longer expect to just list a home and have it fly off the shelf; preparation and pricing are more critical than ever.

What does this mean for you, the buyer?

1. Choice: The most significant change is the return of inventory. The Charlottesville Area Association of REALTORS® (CAAR) reports have shown a steady climb in active listings all year. At one point, active listings were up over 30% from the previous year. This means you can finally compare properties. You can visit an estate in Farmington Country Club one day and a historic home in Keswick the next day, without the fear that both will be under contract by morning.
2. Time: The “average days on market” has crept up. This is a luxury buyer’s best friend. It gives you time to conduct thorough due diligence, get comprehensive inspections, and even, imagine this, sleep on it. The pressure to make a multi-million dollar decision in a matter of hours has largely evaporated.
3. Price Normalization: Let’s be clear: Charlottesville real estate is not getting cheap. Our market is incredibly resilient, buoyed by the University of Virginia, a robust medical center, and a quality of life that consistently attracts high-net-worth individuals. As another local agent, Matthias John, pointed out in a recent market report, our strong local economy and consistent demand keep prices stable. We are still seeing modest price growth, in the 3-5% range year-over-year, but the days of 20% annual jumps are behind us. This is a healthy, sustainable appreciation.

What Defines Charlottesville Luxury in 2025?

When clients come to me looking for a “luxury home,” they rarely mean the same thing. What’s exciting about our current market is that all facets of the high-end sector are represented. The demand for custom-built estates with privacy, acreage, and wellness amenities (think home gyms, pools, and high-tech offices for remote work) is stronger than ever.

But it’s not just about sprawling estates. My clients are actively seeking:

• Turn-Key Historic Homes: A meticulously renovated Federal-style home in the North Downtown historic district, offering walkability to the Downtown Mall.
• The Gentleman’s Farm: A property in Earlysville or Ivy with 10-20 acres, a beautiful primary residence, a guest cottage, and perhaps a barn, offering “rural elegance” within a 15-minute drive of the city.
• Modern Architectural Marvels: We’re seeing stunning new-construction homes in communities like Bundoran Farm, which blend sustainable design and conservation easements with breathtaking Blue Ridge views.
• The Full-Amenity Lifestyle: For many, luxury means convenience. This is the appeal of neighborhoods like The Club at Glenmore, where membership might include access to a world-class golf course, tennis, and fine dining, all just steps from your door.

A Tour of Our Top Luxury Enclaves

When my clients and I start our search, we’re typically focusing on a few key areas, each with its own distinct character.

• Farmington: This is classic Charlottesville. Home to the prestigious Farmington Country Club, the properties here are a mix of stately brick Georgians, sprawling Colonials, and elegant newer construction. It’s defined by mature trees, large lots, and a sense of established prestige.
• Ivy: Located just west of town, Ivy is where you find that perfect blend of privacy and proximity. It’s characterized by rolling hills, horse farms, and custom estates on significant acreage. It feels a world away, yet you’re 10 minutes from UVA and the shops at Barracks Road.
• Keswick: East of Charlottesville, Keswick is horse country. It’s home to some of the area’s most magnificent estates and equestrian facilities. With the recent renovations at Keswick Hall, the area has only increased in desirability for those seeking a resort-like lifestyle.
• North Downtown & Rugby Road: For the buyer who prizes history and walkability, this area is prime. From grand homes on Rugby Road (often called “Professors’ Row”) to historic gems just blocks from the Downtown Mall, this is urban living at its most refined.

When you look at the listings from top luxury brokerages like Frank Hardy Sotheby’s International Realty or McLean Faulconer, you’ll see these names appear again and again. These are the neighborhoods that hold their value and define the very essence of Charlottesville luxury homes.

So, Is It Your Time to Buy?

Here’s my advice as a Charlottesville luxury real estate agent who has been in this game for 22+ years:

You should consider buying now if:

• You are a long-term investor. Real estate is a marathon, not a sprint. The slight moderation in prices isn’t a crash; it’s a stabilization. Buying now means you’re getting in at a more sustainable entry point.
• You are a discerning buyer. If you have a specific vision, a historic home that needs the right touch, or a modern build with mountain views, the current inventory finally gives you the options to find it without compromising.
• You are a strong, strategic negotiator. The market is no longer one-sided. With the right representation, you can negotiate on price, closing terms, and repairs in a way that simply wasn’t possible 24 months ago. While many high-end properties still trade in cash, sellers are more receptive to financed offers that are well-structured.

This isn’t the frenzied market of 2021. This is a connoisseur’s market. It’s a market for buyers who know what they want and have been waiting patiently for the right moment. That moment, that window of opportunity is now.

If you’re thinking about exploring what the Charlottesville luxury market has to offer, I’d be happy to discuss your specific goals and show you what’s truly possible in this new, more balanced landscape.

Toby Beavers, a Charlottesville luxury real estate agent since 2003, is reachable by text or phone at 434-327-2999

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