Mastering the Charlottesville MLS

Your Gateway to Real Estate Success

The Charlottesville Multiple Listing Service (MLS), managed by the Charlottesville Area Association of REALTORS® (CAAR), is the backbone of the local real estate market, connecting buyers, sellers, and agents with up-to-date property listings. Toby’s mastery of the MLS sets him apart, enabling him to provide clients with a competitive edge in a fast-paced market. With access to real-time data on Charlottesville MLS homes for sale, Toby helps buyers identify properties that match their needs and sellers price their homes strategically to attract offers.

mastering the Charlottesville mls

Understanding the Charlottesville MLS

The MLS is a comprehensive database of properties listed for sale, offering detailed information on price, square footage, features, and more. It serves as a critical tool for agents like Toby, who use its analytics to track market trends, assess property values, and identify opportunities.

In Q3 2025, Charlottesville and Albemarle County home sales activity jumped across the CAAR market by 16.3%.

Charlottesville which had 12 more home sales (+52.2%).

Albemarle County had 7 more sales than last September (+7%).

Pending sales grew for the fourth consecutive month in the CAAR area.

Both Charlottesville (+25.7) and Albemarle County (+9.3%) also had more pending sales than a year ago.

The median home price increased this month after falling for the last two months.

At $449,995, the regionwide median sales price was 3.4% higher than a year earlier, a $14,995
price gain.

Charlottesville experienced a $187,300 reduction in sales price with the median cost at $456,000 in September, down 29.1% from a year ago.

Prices surged in Albemarle County with a $102,550 jump in median price (+18.4%).

Supply expanded as the number of active listings surged in the CAAR footprint.

September ended with 1,128 listings on the market, up 34.0% or 286 listings from the same time a year
ago.

Listings were on the rise in Albemarle County with 108 more listings compared to last
September (+34.3%).

Charlottesville’s best neighborhoods such as Flordon (zip code 22901),  Dunlora (zip code 22901), Belmont (zip code 22902), and Johnson Village (zip code 22903), led the push.

Toby’s MLS Expertise in Action As A Charlottesville Real Estate Agent Since 2003

For buyers, Toby uses MLS filters to pinpoint homes with specific features, such as gourmet kitchens or large lots, ensuring they see properties that align with their vision. For sellers, Toby employs MLS analytics to set competitive prices, as seen in a Dunlora colonial listed at $675,000 that attracted multiple offers within days. His ability to interpret MLS data, combined with his local knowledge, ensures clients achieve optimal outcomes.

Toby’s proactive use of MLS alerts keeps clients ahead of the curve, especially in competitive zip codes like 22903, where new listings often receive multiple offers. His expertise extends to off-market opportunities, where he leverages his network to uncover properties before they hit the MLS, giving buyers a first-mover advantage. This strategic approach has earned him praise in client reviews, with many noting his ability to secure favorable deals in a seller’s market.

Safest Neighborhoods in Charlottesville, VA

Safety is a top priority for homebuyers, and Charlottesville boasts several neighborhoods known for low crime rates and strong community ties. Toby’s deep understanding of these areas helps clients find secure, family-friendly environments. Based on crime statistics and community feedback, here are three of the safest neighborhoods in Charlottesville, along with Toby’s insights:

1. Venable (Zip Code 22903)

  • Safety Profile: Located near the University of Virginia, Venable has a low crime rate, with incidents primarily limited to minor property issues. Its proximity to UVA’s security patrols and well-lit streets enhances safety.
  • Features: Venable offers historic bungalows and Georgian homes, with median prices around $600,000. The neighborhood’s walkability to the UVA Corner and downtown makes it ideal for faculty and professionals.
  • Toby’s Take: “Venable is perfect for buyers seeking safety and convenience. I recently sold a 3-bedroom Craftsman here for $575,000, and the buyer loved the community’s charm and UVA access.”

2. Greenbrier (Zip Code 22901)

  • Safety Profile: Greenbrier’s quiet, tree-lined streets and low traffic contribute to its status as one of Charlottesville’s safest areas. Crime rates are among the city’s lowest, with strong neighborhood watch programs.
  • Features: Homes range from $450,000 ranches to $800,000 colonials, appealing to families and retirees. Greenbrier Elementary (8/10 on GreatSchools) is a draw for parents.
  • Toby’s Take: “Greenbrier’s sense of community is unmatched. I helped a family find a 4-bedroom home for $650,000 near the Rivanna Trail, perfect for their active lifestyle.”

3. Lewis Mountain (Zip Code 22903)

  • Safety Profile: Adjacent to UVA, Lewis Mountain benefits from university security and a tight-knit community, with minimal reported crimes.
  • Features: The neighborhood features historic estates and modern townhomes, with prices from $500,000 to $1.2 million. Its proximity to UVA’s medical center attracts doctors and academics.
  • Toby’s Take: “Lewis Mountain offers privacy and safety. I recently listed a 5-bedroom estate for $950,000, which sold quickly due to its location and security features.”

Toby’s knowledge of these neighborhoods, backed by MLS data and crime reports, ensures clients find homes in secure environments tailored to their needs.

Best Neighborhoods in Charlottesville, VA

Charlottesville’s neighborhoods are as diverse as its residents, offering everything from urban walkability to suburban tranquility. Toby’s expertise helps clients navigate these areas, identifying the best fit for their lifestyle. Here are three standout neighborhoods, celebrated for their amenities, schools, and appeal:

1. Belmont (Zip Code 22902)

  • Why It’s Great: Belmont is a vibrant, walkable neighborhood near the Downtown Mall, known for its eclectic mix of historic homes, modern lofts, and trendy eateries like The Local. Median home prices are $525,000, with townhomes starting at $400,000.
  • Amenities: Proximity to Riverview Park, breweries, and the IX Art Park makes Belmont a cultural hub. Burley Middle School (7/10) serves the area.
  • Toby’s Take: “Belmont’s energy is infectious. I sold a 3-bedroom loft for $475,000 last month, and the buyers loved the walk to downtown. It’s ideal for young professionals.”

2. Rugby Road (Zip Code 22903)

  • Why It’s Great: This prestigious neighborhood near UVA features stately Georgian and Colonial homes, with median prices around $750,000. Its tree-lined streets and historic charm attract academics and families.
  • Amenities: Close to UVA’s Grounds, Barracks Road Shopping Center, and top-rated Venable Elementary (8/10), Rugby Road blends elegance with convenience.
  • Toby’s Take: “Rugby Road is timeless. A 4-bedroom colonial was listed for $825,000, and it drew multiple offers due to its location and charm.”

3. Fry’s Spring (Zip Code 22903)

  • Why It’s Great: Known for its community spirit and affordability, Fry’s Spring offers bungalows and ranches from $350,000 to $600,000. The Fry’s Spring Beach Club and nearby trails add recreational appeal.
  • Amenities: Johnson Elementary (7/10) and proximity to UVA and I-64 make it family-friendly. Dining options like Wayside Takeout are local favorites.
  • Toby’s Take: “Fry’s Spring is a hidden gem. I helped a first-time buyer secure a 3-bedroom ranch for $375,000, perfect for their growing family.”

Toby’s ability to match clients with neighborhoods like these, using MLS insights and his local expertise, ensures a seamless home-buying experience.

Toby Beavers, a realtor in Albemarle County VA since 2003, may be reached by phone or text at 434-327-2999

Toby Beavers, a top Charlottesville real estate agent since 2003