Notes from the foothills market.
What Erin is actually seeing in Crozet and Charlottesville, plus the buyer and seller advice she finds herself repeating.
Closing Costs and Property Taxes in Charlottesville and Albemarle, Explained
What buyers and sellers actually pay at the closing table here. Albemarle charges $0.894 per $100 of assessed value and the City of Charlottesville $0.99 for 2026, while buyer closing costs typically run 2 to 5 percent of the price.
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The Best Charlottesville-Area Neighborhoods for Families
From Old Trail's walk-to-school trails to gated Glenmore and walkable Belmont, here is a clear-eyed look at the Charlottesville and Albemarle neighborhoods that work best for families, with real schools, price ranges, amenities, and commutes.
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What It Costs to Live in Charlottesville, VA: A 2026 Cost-of-Living Guide
Charlottesville's overall cost of living runs about 1 percent below the US average, but housing sits 2 percent above it. Here is the real math on home prices, rent, taxes, utilities, and the income you need to live comfortably here.
Read →Moving to Charlottesville, VA: a relocation guide
People move to Charlottesville for UVA, UVA Health, the Blue Ridge, and a cost of living near the national average. The regional median home price was about $450,000 in Q1 2026. Here is a relocation guide, neighborhood by neighborhood.
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Charlottesville & Crozet market snapshot: spring 2026
As of Q1 2026 the Charlottesville-area median sale price held flat at $450,000, homes took a median 28 days to sell, and active listings jumped 22 percent. The market is normalizing, and well-priced homes still move fast. Here's Erin's read on the numbers.
Read →Old Trail or the rest of Crozet? A buyer's guide
They're minutes apart but they're different decisions. Old Trail trades a premium for amenities and walkability; the rest of Crozet trades a drive for more land and value. A clear-eyed comparison, with the schools, prices, and trade-offs spelled out.
Read →How to price your Charlottesville home right the first time
The launch price sets the tone of the entire sale. In a market where homes now take a median 28 days, an honest number on day one usually sells faster and nets more than a hopeful one. Here's how Erin prices, and why.
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