Charlottesville Real Estate Talk

Charlottesville Farms Real Estate Market Report - Yearend 2011

This post will examine the sales of Charlottesville farms over the past year. For the purpose of this report we will consider properties over 15 acres.

2010 average list price $1,887,107.
2011 average list price $1,439,348.

2010 average sale price $1,663,847.
2011 average sale price $1,286,576.

2010 median sold price $1,112,500.
2011 median sold price $750,000.

2010 average continuous days on market 361.
2011 average continuous days on market 243.

2010 %sold/list 88.16%.
2011 %sold/list 89.38%.

2010 months inventory 47.07.
2011 months inventory 32.52.

In 2010, 26 Charlottesville farms sold.
In 2011, 38 Charlottesville farms sold.

There is a lot to like in these numbers.  Obviously we still have way too many months inventory, but we are trending in the right direction.  One of the other figures to compare is the difference in the median sold price between the two days.  This could tell us that prices are down which we know is the case across the board in real estate, but it may be more of an indicator of the price range that is selling.  Purchasers are looking for value right now and buyers of Charlottesville farms are no exception.

Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Copyright 2011 by Pam Dent all rights reserved "Charlottesville Farms Real Estate Market Report - Yearend 2011".

Charlottesville VA Real Estate Market Report - June 2011

This Charlottesville VA real estate market report examines the sales of single family detached homes in the city of Charlottesville during June 2011.

June 2010 average list price $348,738.
June 2011 average list price $304,953.

June 2010 average sale price $334,397.
June 2011 average sale price $291,989.

June 2010 median sold price $264,657.
June 2011 median sold price $265,000.

June 2010 %sold/list 95.88%.
June 2011 %sold/list 95.74%.

We see that sales for the year to date are less than 2010.  However we must remember that last spring we had the tax credit.

1/1/2010 - 6/30/2010, 145 Charlottessville homes sold.
1/1/2011 - 6/30/2011, 132 homes sold on the Charlottesville real estate market.

The above figures are from the mls and while they are presumed to be correct, they are not guaranteed.

Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Copyright 2011 by Pam Dent, all rights reserved "Charlottesville VA Real Estate Market Report - June 2011".

This Charlottesville VA real estate market report focuses on the sale of attached homes in the city of Charlottesville and in the adjoining Albemarle County during November 2010.

November 2009 average list price $228,014.
November 2010 average list price $228,401.

November 2009 average sale price $229,449.
November 2010 average sale price $225,217.

November 2009 median sold price $229,237.
November 2010 median sold price $228,000.

November 2009 %sold/list 100.62%.
November 2010 %sold/list 98.60%. 

From 1/1/2009 - 11/30/2009, 385 attached homes sold on the Charlottesville real estate market.  During the same period this year 281 Charlottesville attached homes sold.  This marks a sizeable drop in sales of attached homes and a dip in price as well.  I am not sure why we have seen such a large drop in the sales of townhomes when most other areas are up.  It could be due to the fact that we have seen prices drop for attached homes as well as condos, so buyers have a selection of affordable choices.  However we do still have many well priced attached homes on todays market for buyers to choose from.

The above figures are from the mls and while they are deemed to be correct they are not guaranteed.

Albemarle County VA Real Estate Market Report - November 2010

Charlottesville VA Real Estate Market Report - November 2010

Fluvanna County VA Real Estate Market Report - November 2010

Greene County VA Real Estate Market Report - November 2010

Louisa County VA Real Estate Market Report - November 2010

Charlottesville VA Real Estate Market Report Condominiums - November 2010

This Charlottesville VA real estate market report focuses on the sale of condominiums in Charlottesville VA and Albemarle County during August 2010.

August 2009 average list price $208,855.
August 2010 average list price $241,405.

August 2009 average sale price $196,941.
August 2010 average slae price $238,445.

August 2009 median sold price $183,000.
August 2010 median sold price $208,000.

August 2009 %sold/list 94.29%.
August 2010 %sold/list 98.77%.

From 1/1/2009 - 8/31/2009, 103 condos sold on the Charlottesville real estate market.  During the same period in 2010, 130 Charlottesville condos sold.

Condo sales this year are up from last year, but with the more stringent regulations on condo financing it can still be difficult to obtain financing for many condo projects.  Before beginning your search for a condominiium, it is helpful to check which projects are on the list of FHA approved condominiums.

The above figures are from the mls and while they are assumed to be correct they are not guaranteed.

This Charlottesville VA real estate market report deals with the sale of single family homes in the Charlottesville city limits.

In March 2009, 17 Charlottesville homes sold.
In March 2010, 16 Charlottesville homes sold.

In March 2009, the average list price was $276,727.
In March 2010, the average list price was $333,514.

In March 2009, the average sale price was $254,137.
In March 2010, the average sale price was $314,462.

In March 2009, the median sold price was $247,000.
In March 2010, the median sold price was $324,142.

In March 2009, the average days on market was 161.
In March 2010, the average days on market was 98.

In March 2009 homes sold for an average of 91.83% of the list price.
In March 2010 homes sold for an average of 94.28% of the list price.

In 2009 from 1/1/2009-3/31/2009, 41 homes sold on the Charlottesville VA real estate market.  During the same time frame in 2010, 33 Charlottesville homes sold.  This is a decline in sales of -19.51% for the year so far.

The first thing that jumps out when you look at the graph is how many more new listings are coming on the market as opposed to sales.  Of course some of the slow sales this winter can definately be attibuted to all of the snow.  We are hoping to see a change in these numbers with the advent of the spring market.

The good news is that we are seeing homes selling for higher prices than they were last year and with fewer days on market.  the down side is that there were fewer home sales in the city of Charlottesville as compared with 2009.  The fact that we are seeing sales in a higher price range does not mean that home values have increased, but rather what price range people are comfortable buying in. 

Tuesdays are the day for Charlottesville VA Realtor open houses.

Todays Realtor open house tour had 54 homes open and many of those homes are new to the market.  These were many more homes that I would like to preview that i was able to fit into the few hours that they were open.  If you are selling a home, a Realtor open house is a good way for agents to become familiar with your home so that they will hopefully show it to their buyer clients.

We are seeing a lot of new listings coming on the Charlottesville and Albemarle County real estate market in preparation for the prime spring sales season.  There are currently over 1300 Charlottesville homes for sale. 

This translates into the perfect time to search for a home in the Charlottesville area.  There are so many homes to choose from in all price ranges that there is bound to be one to suit your needs and pocket book.

Search Charlottesville - Albemarle County homes for sale.

This Charlottesville VA market report focuses on the sales of condominiums in Charlottesivlle VA and Albemarle County during February 2010.

7 Charlottesvlle condos sold during February 2010.  The average sale price was $199,357 with an average DOM of 186.  They sold for an average of 93% of the list price.

8 Charlottesville condominiums sold during the month of January.  The homes sold for an average of $234,100 after being on the market for an average of 162 days.  They sold for an average of 79% of the list price.

10 Charlottesville Virginia condos had contracts that sold during December 2009.  They sold for an average of $212,940.  The condos were on the market for an average of 115 days and sold for an average of 96% of the list price.

Today 3/7/2010, there are 190 Charlottesville condominiums for sale.  They are listed for an average price of $233,368 with a medium of $144,000.  The homes have been on the market for an average of 201 days so far.

This year from 1/1//2010 - 2/28/2010, 15 Charlottesville condos sold.  Last year during the same time frame 10 Charlottesville condominiums sold.

In February 2009, 5 Charlottesville condos sold.
In February 2010, 7 Charlottesville condos sold.

In February 2009 the average list price was $171,260.
In February 2010 the average list price was $213,557.

In February 2009, the average sale price was $152,581.
In February 2010, the average sale price was $199,357.

In February 2009, the average days on market was 168.
In February 2010, the average days on market was 186.

In February 2009, there were 229 condos listed on the Charlottesville real estate market.
In February 2010, there were 213 condos listed on the Charlottesville real estate market.

Due to the mortgage regulations it remains difficult to obtain financing on units in many condo projects.  We are also seeing a few local condo projects with several foreclosures on the market.  As a result of the financing regulations many of those condos are being bought up by investors with cash.

The above figures are courtesy of the mls and while they are presumed to be correct are not guaranteed.

Albemarle County VA Real Estate Market Report

Charlottesville VA Real Estate Market Report

Fluvanna County VA Real Estate Market Report

Louisa County Real Estate Market Report

This Charlottesville VA real estate market report focuses on the sale of attached homes in Charlottesville and Albemarle County during January 2010.

15 Charlottesville attached homes sold during January 2010.  The average sale price is $245,210 and the homes were on the market for an average of 96 days.  They sold for an average of 98% of the list price.

21 Charlottesville VA townhouses had contracts that closed in December 2009.  They sold for an average price of $240,887 after being on the market for an average of 75 days.  The homes sold for an average of 99% of the list price.

48 Charlottesville Virginia attached homes sold in Novemver 2009.  The homes sold for an average of $229,449.  They had an averagae DOM of 114 and sold for an averagae of 101% of the list price.

Today, February 19, 2010 there are 132 Charlottesville VA townhouses for sale.  They are listed for an average price of $250,987 with a median of $219,450.  The homes have been on the market for an average of 193 days so far.

From these figures we can see that January sales of Charlottesville townhomes are down as compared with the previous two months.  Several factors may have contributed to this slowdown in sales.  The Christmas season and the winter are historically a slow time in the Charlottesville VA real estate market.  In addition the Charlottesville area has seen unusually heavy snowfall this winter which has definately had an impact on the area real estate sales.  Hopefully we will see some more seasonable temperatures and accompanying snow melting as we move into the later part of February and beginning of March.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.  Email Pam Dent.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate. 

Copyright © 2009 by Pam Dent, all rights reserved, "Charlottesville VA Real Estate Market Report Attached Homes - January 2010".

This Charlottesville VA real estate market report examines the sales of attached homes and townhouses in Charlottesville and Albemarle County during November of 2009.

33 Charlottesville town houses sold during November.  They sold for an average price of $226,400 after spending an average of 135 days on the market.  The homes sold for an average of 98.24% of the list price.

25 attached homes sold in Charlottesville in October 2009.  The average sale price was $307,329.  The town homes were on the market for an average of 126 days and sold for an average of 95.98% of the list price.

In September 27 Charlottesville attached homes had contracts that closed.  The homes sold for an average of $267,900 and had an average DOM of 70 days.  They sold for an average of 99.85% of the list price.

Today, 12/18/2009, there are 148 Charlottesville town houses for sale.  The average list price is $262,658 and the median is $229,945.  They have been on the market for an average of 208 days so far.

So far this year from 1/1/2009 - 12/1/2009, 363 attached homes have sold on the Charlottesville VA real estate market.  This is an increase in sales of 19.0% over the same period in 2008.

The sales of town houses is the strongest segment of the local real estate market.  The majority, by far, of the attached home sales have been in the $150,000 - $300,000 price range.  Town houses have proven to be an affordable and popular choice for first time homebuyers taking advantage of the $8,000 tax credit.  In addition, this segment of the market has probably benefited from the difficulty in obtaining comdominium financing.  Going by the November rate of attached home sales there is 5.42 months of inventory of town homes on the Charlottesville market. 

The above figures are from the mls and while they are deemed correct, they are not guaranteed.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.  Email Pam Dent.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate. 

Copyright © 2009 by Pam Dent, all rights reserved, "Charlottesville VA Real Estate Market Reports Attached Homes - November 2009".