Housing Market Report
Charlottesville City, VA
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$477,694
▼ 0.4% year-over-year
Days to Pending
58 days
Homes For Sale
98
Avg Rent/Month
$1,888
▲ 5.2% year-over-year
The Charlottesville City, VA housing market is holding relatively steady. The average home value is $477,694, down 0.4% year-over-year as of February 2026. Homes are spending a median of 58 days on the market before going pending. 0.1% of active listings have had a price cut.
There are currently 98 homes for sale in the county, with 20 new listings hitting the market each month.
The average asking rent in Charlottesville City is $1,888 per month, up 5.2% year-over-year. For investors, the gross rent multiplier on a median-priced home is approximately 21.1, suggesting this market favors appreciation over cash flow.
Bottom-tier homes (under the 33rd percentile) are currently valued at $330,272, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Charlottesville City Housing Market at a Glance
Key metrics for Charlottesville City as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $475,491 | $476,718 | $477,694 | ▲ 0.5% |
| Single Family Value | $496,284 | $497,406 | $498,304 | ▲ 0.4% |
| Median List Price | $508,633 | $496,000 | $491,333 | ▼ 3.4% |
| Avg Rent/Month | $1,919 | $1,886 | $1,888 | ▼ 1.6% |
| Homes For Sale | 137 | 117 | 98 | ▼ 28.5% |
| New Listings | 35 | 25 | 20 | ▼ 42.9% |
| % Listings w/ Price Cut | 0.3% | 0.2% | 0.1% | ▼ 42.3% |
Home Values
Charlottesville City Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Charlottesville City
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $469,947 in Charlottesville City. 1-bedroom units start at $269,501.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 1 Bedroom | $269,501 | ▲ 0.4% | ▲ 0.9% |
| 2 Bedrooms | $372,944 | ▲ 0.2% | ▼ 0.7% |
| 3 Bedrooms | $469,947 | ▲ 0.2% | ▼ 0.6% |
| 4 Bedrooms | $631,382 | ▲ 0.1% | ▲ 0.2% |
| 5+ Bedrooms | $801,677 | ▲ 0.2% | ▲ 0.3% |
The table above reflects average home values and rent in Charlottesville City, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Charlottesville City, bottom-tier homes are valued at $330,272.
Bottom Tier
Under 33rd percentile
$330,272
▲ 0.3% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$477,694
▼ 0.4% YoY
Typical buyer range
Top Tier
Over 67th percentile
$778,534
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Charlottesville City.
Homes For Sale
98
20 new/month
% Listings w/ Price Cut
0.1%
Median List Price
$491,333
Rental Market
Rent Trends in Charlottesville City
Zillow Observed Rent Index (ZORI) tracks typical asking rent, controlling for quality mix. Rent in Charlottesville City is up 5.2% compared to last year. At current prices, the price-to-rent ratio is 21.1x annual rent.
Avg Asking Rent
$1,888
Year-over-Year
+5.2%
▲ 5.2%
Month-over-Month
+0.1%
▲ 0.1%
Price-to-Rent Ratio
21.1x
Rent trend (ZORI)
Source: Zillow Research ZHVI / ZORI · Updated monthly
Metro Context
Charlottesville City vs. Charlottesville
How Charlottesville City compares to the broader Charlottesville metropolitan area.
| Metric | Charlottesville City | Metro Avg |
|---|---|---|
| Avg Home Value | $477,694 | $457,089 |
| Days to Pending | 58 days | -- |
| % Sold Below List | -- | 0.7% |
| Avg Rent/Month | $1,888 | $1,947 |
By Neighborhood
Home Values in Charlottesville City by ZIP Code
Compare home values and price trends across neighborhoods in Charlottesville City. Click any ZIP to see its full market report.
Nearby Markets
Other Counties in VA
Explore home values and trends in other VA counties. Compare markets to find investment opportunities.
Accomack
$236,874
▼ 2%Last year
Albemarle
$544,769
▲ 2%Last year
Rent: $1,997/mo
Alexandria City
$673,561
▲ 1%Last year
Rent: $2,212/mo
Alleghany
$173,555
▲ 1%Last year
Amelia
$315,037
▲ 5%Last year
Amherst
$253,361
▼ 2%Last year
Rent: $1,139/mo
Appomattox
$277,704
▲ 8%Last year
Arlington
$810,771
▲ 0%Last year
Rent: $2,576/mo
Frequently Asked Questions
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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