June 2022 property transactions: Over a hundred summaries of real estate activity in a market that continues to rise in value

For the transactions, go straight to the middle. Let’s start with some backstory about the land use policy changes that are currently underway.

This summer, Charlottesville community members are encouraged to participate in the third act of the Cville Plans Together initiative. The city and the consultants have published the Zoning Diagnostic and Approach Report which describes how the ordinance will be changed to make it easier for developers to develop more units. 

“This plan acknowledges the negative legacies planning and zoning have had and how they have been used to divide, exclude, and diminish communities of color and historically marginalized communities,” Neighborhood Development Services Director James Freas writes in an introduction to the report. “Frequently, the tools of planning and zoning were used to either advance-large scale change or prevent it entirely.” 

The already approved Affordable Housing Plan and Comprehensive Plan are intended to advance large-scale change.  Now the zoning is intended to make it easier to build by eliminating the City Council and Planning Commission’s role in making most land use decisions. That is intended to lower the costs of development.

In February of 2019, a previous Council decided to put out the call for a consultant to work on all three plans when the Comprehensive Plan review reached an impasse over disputes over the Future Land Use Map.

A request for proposals issued in June 2019 put racial equity at the heart of the work.

“In Charlottesville’s history, the failure of institutions and city government to be accountable to low-wealth communities, particularly communities of color, has taken many forms: violent suppression, structural oppression, neglect, half-hearted or insincere attempts that serve to manufacture consent, and well-meaning attempts that end up failing due to their assumptions, framework, and processes favoring those in power and resulting in lopsided and inaccurate information, community inaction, or community harm,” reads the fifth paragraph of the request for proposals. 

In his letter, Freas refers to recommendations on page 77 of the Affordable Housing Plan.

• Increase access to opportunity: Land use policies should create more housing in areas of opportunity such as near main transit lines, jobs, or in mixed-income neighborhoods, but must also be designed to prevent displacement of low-income residents due to increased investment and rising housing costs.
• Redress racial segregation: Historically, land use policies across the U.S. have used overtly racist covenants to deny homebuying opportunities to non-white Americans. Single-family zoning is a reflection of this practice. Revising single-family zoning to increase the supply of affordably priced housing in areas of opportunity is a critical step to undoing the legacy of racial segregation and entrenched wealth inequities.
• Increase housing supply to limit market pressure on rents and home prices: The City of Charlottesville and Albemarle County are expected to add 15,000 households by 2040.Housing prices are growing rapidly as demand exceeds supply: The region must build more housing to prevent pricing pressure, and to ensure that residents have equitable options to access schools, access jobs, and age in place.
• Support affordability without additional demands on local funding Land use tools can allow cities to influence the quantity, location, and affordability of housing without needing to monetarily subsidize new development. Decreasing development costs and increasing density increase the financial feasibility of developing both market-rate and affordable housing—especially in areas of opportunity.

How will this translate into change?

One goal of the Zoning Diagnostic and Approach report is to demonstrate how each lot type in the city could be developed. There are narrow lots and there are wide lots, and the report breaks down the many different variations. 

The “narrow-small” category describes most of 10th and Page, Belmont, Ridge Street, Rose Hill, and Starr Hill. The “narrow-medium” and “narrow-medium double” can be found in Fifeville, Martha Jefferson, North Downtown, and Woolen Mills. 

The “wide-medium” category can be found in Fry’s Spring, Johnson Village, and Locust Grove. “Wide-large” shows up in Barracks / Rugby, Jefferson Park Avenue, and Venable. Greenbrier, Lewis Mountain, and the Meadows are neighborhoods representative of the “Wide-xlarge” category. 

The zoning report also explains different housing types, with one defined as “existing house” which assumes a landowner would want to keep the structure. The others are “house-scale plexes,” “mid-scale plexes,” and townhouses. 

The work of the draft ordinance is not complete, but I believe these terms should be learned by anyone with an interest in this topic. The staff recommendation is to “modify” existing setback requirements, reduce or remove parking requirements, and to allow smaller lots to allow more of a building footprint than currently allowed. 

Some questions:

• While the plan is drafted, what’s happening now in Charlottesville’s property market?
• What if anything is being done to make sure that those who are choosing to sell their property are aware that the zoning to come will come with more potential development?
• Will the people who already know how to work the system benefit more than people who do not know how it works?
• Does the city have the capacity to hire enough people to do the work to track the affordability that is intended to be created?

Anyway, on to the numbers.

Read the rules from last month to get a sense of how these transaction reports work. This time around I am putting the Future Land Use Map designation as well as the zoning, unless the unit is a condominium. I’ll leave it to you to look up the lot type. 

This will be posted on Information Charlottesville in a few days. Paid subscribers to Charlottesville Community Engagement get a first look. Please consider a subscription so I can keep doing this work as the process continues. This is the 18th installment of this. What will this place look like when we get to the 81st?

June 1, 2022

• A three bedroom house in the 800 block of Altavista Avenue in the Belmont neighborhood sold for $460,000. That’s 67.88 percent over the 2022 assessment of $274,000. There do not appear to be any recent building permits but a listing on realtor.com said there have been upgrades over the years. (General Residential, R1-S) 
• A 1,152 square foot unit with two bedrooms in Walker Square in Fifeville sold for $391,000. That’s 16.96 percent over the 2021 and 2022 assessment of $334,300. 
• A three bedroom townhouse on Old Fifth Circle in the Fry’s Spring neighborhood sold for $374,000. That’s 26.78 percent over the 2022 assessment of $295,000. This house was built in 2006. 
• A three bedroom house on Forest Ridge Road in the Fifeville neighborhood sold for $417,000. That’s 31.46 percent over the 2022 assessment of $317,200. In 2016, the previous owners made several upgrades including replacement of the heating, ventilation and cooling (HVAC) system and screening in a back porch. (General Residential, R1-S)
• A four bedroom house on Robertson Avenue in the Fry’s Spring neighborhood sold for $481,000. That’s 40.6 percent over the 2022 assessment of $342,100. The listing on realtor.com states that there’s a legally approved basement. (General Residential, R1-S) 
• A three bedroom house on a .207 acre lot in the 200 block of Azalea Drive in the Fry’s Spring neighborhood sold for $285,000. That’s 21.03 percent below the 2022 assessment of $360,900. The purchaser is Veronesi Partners LLC. (General Residential, R1-S)
•  A four bedroom house in the 200 block of Old Lynchburg Road sold for $349,000. That’s 31.7 percent over the 2022 assessment of $265,000. (General Residential, R1-S)
• A four bedroom house on Fendall Avenue in the Venable neighborhood sold for $1.77 million. That’s 84.36 percent above the 2022 assessment of $960,100. While no building permits were visible in the city’s database, realtor.com states the building was renovated by the previous owner in 2017. (General Residential, R1-U)
• An 830 square foot unit in the apartment complex at 1800 Jefferson Park Avenue sold for $260,000. That’s 62.4 percent over the 2022 assessment of $160,100. 

June 2, 2022

• A two bedroom condo in a townhouse block of four homes on Brandywine Court sold for $287,000. That’s 9.21 percent over the 2022 assessment of $262,800. The structure was built in 1980 according to the city’s property records.
• A three bedroom house in the 300 block of Alderman Road in the Lewis Mountain neighborhood sold for $807,500. That’s 22.24 percent over the 2022 assessment of $660,600. The former owners installed a generator this spring. (Medium Intensity Residential, R1-U) 
• A four bedroom structure on 10th Street NW in the 10th and Page neighborhood sold for $519,000. That’s 31.99 percent over the 2022 assessment of $393,200. According to realtor.com, there is a one bedroom attached dependency that has not yet been rented. (General Residential Sensitive Communities, R1-S) (updated with correction, July 20, 2022)

June 3, 2022

• A four bedroom house in the 200 block of Palatine Avenue in Belmont sold for $278,200 to JDL Holdings LLC. That’s 9.53 percent over the 2022 assessment of $254,000. (General Residential, R1-S)
• A three bedroom house in the 900 block of Anderson Street in the 10th and Page neighborhood sold for $519,000. That’s 10.8 percent over the 2021 assessment of $468,400 and 0.38 percent below the 2022 assessment of $521,000. 
  
  The structure was built in 2003. Piedmont Housing Alliance bought this property in July 2000 for $77,500 and transferred it to an entity called Page Street LLC. That entity owned the property on December 16, 2002 when City Council approved a Planned Unit Development that converted an existing house to a duplex and built two new structures. A couple paid $185,275 for this house in 2004 and were the sellers in this transaction. (General Residential Sensitive Communities, PUD)
• There’s a new owner of a three bedroom house in the 100 block of Piedmont Avenue in the Jefferson Park Avenue neighborhood. Aspiring Developments sold the property for $530,000, which is 20.95 percent over the 2022 assessment of $438,200.
  
  Aspiring Developments had purchased the property on April 2022 for $405,000, which is 7.58 percent below the 2022 assessment. How much money did they make? (Higher Intensity Residential, R-2U)
• A four bedroom house built as part of the Burnet Commons Planned Unit Development sold for $627,000. That’s 15.83 percent over the 2022 assessment of $541,300. 
• Two new homes on Cleveland Avenue in Johnson Village built by Habitat for Humanity of Greater Charlottesville went to their new owners on this day. One sold for $239,900 and the other sold for $244,900. Habitat bought the land in 2017 for $17,500. (General Residential, R-2)
• Both sides of a duplex on Longwood Drive in the Fry’s Spring neighborhood sold for $525,000. That’s 15.38 percent over the 2022 assessment of $455,000. (Medium Intensity Residential, R-2)

June 6, 2022

• A three story house in the 1600 block of Grove Street Extended sold for $340,000. That’s 26.25 percent over the 2022 assessment of $269,300. The listing on realtor.com promotes this 0.222 acre lot as having “excellent investment potential if you want to explore ADU/second unit possibilities.” This is doors away from a rezoning approved by Council on April 4 that will allow 28 units on two thirds of an acre. (General Residential, R2)
• A four bedroom house on a 0.234 acre lot in the 400 block of Moseley Drive in the Fry’s Spring neighborhood sold for $340,000. That’s 12.66 percent over the 2021 assessment of $301,800 and 2.69 percent over the 2022 assessment of $331,100. (General Residential, R1-S)
• A four bedroom house in the 1900 block of Lewis Mountain Road sold for $1,047 million. That’s 29.68 percent over the 2021 assessment of $807,400 and 12.76 percent over the 2022 assessment of $928,500. (General Residential, R1-U)

June 7, 2022

• A three bedroom house with 2,832 square feet of living space on Blue Ridge Road in the Barracks / Rugby neighborhood sold for $1.707 million. That’s 65.46 percent over the 2022 assessment of $1.0317 million. The house sits on 1.27 acres. (General Residential, R-1)
• A 1,107 square foot unit in an apartment complex built in 2006 on 5th Street SW in the Fifeville neighborhood sold for $345,000. That’s 41.86 percent over the 2021 assessment of $243,200 and 17.27 percent over the 2022 assessment of $294,200. 
• A 1,176 square foot unit in the Gleason condominium building in North Downtown sold for $910,000. That’s 49.06 percent over the 2021 assessment of $610,500 and 28.4 percent over the 2022 assessment of $708,700. 
• A 1,119 square foot unit in the Walker Square complex in Fifeville sold for $385,000. That’s 22.42 percent over the 2022 assessment of $314,500. That’s the same assessment as in 2021. 
• A four bedroom house built in 1900 in the 700 block of Altavista Avenue in Belmont sold for $560,000. That’s 34.26 percent over the 2021 assessment of $417,100 and 15.2 percent over the 2022 assessment of $486,100. (Medium Intensity Residential, R1-S)
• A three bedroom house on Watson Avenue in the Locust Grove neighborhood sold for $593,000. That’s 17.33 percent over the 2022 assessment of $505,400. (General Residential, R-1)
• A three bedroom house on a 0.25 acre lot in the 2300 block of Banbury Street sold for $390,000. That’s 26.87 percent over the 2021 assessment of $307,400 and 8.42 percent the 2022 assessment of $359,700. (Medium Intensity Residential, R-1)

June 8, 2022

• A three bedroom house in the 500 block of Hanover Street in the Fifeville neighborhood sold for $495,000. That’s 25.73 percent over the 2022 assessment of $393,700. This was built in 1921 according to city property records. (General Residential, Planned Unit Development)
• A three bedroom house in the 200 block of Shamrock Road in the Fry’s Spring neighborhood sold for $385,000. That’s 5.31 percent over the 2021 assessment of $365,600 and 5.22 percent below the 2022 assessment of $406,200. The house sits on a 0.258 acre lot. (General Residential, R-1S)
• Both sides of a duplex on Longwood Drive in the Fry’s Spring neighborhood built in 1976 sold for $549,500. That’s 23.15 percent over the 2022 assessment of $446,200. In 2020, the assessment was $317,000 for the 0.371 acre property. A no-prize to the person who can tell me how much this transaction is over that amount! (General Residential, R-2)
• A 785 square foot unit in the Walker Square apartment complex sold for $305,000. That’s 31.92 percent over the 2022 assessment of $231,200. 
• A two bedroom house in the 800 block of Druid Avenue in the Belmont neighborhood sold for $348,000. That’s 28.75 percent over the 2022 assessment of $270,300. (General Residential, R-1S)
• A three bedroom house in the 1400 block of Westwood Road sold for $482,000. That’s 43.79 percent over the 2022 assessment of $335,200 for this 0.18 acre property. (Medium Intensity Residential, R-1)

June 9, 2022

• A vacant lot on Concord Avenue in the Rose Hill neighborhood sold for $200,000. That’s 113.22 percent over the 2022 assessment of $93,800. In 2020, the assessment was $113,900, but there was a structure on the 0.143 property that was taken down that year. (General Residential (Sensitive Community Areas), R-1S)
• A four bedroom unit on Robinson Woods in the Barracks / Rugby neighborhood sold for $690,000. That’s 21.76 percent over the 2022 assessment of $566,700. (General Residential, Planned Unit Development)

June 10, 2022

• A two bedroom house on Mason Lane in the Barracks / Rugby neighborhood sold for $300,000. That’s 4.17 percent over the 2021 assessment of $288,000 and 9.69 percent below the 2022 assessment of $332,200. (General Residential, 
• A three bedroom house in the 600 block of McIntire Road in the North Downtown neighborhood sold for $352,000. That’s 17.53 percent over the 2021 assessment of $299,500 and 9.73 percent over the 2022 assessment of $320,800. (General Residential, R-1S)
• A three bedroom house on Burnet Way in one of the Burnet Commons Planned Unit Developments sold for $631,000. That’s 20.49 percent over the 2022 assessment of $523,700. The structure was built in 2015. (Medium Intensity Residential, PUD)
• A two bedroom house on Midland Street in the Belmont / Carlton neighborhood sold for $401,000. That’s 37.75 percent over the 2022 assessment of $291,100. The structure was built in 2019 and sold for the first time that year for $267,000. This was built as part of the redevelopment of the former Sunrise Park mobile home court overseen by Habitat for Humanity of Greater Charlottesville. (Medium Intensity Residential, PUD)

June 13, 2022

• Developer Bill Chapman paid $1.8 million for a former hotel that was turned into residential condominiums. Chapman filed for a special use permit to turn it back into a hotel. City Council denied a special use permit for this purpose on May 2 on a 3-2 vote. What will he do next? (Higher Intensity Residential, B-1H) (corrected shortly after posting)
• A two bedroom house on Calhoun Street sold for $375,000. That’s 28.69 percent over the 2021 assessment of $291,400 and 11.47 percent over the 2022 assessment of $336,4000. (Medium Intensity Residential, R-1S)

June 14, 2022

• A three bedroom house on Monte Vista Avenue in the Fry’s Spring neighborhood sold for $525,100. That’s 39.73 percent over the 2022 assessment of $375,800. (General Residential, R-1S)
• A two bedroom house on Forest Hills Avenue in the Fifeville neighborhood sold for $335,000. That’s 26.61 percent over the 2022 assessment of $264,600. The electrical system was upgraded in 2018, according to a search of building permits. (General Residential, R-1S)
• One half of a duplex on Bailey Road in the Orangedale section of the Fry’s Spring neighborhood sold for $140,000. That’s 23.12 percent below the 2022 assessment of $182,100 and 4.24 percent below the 2021 assessment of $146,200. The purchaser is Aspirational Developments LLC and it is the third purchase this year for that entity. (General Residential Sensitive Communities, R-2)
• A two (or three?) bedroom house in the 300 block of 6 ½ Street sold for $490,000. That’s 13.27 percent above the $432,600 assessment for 2022. (General Residential (Sensitive Communities), R-1S)
• A three bedroom house on Blincoe Lane in the Belmont neighborhood sold for $502,000. That’s 23.46 percent over the 2022 assessment of $406,600. The house was built in 2008 as part of the Belmont Cottages Planned Unit Development. (General Residential, Planned Unit Development)
• A two bedroom house in the 1300 block of Early Street in the Belmont neighborhood sold for $400,000. That’s 29.62 percent over the 2022 assessment. There were major renovations in 2018 and 2019 related to plumbing and installing a new bathroom. (General Residential, R-1S)
• A two bedroom house on Sheridan Avenue in the Locust Grove Avenue sold for $275,000. That’s 10.22 percent over the 2021 assessment of $249,500, but 7.44 percent below the 2022 assessment of $297,100. (General Residential, R-1)
• PWR Investment LLC has a registered agent based in Henrico County. They picked up two condominiums in an office building at 802 East Jefferson Street. This entity bought the two spaces from an LLC called East Jefferson Assemblage that had been purchasing properties in this block, including the former offices of Hantzmon Weibel. Did something bigger not end up happening? Go back and look at December 17, 2021. (Urban Mixed Use Node, Downtown High) 
• A two bedroom house on Spruce Street in the Belmont neighborhood sold for $475,000, which is 30.71 percent over the 2022 assessment of $363,400. (General Residential, R-2)

June 15, 2022

• A 1,119 square foot unit with two bedrooms in the Walker Square apartment complex in the Fifeville neighborhood sold for $385,000. That’s 20.12 percent over the $320,500 assessment of $320,500.  
• A 2,532 square foot townhouse with three bedrooms on Bing Lane in the Cherry Hill Planned Unit Development sold for $498,800. That’s 23.5 percent over the 2022 assessment. 
• A two bedroom house in the 1500 block of East Market Street sold for $423,000. That was 23.79 percent over the 2022 assessment of $341,700. (General Residential, R-1SC)
• A 1,034 square foot one bedroom unit in an apartment building at 1001 E. Market Street sold for $335,000. That’s 5.45 percent over the 2021 assessment of $317,700 and 5.29 percent below the 2022 assessment of $353,700. The purchaser is Aredina Properties LLC. 
• A 799 square foot one bedroom unit in an apartment building at 820 East High Street sold for $355,000. That’s 16.16 percent over the 2021 assessment of $305,600 and 4.11 percent above the 2022 assessment of $341,000. 

June 16, 2022

• One half of a duplex on Bailey Road in the Fifeville neighborhood sold for $226,000. That’s 35.82 percent over the 2022 assessment of $166,400. 
• One half of a duplex on Longwood Drive in the Fry’s Spring neighborhood sold for $365,000. That’s 19.16 percent over the 2021 assessment of $306,300 and 7.86 percent over the 2022 assessment of $338,400. (Medium intensity Residential, R-2)
• A five bedroom house on Holly Road in the Greenbrier neighborhood sold for $794,125. That’s 22 percent over the 2022 assessment of $650,900. (General Residential, R-1)

June 17, 2022

• A four bedroom townhouse on Brookwood Drive sold for $605,000. That’s 23.12 percent over the 2022 assessment of $491,400. The building was constructed in 2006. (Medium Intensity Residential, Planned Unit Development)
• A three bedroom house on Buckingham Road in the Barracks / Rugby neighborhood sold for $920,000. That’s 40.05 percent over the 2022 assessment of $656,900. The lot is 0.628 acres. (Medium Intensity Residential, R-1U)
• A five bedroom house on Highland Avenue in the Fry’s Spring neighborhood sold for $681,000. That’s 37.55 percent over the 2022 assessment of $495,100. An underground tank was properly made inert in late 2020. (General Residential, R-1S)
• A 2,160 square foot townhouse with three bedrooms on Bing Lane in the Cherry Hill PUD sold for $426,000. That’s 13.90 percent over the 2022 assessment of $374,900. 
• Neighborhood Properties purchased an apartment complex at 630 Park Street sold for nearly $7.9 million. I need to understand more about this one and will amend this one after publication.
• A five bedroom house on Blue Ridge Road in the Barracks / Rugby sold for nearly $2.5 million. That’s 78.48 percent of the 2022 assessment of nearly $1.38 million. The lot is 0.933 acres. (General Residential, R-1)
• A pair of homes in the Lochlyn Hill neighborhood built by Habitat for Humanity of Greater Charlottesville sold for $294,900 each. That’s 1.72 percent over the 2022 assessment. Both could be described as single-family attached. (General Residential, PUD)

June 21, 2022

• A three bedroom house on Rives Street built as part of the Sunrise Park Planned Unit Development sold for $347,000. That’s 27.76 percent over the 2022 assessment of $271,600. The last transaction for this house was in July 2015 when it sold for $210,000. (General Residential (Sensitive Communities), PUD)
• An 829 square foot apartment with two bedrooms in the Monticello Overlook complex sold for $200,000. That’s 12.04 percent over the 2021 assessment of $178,500 and 4.88 percent over the 2022 assessment of $190,700. 
• A three bedroom house built in 2012 as part of the Paton Street Planned Unit Development in the Fifeville neighborhood sold for $344,501. That’s 16.39 percent over the 2021 assessment of $296,000 but 0.79 percent over the 2022 assessment of $341,800. (General Residential, PUD)
• A two bedroom house on Cleveland Avenue in the Johnson Village neighborhood sold for $315,000. That’s 43.44 percent over the 2022 assessment of $219,600. A building permit was issued in 2017 for a deck replacement and a new bathroom. (General Residential, R-2)
• In April, Daddy Rabbit LLC purchased a four bedroom house at 2200 Banbury Street in the Greenbrier neighborhood for $310,000. That was just below 21 percent of the 2022 assessment. On this day, Daddy Rabbit LLC sold the property to FMF LLC for $454,900. That’s 15.75 percent over this year’s assessment. A search of the building permit records don’t show any new work, but it could be that work was done internally. I still don’t know the parameters of how all of this is supposed to work. In general, I think more people should know how things work. (General residential, R-1)
• Arcadia Builders purchased an 0.079 acre lot in the Lochlyn neighborhood for $143,325. That’s 10.42 percent below the 2022 assessment. (General Residential, PUD)
• Neighborhood Investments purchased an apartment complex on Smith Street off of River Road in the Locust Grove neighborhood for just over $3.58 million. That’s 30.42 percent below the 2022 assessment of $5.1461 million. 
• A suite of residential condominiums on Park Street sold for nearly $7.9 million ($7,894,904 to be precise). This is the other half of the transaction from June 17. Or is it the same one? I’ll ask the new owner.

June 22, 2022

• A 2,684 square foot unit in the Holsinger Building in downtown Charlottesville sold for $2.13 million to AIT Real Estate Holdings LLC. That’s 26.78 percent over the 2022 assessment of just over $1.68 million. The Holsinger building was built in 2006 on what had been a parking lot, and this unit first sold that year for nearly $1.1 million. 
• A three bedroom house on Huntley Avenue built in 2016 as part of a Planned Unit Development sold for $550,000. That’s 9.82 percent over the 2022 assessment of $500,800. (General residential, PUD)
• A three bedroom house on Summit Street in the Jefferson Park Avenue neighborhood sold for $385,000. That’s 17.74 percent over the 2022 assessment of $327,000. I break format here to say I don’t know for sure if this is Medium Intensity Residential or Higher Residential. The boundaries seem to be drilled down to the parcel level, but GIS does not yet indicate the Comprehensive Plan designations adopted by Council on November 15, 2022. (Checking, R-2U)

June 23, 2022

• A two bedroom house on a 0.353 acre rectangular property in the 1500 block of Monticello Road sold for $540,000. That’s 68.28 percent over the 2022 assessment of $320,900. (Medium Intensity Residential, R-1S)
• Habitat for Humanity of Greater Charlottesville sold two single-family attached homes for $324,900 each.  Both are 6.42 percent over the 2022 assessment of $305,300. These two are part of a trio in the same structure. (General Residential, PUD)
• A 900 square foot apartment in the Walker Square complex in Fifeville sold for $305,000. That’s 17.22 percent over the 2022 assessment of $260,200. 
• Habitat for Humanity of Greater Charlottesville purchased two vacant lots in Fifeville on 6 ½ Street for $175,000. That’s 8.29 percent over the 2022 assessment of $161,600. (General Residential Sensitive Communities, R-1S)

June 24, 2022

• A four bedroom house in the 1600 block of Oxford Road in the Barracks / Rugby neighborhood sold for $1.62 million. That’s 42.13 percent over the 2022 assessment of nearly $1.4 million. This house on a 0.448 acre lot last sold for $1.05 million in December 2019, which was 9.32 percent over the 2022 assessment. The previous two owners before that invested in renovations. (General Residential, R-1)
• A four bedroom house in the 700 block of Shamrock Road in the Johnson Village neighborhood sold for $470,000. That’s 33.71 percent over the 2022 assessment of $351,500. (General Residential, R-1)
• An entity called 117 Harris Road LLC purchased 117 Harris Road in the Fry’s Spring neighborhood for $406,000. That’s 17.04 percent over the 2021 assessment of $346,900 and 1.1 percent over the 2022 assessment of $401,600. The property is 0.821 acres. (Medium Intensity Residential, R-1S)
• A 948 square foot apartment in the Waterhouse building at 218 West Water Street sold for $682,343. That’s 68.27 percent over the 2021 assessment of $405,500 and 1.49 percent over the 2022 assessment of $672,300. 

une 27, 2022

• A four bedroom house on Agnese Street in the Locust Grove neighborhood sold for $370,000. That’s 30.79 percent over the 2021 assessment of $282,900 and 8.06 percent over the 2022 assessment of $342,400. There were many renovations in 2021 according to a search of the city’s building permit records. (General Residential, R-1S)

June 28, 2022

• The owners of a house in the 700 block of Park Street in the North Downtown neighborhood purchased an undeveloped 0.196 acre lot behind their property for $100,000. That’s 116.45 percent over the 2022 assessment of $46,200. (General Residential, R-1H)
• A three bedroom house on Short 18th Street in the Woolen Mills neighborhood sold for $410,000. That’s 34.56 percent over the 2022 assessment of $304,700. (General Residential, (R-1S)
• A three bedroom house in the 1500 block of Rugby Avenue sold for $740,000. That’s 26.63 percent over the 2022 assessment of $584,400. The property is 0.36 acres. (Medium Intensity Residential, R-1)
• A three bedroom house on Laurel Circle in the Fifeville neighborhood sold for $423,000. That’s 43.29 percent over the 2022 assessment of $295,200. (General Residential Sensitive Communities, R-1S)

June 29, 2022

• A three bedroom house on Nassau Street in the Belmont / Carlton neighborhood sold for $465,000. That’s 11.59 percent over the 2022 assessment of $416,700. The structure was built in 2016 and last sold in July 2020 for $375,000. That was 8.1 percent over the 2020 assessment. (General Residential Sensitive Communities, R-1S)
• A three bedroom house in the 1300 block of East Market Street in the Woolen Mills neighborhood sold for $751,000. That’s 16.98 percent over the 2022 assessment of $642,000. The property sold in December 2018 for $538,000 when it was first built. (General Residential, R-1S)
• Habitat for Humanity of Greater Charlottesville sold that third unit in the 700 block of Lochlyn Hill Drive for $319,000. For some reason, this unit was assessed lower than the other two at $254,100 in 2022. That makes this transaction 25.9 percent over the 2022 assessment. (General Residential, PUD)
• A three bedroom house on Willard Drive in the Fry’s Spring neighborhood sold for $375,000. That’s 22.87 percent over the 2022 assessment.  (General Residential, R-1S)
• A two bedroom house in the 1000 block of Ridge Street in the Ridge Street neighborhood sold for $185,568. That’s 38.7 percent below the 2022 assessment of $302,700. (General Residential, R-1S)

June 30, 2022

• A three bedroom townhouse on John Street in the Venable neighborhood sold for $395,000. That’s 22.29 percent over the 2022 assessment of $323,000. (General Residential, PUD)
• A three bedroom house in the 900 block of Bolling Avenue sold for $330,000 to a firm called Antsy Me LLC. That’s 37.5 percent over the 2022 assessment of $240,000. (General Residential, R-1S)
• A two bedroom townhouse in the 700 block of Palatine Avenue sold for $395,000. That’s 20.57 percent over the 2022 assessment $327,600. (General Residential, PUD)
• An entity called 724 Elliott Avenue LLC purchased 724 Elliott Avenue for $165,000. That’s 39.93 percent below the 2022 assessment of $274,700. (Medium Intensity Residential, R-1S)
• A three bedroom house in the 1400 block of Oxford Road in the Barracks / Rugby neighborhood sold for $720,000. That’s 63.45 percent over the 2022 assessment of $440,500. The lot is 0.31 acres. (Medium Intensity Residential, R-1)
• A three bedroom house in the 900 block of Page Street in the 10th and Page neighborhood sold for $577,000. That’s 22.35 percent over the 2022 assessment for a house constructed in 2019. This is the second time the new house has been purchased since it was built.
  
  In September 2017, the firm Loft Realty and Investments purchased the property for $30,000 from a family that had owned it since at least 1976. Loft Realty got a demolition permit to take down a previous structure and built the new one. Construction of the new single family house was valued at $130,000. The new house sold for the first time in January 2020 for $435,000. (General Residential Sensitive Communities, R-1S)
• A six bedroom house on Hartman Mill’s Road sold for $918,138. The house was recently completed so there is no assessment for 2022. Evergreen Home Builders purchased this lot and two others in July 2021 for $435,000. What will the other two sell for? (General Residential, R-1S)
• A four bedroom house on Shamrock Road in the Johnson Village neighborhood sold for $670,000. That’s 21.09 percent over the 2022 assessment of $553,300. (General Residential, R-1)
• A four bedroom house on Dublin Road in the Johnson Village neighborhood sold for $670,000. That’s 41.21 percent over the 2022 assessment of $432,700. A new deck was installed in 2020 by the previous owner. The house last sold in 2016 for $299,000. (General Residential, R-1)
• A three bedroom house on Center Avenue in the Fry’s Spring neighborhood sold for $415,000. That’s 4.98 percent over the 2021 assessment of $395,300 and 5.25 percent below the 2022 assessment of $438,000. (General Residential, R-1S)