Twice is Nice purchases former grocery store on Preston Avenue for $5.5 million and many more January 2025 Charlottesville property transactions

Hello and welcome to the first property transaction summary posted here to Information Charlottesville for 2025! What you’re about to read first went out to the Charlottesville Community Engagement newsfeed for March 30, 2025! Since I began this newsletter in the summer of 2025, these real estate transactions have been the only paid item for subscribers.

Before I did this installment, I had been considering whether I should discontinue this monthly review. I’m much busier now than I was at the beginning of Town Crier Productions and I was beginning to get behind.

I love doing the work of going through every single sale and writing up a summary, but it takes a rare kind of day for me to be able to do the research. Those days have become more rare. Turns out that day was March 30 when I began my work day with the research. I published the next day, and here we are now!

If you’re new to these, here’s a brief explanation of why I do this. A regular part of my work is looking through property transactions. I’ve been covering land use and real estate in Charlottesville for a long time, and this is how I keep track of what’s happening.

Charlottesville adopted a new zoning code in late 2023 that went into effect at the end of February. The new rules allow for significantly more density than the previous one. I wrote about the planning process extensively and I aim to write as much as I can about how it’s all coming together.

I’ve also been documenting a trend toward ever increasing sales prices and the inflationary effect that has had on real property assessments in Charlottesville. This time around I am not drawing attention to that aspect as I did in December 2024, but the tax base in 2025 is much higher than it was in 2020.

This goes to paid subscribers first as a benefit for their contribution. Mostly everything is out from the paywall, including the full archive. But, this post is now live on Information Charlottesville!

Paid subscriptions help me keep this work going and growing. There are now over 4,000 people on this list, and about one in five is a paid subscriber. I’m really pleased with that ratio as that has been consistent since the beginning. I’m grateful for each paid subscription and will write you a personalized thank you. Eventually.

January 2, 2025

• A single family house built in 1962 in the 1600 block of Meridian Street in the Belmont neighborhood sold for $307,000. That’s 24.29 percent below the 2025 assessment of $405,500 and 15.45 percent below the 2024 assessment of $363,100. The assessment in 2020 was $270,300. The tax payment increased from $2,567.85 in 2020 to $3,973.90. (Residential-A, 0.26 acres)
• A company called Nine Ten Land Company LLC purchased 910 East High Street for $1.05 million. That’s 0.15 percent above the 2025 assessment and 1.66 percent above the 2024 assessment. The 2020 assessment was $905,400. The registered agent for the corporation is Justin Shimp, who is also the registered agent for 912 East High Street. (Node Mixed Use 8, 0.24 acres)
• Justin Shimp is also a registered agent for Nine-22 Land Company, a company that purchased 922 9 ½ NE Street for $700,000. That’s 6.96 percent below the 2025 assessment of $752,400 and 7.35 percent above the 2020 assessment of $652,100. This is one to watch. (Node Mixed Use 8, 0.24 acres)

January 3, 2025

• Wahoo Apartments II LLC purchased an 854 square foot two bedroom condominium in the apartment building at 1800 Jefferson Park Avenue for $315,000. That’s 18.6 percent above the 2025 assessment of $265,600 and 77.66 percent above the 2020 assessment of $177,300. (Corridor Mixed-Use 5, N/A)

January 7, 2025

• A two bedroom house built in 1955 in the 1600 block of Monticello Road in the Belmont Carlton neighborhood sold for $493,000. That’s 18.77 percent above the 2025 assessment of $415,100 and 123.18 percent above the 2020 assessment of $220,900. (Residential-B, 0.14 acres)
• A company called ETP Holdings LLC purchased 313 East Main Street on the Downtown Mall for $1.11 million. The company’s registered agent is based in Florida. The sales price is 6.65 percent below the 2025 assessment of $1,189,100 and 1.27 below the 2020 assessment. The storefront is currently a Kilwins store. (Downtown Mixed Use, 0.06 acres)

January 8, 2025

• Archduke 14 LLC is the new owner of a 1,694 square foot three bedroom condominium in the apartment building at 200 Douglas Avenue. The new owners from Chevy Chase, Maryland, paid $1,010,500 for the property. That’s 7.74 percent above the 2025 assessment and 77.53 percent above the 2020 assessment of $569,200. (Residential Mixed Use 3, N/A)
• A 652 square foot one bedroom condominium at 428 Monroe Lane sold for $385,000. That’s 3.69 percent above the 2025 assessment of $371,300 and 51.99 percent above the 2020 assessment of $253,300. This is in the Barringer, a very rare privately-owned building in the vicinity of the University of Virginia Medical Center. (Corridor Mixed Use 8, N/A)
• A three bedroom house built in 1957 in the 1700 block of Galloway Drive in the Greenbrier neighborhood sold for $460,000. That’s 21.58 percent below the 2025 assessment of $586,600. The 2020 assessment was $387,400. (Residential-A, 0.362 acres)
• A three bedroom condominium in the Queen Charlotte building on East Jefferson Street sold for $1.1 million. That’s 2.27 percent below the 2025 assessment of $1,125,500 and 29.46 percent above the 2020 assessment of $849,700. (Commercial Mixed Use 8, N/A)

January 9, 2025

• A two bedroom house on Cherry Street in the Belmont-Carlton neighborhood sold for $420,000. That’s 37.57 percent above the 2025 assessment of $305,300 and 167.99 percent above the 2020 assessment of $156,900. (Residential-A, 0.12 acres)
• An end unit in a row of townhouses on Rainier Road in the Cherry Hill community in the Fry’s Spring neighborhood sold for $485,000. The three bedroom structure was built in 2007. The transaction is 4.75 percent above the 2025 assessment and 35.4 percent above the 2020 assessment of $358,200. (Residential-C, 0.055 acres)
• Just down the street, another three bedroom townhouse on Rainier Road sold for $480,000. That’s 3.27 percent above the 2025 assessment of $464,800 and 35.71 percent above the 2020 assessment of $353,700. (Residential-C, 0.048 acres)
• An entity called The Church of Charlottesville purchased 1604 Dairy Road for $990,000.The congregation has already been meeting there according to their website. The sales price is 19.5 percent below the 2025 assessment of $1,229,800 and 26.4 percent above the 2020 assessment of $783,200. This property’s northern boundary is the U.S. 20 bypass. (Residential-A, 0.91 acres)

January 10, 2025

• A three bedroom townhouse in the Belmont Village complex built in 2007 sold for $410,000. That’s 4.51 percent above the 2025 assessment of $392,300 and 34.96 percent above the 2020 assessment of $297,100. (Residential-C, 0.05 acres)
• Neighborhood Investments continues its acquisition of the Corner Village condominium complex at 1215 Wertland Street by buying up unit C-13 for $240,000. That’s 16.45 percent above the 2025 assessment of $206,100 and 65.52 percent above the 2020 assessment of $145,000. This is an 849 square foot unit with two bedrooms. Take a look at December 2024 transactions for other recent sales. (Residential Mixed Use 5, N/A)

January 14, 2025

• Neighborhood Investments LLC paid $850,000 for four units in the apartment building at 1305 Wertland Street. That’s 8.29 percent below the combined assessment of $926,800. One of these will be sold by the end of the month to another party. (Residential Mixed Use 5, N/A)
• A company called 409 1st Street N LLC purchased a two bedroom house at 409 1st Street N for $562,000. That’s 22.28 percent below the 2025 assessment of $732,1000. The 2024 assessment was $657,400 and the 2020 assessment is $496,700. The house last sold in June 2006 for $420,000. (Commercial Mixed Use 3, 0.03 acres)
• The Charlottesville Redevelopment and Housing Authority completed its $2.2 million transaction of 212 and 217 Fifth Street NW. That’s 11.22 percent above the combined 2025 assessment of $1,978,000. 217 Fifth Street NW is one of Charlottesville individually protected properties and is known as the Barksdale-Coles-Hailstock House. For more background on CRHA’s purchase here is one story and here is the other. (Residential Neighborhood A, 0.59 acres)

January 15, 2025

• Both sides of a duplex at 106 Perry Road in the North Downtown neighborhood sold for $850,000. That’s 38.03 percent above the 2025 assessment of $615,800 and 138.83 percent above the 2020 assessment of $355,900. The new owner is Ram’s Head LLC. (Residential-A, 0.135 acres)

January 17, 2025

• In February 2023, a couple bought a 0.18 acre property at the intersection of Hampton Street and Nassau Street for $180,000. They received a demolition permit to remove the four bedroom house and last year filed a preliminary subdivision application to split the property into three lots. That application is still in the works. On this day, another couple bought the undivided lot for $300,000. In January, an application was filed for a building permit for three single family houses. The status says “further information is needed.” (Residential-A, 0.18 acres)

• A 991 square foot one bedroom condominium in the mixed-use building at 1001 East Market sold for $374,870. That is 1.92 percent below the 2025 assessment of $382,200 and 23.47 percent above the 2020 assessment of $303,600. (Commercial Mixed Use 5, N/A)
• A 416 square foot one bedroom condominium in the former Monticello Hotel at 500 Court Square sold for $259,000. That’s just over the 2025 assessment. The 2020 assessment was $186,900. (Downtown Mixed Use, N/A)
• MRK Developments LLC has purchased 1515 Amherst Street in the Barracks / Rugby neighborhood for $415,000. That’s 18.77 percent below the 2025 assessment of $510,900 and 25.34 percent above the 2020 assessment of $331,100. (Residential-A, 0.241 acres)
• A four bedroom house in the 1200 block of Cherry Avenue sold for $400,000. That’s 6.08 percent below the 2025 assessment of $425,900 and 1.36 percent below the 2024 assessment of $405,500. The assessment in 2020 was $289,300. (Residential-B, 0.166 acres)
• An entity called Richmond Wholesale Deals LLC purchased 2301 North Berkshire Road in the Meadows neighborhood for $375,000. That’s 15.54 percent below the 2025 assessment of $440,000 and 4.92 percent below the 2024 assessment of $394,400. The 2020 assessment was $292,500. They sold the property again in March for $497,500. There are no intervening applications in the land use portal. (Residential-A, 0.356 acres)

January 21, 2025

• A two bedroom condominium in the apartment building at 1800 Jefferson Park Avenue sold for $315,000 to Wahoo Apartment LLC. That’s 22.66 percent above the 2025 assessment of $256,800 and 82.29 percent above the 2020 assessment of $172,800. (Corridor Mixed Use 5, N/A)

January 23, 2025

• A four bedroom house built in 1967 on Kerry Lane in the Greenbrier neighborhood sold for $685,000. That’s 5.27 percent above the 2025 assessment of $650,700 and 55.19 percent above the 2020 assessment of $441,400. (Residential-A, 0.4 acres)
• An entity called M&C Productions LLC based out of Salem, Virginia, purchased 242 Monte Vista Avenue in the Fry’s Spring neighborhood for $280,000. The structure is a two-bedroom house built in 1946. The sales price is 0.43 percent below the 2025 assessment of $281,200 and 7.98 percent above the 2020 assessment of $259,300. A permit has been issued for interior renovations of the existing structure with the value estimated at $34,500. (Residential-A, 0.165 acres)

January 24, 2025

• A three bedroom house built in 1976 in the 800 block of St. Charles Avenue sold for $318,900. That’s 12.94 percent below the 2025 assessment of $336,300 and 4.42 percent above the 2024 assessment of $305,400. The assessment in 2020 was $178,000. This property had been purchased by Farooqui Remodeling LLC in December for $260,000. None of the work they did to renovate the structure is listed in the city’s development portal. (Residential-A, 0.19 acres)
• A three bedroom house in the 700 block of Lyons Avenue in the North Downtown neighborhood sold for $569,000. That’s 7.95 percent above the 2025 assessment of $527,100 and 37.47 percent above the 2024 assessment of $413,900. The assessment in 2020 was $382,200. (Residential-A, 0.397 acres)

January 27, 2025

• A four bedroom house in the 2000 block of Hessian Road in the Barracks / Rugby neighborhood sold for $3.1 million. That’s 125.31 percent above the 2025 assessment of $1,375,900 but that’s not the whole story. A couple purchased this house last July for $1.275 million and proceeded to make interior renovations and other improvements estimated at $640,000. In any case, this may be the highest sales prices I’ve recorded for a single family home in the past four years. (Residential-A, 0.806 acres)

• The Piedmont Housing Alliance purchased a single family attached house at 701 Preston Avenue for $247,500. That’s 1.1 percent above the 2025 assessment of $244,800 and 11.39 percent above the 2024 assessment of $222,200. The 2020 assessment was $140,800. (Residential Neighborhood A, 0.088 acres)
• Neighborhood Investments bought another two-bedroom condominium at 1215 Wertland Street for $200,000 which is 4.72 percent below the 2025 assessment of $209,900 and 35.32 percent above the 2020 assessment of $147,800. (Residential Mixed Use 5, N/A)
• A four bedroom house built in 1958 in the 100 block of North Baker Street in the Fifeville neighborhood sold for $460,000. That’s 23.52 percent above the 2025 assessment of $372,400 and 64.05 percent above the 2020 assessment of $280,400. (Residential-A, 0.16 acres)
• A three bedroom townhouse built in 1973 at 2100 Jefferson Park Avenue sold for $300,000. That’s 14.64 percent above the 2025 assessment of $261,700 and 75.54 percent above the 2020 assessment of $170,900. (Commercial Mixed Use 5, N/A)
• Another unit in the Jefferson Park Condominiums at 2104 Jefferson Park Avenue sold for $300,000. This one is assessed slightly higher in 2025 than the one above so the transaction is 10.01 percent above $272,700. (Commercial Mixed Use 5, N/A)
• A three bedroom house built in 1983 in the 1400 block of Westwood Road in the Barracks / Rugby neighborhood sold for $450,000. That’s 3.39 percent below the 2025 assessment of $465,800 and 57.73 percent above the 2020 assessment of $285,300. (Residential-B, 0.18 acres)
• A three bedroom house in the 2300 block of Banbury Street in the Greenbrier neighborhood changed hands for $140,000. This appears to be a transaction where the parties know each other and would not be considered a fair market sale for the purposes of calculating the 2026 assessment. (Residential-B, 0.28 acres)

January 28, 2025

• The Village School has purchased its building at 301 East High Street for $1.5 million. The transaction is 45.21 percent above the 2025 assessment of $1,033,000. The property’s assessed value has not changed much since 2020. (Corridor Mixed Use 3, 0.21 acres)
• Twice is Nice purchased the former site of Reid Super Save Market at 600 Preston Avenue for $5.5 million. That’s 65.17 percent above the combined 2025 assessment of $3.33 million. This was announced in early January but the sales price was not in the initial information release. (Corridor Mixed Use 3, 0.221 acres)

January 29, 2025

• Accord Realty LLC of Alexandria, Virginia, purchased 2300 Center Avenue in the Fry’s Spring neighborhood for $301,000. That’s 16.85 percent below the 2025 assessment of $362,000 and 33.78 percent above the 2020 assessment of $225,000. (Residential-A, 0.323 acres)
• A vacant lot at 1206 Carlton Avenue in the Belmont neighborhood sold for $330,000 to an entity called Carlton Heights LLC. That’s 177.08 percent above the 2025 assessment. A structure on the property was demolished in the mid 2010’s and a rezoning was granted under the city’s former zoning code in late 2021 after a previous effort had failed. No new applications have been filed since. (Corridor Mixed Use 3, 0.26 acres)
• A 552 square foot one-bedroom apartment in the building at 2424 Arlington Boulevard sold for $189,000. That’s 2.48 percent below the 2025 assessment of $193,800 and 82.61 percent above the 2020 assessment of $103,500. (Node Mixed Use 10, N/A)

January 31, 2025

• An entity called 220 South Street LLC purchased a 431 square foot one bedroom condominium in the former Monticello Hotel at 500 Court Square for $239,000. That’s 6.31 percent below the 2025 assessment of $255,600 and 28.49 percent above the 2020 assessment of $186,000. The last time there was a cash transaction for this unit was in 1990 when it sold for $57,000. (Downtown Mixed Use, N/A)
• TwoBabies LLC of Scottsville purchased a two-bedroom unit at 1305 Wertland St from a division of Neighborhood Investments LLC. The sales price is $245,000, which is 3.3 percent above the 2025 assessment of $237,800 and 61.61 percent above the 2020 assessment of $151,600. (Residential Mixed Use 5, N/A)
• A division of Neighborhood Investments LLC purchased a two bedroom unit in 1215 Wertland Street from TwoBabies LLC. This sales price was also $245,000 but this unit is assessed slightly lower. The transaction is 15.19 percent above the 2025 assessment of $212,700 and 63.55 percent above the 2020 assessment of $149,800. (Residential Mixed Use 5, N/A)