May 2025 Property Transactions: Back to the Anecdotal Future!

Some time has passed since I’ve been able to write up one of these summaries. I thought about skipping ahead to August but then I would not have learned much valuable information about what’s happening on the ground in Charlottesville.

The point of doing this work is so that I can have a sense of what’s actually happening. My goal is to know as much as I can and share as much as I can. I’m looking for the anecdotal and not to draw overarching trends. I’m looking to tell stories.

One reason for this work is to get a sense of what the property assessments might be in 2026. Property values have increased dramatically over the past few years, increasing the amount of funds available for government spending. Will the same take place in a few months from now? Unlike many localities across the region, Charlottesville City Council did not reduce property tax rates during the many successive years of higher assessments.

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May 1, 2025

• 500 Ridge Street is a five bedroom house built in 1881 for Alexander C. Brechin, the owner of a bookstore on Main Street. According to a history survey produced by the City of Charlottesville in the late 20th century, this is the second house Brechin built on a parcel of land he had bought ten years later. In 1924, ownership passed on to Brechin’s son Andrew who would live for 12 years before selling to merchant J. Emmett Gleason. Gleason didn’t own the house long and soon sold it to Margaret M. Smith who lived there for 29 years before selling to a group of owners who converted it to a rental property.
  
  In April 1984, sole ownership was fully transferred to Irene W. Allen in a transaction. 1996, a Buford Burton was added to the title according to Charlottesville GIS. I couldn’t find the deed. Allen is still a resident of the 10th and Page neighborhood.
  
  On May 1, 2025, a Georgia-based company called Good Buy Real Estate LLC purchased the property for $147,000. That is 66.42 percent below the 2025 assessment of $437,700. I tried to pull the details about the transaction, but they were not available at research time.
  
  How did an out-of-town company manage to pay so little for this house? And what are the plans of Good Buy Real Estate LLC? (Residential-C, 0.19 acres)

• A three bedroom house built in 1955 in the 1500 block of Cherry Avenue sold for $485,000. That’s 4.96 percent above the 2025 assessment of $462,100 and 100.66 percent above the 2020 assessment of $241,700. (Residential-B, 0.207 acres)
• Ordinarily I restrict these summaries to transaction where money changes hands. This one raises a question. Earlier this year I reported that a property in the 1400 block of Hampton Street was purchased for $300,000. The previous owner had bought the 0.062 acre property for $180,000 in February 2023 and demolished the structure. Now the new owners changed something in the title. The interesting part is that they also applied for a minor development plan to build a new structure with three units and that is under review. (Residential-A, 0.062 acres)
• A four bedroom house on 9th Street SW right across from Charlottesville Middle School sold for $480,000. That’s 16.05 percent above the 2025 assessment of $413,600 and 66.72 percent above the 2020 assessment of $287,900. (Residential Neighborhood A, 0.154 acres)
• A three bedroom house on Parkway Street in the North Downtown neighborhood sold for $849,000. That’s 16.99 percent above the 2025 assessment of $725,700 and 54.84 percent above the 2020 assessment of $548,300. (Residential-A, 0.14 acres)

May 2, 2025

• A three bedroom house on Oakmont Street in the Ridge Street neighborhood sold for $410,000. That’s 1.74 percent above the 2025 assessment of $403,000 and 57.81 percent above the 2020 assessment of $259,800. (Residential Neighborhood A, 0.199 acres)
• A duplex in the 400 block of Valley Road Extended sold for $655,000. That’s 29.37 percent above the 2025 assessment of $506,300 and 69.34 percent above the 2020 assessment. (Residential-A, 0.21 acres)
• An entity called 300 Ridge Street purchased the commercial property for $1.05 million. That’s 21.82 percent above the 2025 assessment of $861,900 and 35.69 percent above the 2020 assessment of $773,800. The plans are to build an addition on the site for a pilates studio. I wrote about that in late August and the story is here. (Node Mixed Use 8, 0.23 acres)

May 5, 2025

• A three bedroom house on Huntley Avenue in the Fry’s Spring neighborhood built in 2016 sold for $665,000. That’s 12.65 percent above the 2025 assessment of $590,300 and 52.21 percent above the 2020 assessment of $436,900. (Residential-A, 0.11 acres)
• Thirty-one lots in the Flint Hill neighborhood being built by Southern Development were sold by Belmont Station LLC to Southern Property LLC for $4,547,000. The total assessed value of the 31 lots in 2025 is $2,617,600. (Various zoning, didn’t calculate acreage)
• A three bedroom house in the 400 block of Dice Street in the Fifeville neighborhood sold for $632,000. That’s 10.24 percent above the 2025 assessment of $573,300 and 59.64 percent above the 2020 assessment of $395,900. (Residential Neighborhood-A, 0.172 acres)

May 6, 2025

• A two bedroom house in the 200 block of Palatine Avenue in the Belmont neighborhood sold for $399,000. That’s 7.69 percent above the 2025 assessment of $370,500. The 2020 assessment does not provide a fair comparison because this property was purchased by Cardinal Ventures in October 2023 for $200,000. They did a series of interior renovations including remodeling the kitchen, installing new windows, and a new utility laterals. (Residential-A, 0.13 acres)
• A 1,200 square foot townhouse on Greenwich Court in the Ridgecrest section of Belmont sold for $291,400 to a firm called Oberson Eagle LLC. That’s 4.68 percent below the 2025 assessment of $305,700 and 56.08 percent above the 2020 assessment of $186,700. (Residential-C, 0.04 acres)

May 7, 2025

• An entity called 221 Palatine LLC purchased a two bedroom house at 221 Palatine Avenue sold for $283,500. That’s 8.16 percent above the 2025 assessment of $262,100 and 47.96 percent above the 2020 assessment of $191,600. (Residential-A, 0.17 acres)
• A four bedroom house in the 1600 block of Amherst Street in the Barracks / Rugby neighborhood sold for $649,000. That’s 7.36 percent above the 2025 assessment of $604,500 and 65.73 percent above the 2020 assessment of $391,600. This house was built in 1960. (Residential-A, 0.23 acres)
• A three bedroom house in the 100 block of Westwood Circle built in 1989 sold for $390,000. That’s 7.76 percent below the 2025 assessment of $422,800 and 42.02 percent above the 2020 assessment of $274,600. (Residential-A, 0.07 acres)

May 8, 2025

• In a community where the cost of housing continues to increase, there are many efforts underway to provide interventions to reduce prices where possible. The Piedmont Community Land Trust, a division of the Piedmont Housing Alliance, buys property and retains ownership of the land while an eligible member of the community pays for the improvement only.
  
  On this day, a third person bought a house on Nassau Street that the land trust built in 2020. The house sold for $215,000 in February of that year and sold again in May 2022 for $243,000. The second owner sold it back to the land trust for $265,000. A third owner will purchase the house on May 8 for the same time. The improvement value in 2025 is $290,800 making this transaction 8.87 percent below that value. (Residential-A, 0.1 acres)
• A three bedroom house on Westwood Circle in the Barracks / Rugby neighborhood sold for $505,000. That’s 16.33 percent above the 2025 assessment of $434,100 and 84.85 percent above the 2020 assessment of $273,200. The unit was constructed in 1988. (Residential-A, 0.1 acres)
• A three bedroom house on Field Road in the Venable neighborhood sold for $1,225,000. That’s 9.01 percent above the 2025 assessment of $1,123,700 and 80.12 percent above the 2020 assessment of $680,100. (Residential-A, 0.313 acres)
• An entity called BKeppt Homes LLC purchased 202 Azalea Drive for $467,500. The house has three bedrooms and was built in 1958. The transaction is 6.86 percent above the 2025 assessment of $437,500 and 80.15 percent above the 2020 assessment of $259,500. (Residential-A, 0.201 acres)
• A three bedroom house built in 1956 in the 1700 block of Concord Drive in the Greenbrier neighborhood sold for $590,000. That’s 5.89 percent above the 2025 assessment of $557,200 and 50.09 percent above the 2020 assessment of $393,100. (Residential-A, 0.344 acres)

May 9, 2025

• A two-bedroom condominium consisting of 830 square feet in the apartment building at 1800 Jefferson Park Avenue sold for $315,000. That’s 15.89 percent above the 2025 assessment of $271,800 and 59.9 percent above the 2020 assessment of $197,000. (Residential-A, N/A)

May 12, 2025

• A three bedroom house in the 700 block of Hinton Avenue in the Belmont neighborhood sold for $1,015,000. That’s 52.45 percent above the 2025 assessment of $665,800 and 123.03 percent above the 2020 assessment of $455,100. (Residential-A, 0.217 acres)
• A three bedroom house on St. Charles Court in the Locust Grove neighborhood sold for $645,000. That’s 21.72 percent above the 2025 assessment of $529,900 and 63 percent above the 2020 assessment of $395,700. (Residential-A, 0.2 acres)
• A two bedroom house built in 1920 on Grove Street Extended sold for $320,000. That’s 1.85 percent above the 2025 assessment of $314,200 and 50.02 percent above the 2020 assessment of $213,300. (Residential-A, 0.175 acres)

May 13, 2025

• A four bedroom house in the 700 block of Evergreen Avenue in the North Downtown neighborhood sold for $1.12 million. That’s 16.05 percent above the 2025 assessment of $965,100 and 119.22 percent above the 2020 assessment of $510,900. (Residential-B, 0.184 acres)
• A company called Westview Splash LLC purchased a two bedroom, 911 square foot condominium at 804 East Jefferson Street for $400,000. That’s 1.83 percent above the 2025 assessment of $392,800 and 53.08 percent above the 2020 assessment of $261,300. (Downtown, N/A)
• A three bedroom house in the 2300 block of Willard Drive built in 1955 in the Fry’s Spring neighborhood sold for $485,000. That’s 23.98 percent above the 2025 assessment of $391,200 and 84.55 percent above the 2020 assessment of $262,800. (Residential-A, 0.238 acres)

May 14, 2025

• A parking lot on 4th Street SE next to the 3Twenty3 building sold for $3.4 million. That’s 166.19 percent above the 2025 assessment of $1,277,300 and 301.37 percent above the 2020 assessment of $847,100. This a property to watch. (Node Mixed Use 10, 0.41 acres)
• A four bedroom townhouse in the 800 block of Estes Street sold for $485,000. That’s 12.58 percent above the 2025 assessment of $430,800 and 51.99 percent above the 2020 assessment of $319,100. (Residential Mixed Use 3, 0.21 acres)

May 15, 2025

• A three bedroom house built in 1960 at 2318 Greenbrier Drive sold for $510,000. That’s 9.2 percent below the 2025 assessment of $561,700 and 30.23 percent above the 2020 assessment of $391,600. The purchaser is University Circle LLC and given the new zoning, this is a property to watch. (Corridor Mixed Use 5, 0.485 acres)
• A single family attached house on Lodge Creek in the Fry’s Spring neighborhood sold for $385,000. That’s 2.61 percent above the 2025 assessment of $375,200 and 46.28 percent above the 2020 assessment of $263,200. (Residential-B, 0.074 acres)
• A four bedroom house in the 700 block of Lexington Avenue sold for $1.75 million. That’s 35.49 percent above the 2025 assessment of $1,291,000. A comparison to the 2020 assessment needs to take into account that there was extensive remodeling conducted in 2021. This transaction is 51.9 percent above the 2023 assessment of $1,152,100. (Residential-A, 0.169 acres)
• A 786 square foot condominium with two bedrooms sold for $314,000. That’s 21.19 percent above the 2025 assessment of $259,100 and 68.55 percent above the 2020 assessment of $186,300. (Residential Mixed Use 5, N/A)

May 16, 2025

• A three bedroom house on McElroy Drive in the Fry’s Spring neighborhood sold for $550,000. That’s 6.16 percent above the 2025 assessment of $518,100 and 70.7 percent above the 2020 assessment of $322,200. (Residential-A, 0.33 acres)
• A four bedroom house on Brandywine Drive in the Greenbrier neighborhood built in 1969 sold for $554,840. That’s 4.83 percent above the 2025 assessment of $529,300 and 47.45 percent above the 2020 assessment of $376,300. (Residential-A, 0.4 acres)

May 19, 2025

• A two bedroom house on Riverbluff Circle in the Woolen Mills neighborhood sold for $490,000. That’s 0.06 percent above the 2025 assessment of $489,700 and 14.01 percent above the 2020 assessment of $429,800. (Residential-A, 0.056 acres)
• A four bedroom house on Riverside Avenue in the Woolen Mills neighborhood sold for $950,000. That’s 24.88 percent above the 2025 assessment of $760,700 and 88.08 percent above the 2020 assessment of $505,100. (Residential-A, 0.133 acres)
• A newly built five bedroom house on Pen Park Lane in the Lochlyn Forest community sold for $1,929,365. That’s 17.14 percent above the 2025 assessment of $1,647,100. (Civic, 0.208 acres)

May 20, 2025

• A four bedroom house on Beechwood Drive in the Locust Grove neighborhood sold for $650,000. That’s 35.93 above the 2025 assessment of $478,200 and 84.24 percent above the 2020 assessment of $352,800. (Residential-A, 0.21 acres)
• A three bedroom house built in 2016 on Rialto Street in the Belmont neighborhood sold for $650,000. That’s 3.82 percent above the 2025 assessment of $626,100 and 32.84 percent above the 2020 assessment of $489,300. (Residential-A, 0.06 acres)

May 21, 2025

• There was a change in the ownership structure for the owners of 1005 Cherry Avenue. Aspiring Developments LLC purchased the three bedroom house in December 2024 for $310,000. A major development has been filed for this site to add six additional residential units as I wrote about earlier this month. (Residential-B, 0.165 acres)
• An 826 square foot condominium with two bedrooms at 1800 Jefferson Park Avenue sold for $300,000. That’s 5.23 percent above the 2025 assessment of $285,100 and and 45.42 percent above the 2020 assessment of $206,300. (Residential Mixed Use 5, N/A)

May 22, 2025

• A three bedroom house built in 1962 in the 1600 block of Meridian Street sold for $300,000. That’s 4.81 percent above the 2025 assessment of $405,500 and 57.23 percent above the 2020 assessment of $270,300. (Residential-A, 0.26 acres)
• A three bedroom house built in 1923 on 8th Street NW in the 10th and Page neighborhood sold for $500,000. That’s 32.1 percent above the 2025 assessment of $378,500 and 114.4 percent above the 2020 assessment of $233,600. The purchaser is Rare Form LLC. A stop work order was issued on August 11 for construction of a deck and interior alternations without permits. (Residential Neighborhood A, 0.124 acres)
• A three bedroom house in the 1300 block of Rugby Road sold for $985,000. That’s 1.59 percent above the 2025 assessment of $969,600 and 31.63 percent above the 2020 assessment of $748,300. (Residential-B, 0.251 acres)
• A one bedroom house on Belmont Park sold for $440,000. That’s 25.11 percent above the 2025 assessment of $351,700 and 91.8 percent above the 2020 assessment of $229,400. (Corridor Mixed Use 3, 0.2 acres)
• A single family attached house in the 800 block of Prospect Avenue sold for $292,000. That’s 16.43 percent above the 2025 assessment of $250,800 and 91.98 percent above the 2020 assessment of $152,100. (Residential Neighborhood A, 0.083 acres)

May 23, 2025

• A three bedroom house on Altamont Circle built in 1920 sold for $1,775,000. That’s 8.05 percent above the 2025 assessment of $1,642,700 and 39.8 percent above the 2020 assessment of $1,269,700. (Corridor Mixed Use 3, 0.149 acres)

May 27, 2025

• A two bedroom house in the 1500 block of East Jefferson Avenue sold for $460,000. That’s 37.11 percent above the 2025 assessment of $335,500 and 105.8 percent above the 2020 assessment of $224,300. According to the city’s land use permit portal, there were $45,000 of renovations in 2024. (Residential-A, 0.16 acres)
• An entity called 1810 Chelsea Drive purchased 1810 Chelsea Drive for $330,000. That’s 14.7 percent below the 2025 assessment of $386,900 and 33.33 percent above the 2020 assessment of $247,500. (Residential-C, 0.186 acres)

May 28, 2025

• A four bedroom house built in 1935 on Fendall Avenue in the Venable neighborhood sold for $2.225 million. That’s 15.33 percent above the 2025 assessment of $1,929,000 and 59.37 percent above the 2020 assessment of $1,396,100. (Residential-A, 0.34 acres)
• A one bedroom condominium at the Cedars apartment complex sold for $185,000. That’s 8.71 percent above the 2025 assessment of $170,170 and 81.73 percent above the 2020 assessment of $101,800. (Node Mixed Use 5, N/A)
• A three bedroom house built in 1965 on Rutledge Avenue in the Barracks / Rugby neighborhood sold for $356,000. That’s 36.79 percent below the 2025 assessment of $563,200 and 2.63 percent below the 2020 assessment of $365,600. (Residential-A, 0.2 acres)

May 29, 2025

• A two bedroom condominium with 829 square feet sold for $245,000. That’s 8.17 percent above the 2025 assessment of $226,500 and 50.96 percent above the 2020 assessment of $162,300. (Residential Mixed Use 3, N/A)
• A four bedroom house on Denice Lane in the Greenbrier neighborhood sold for $600,000. That’s 22.47 percent above the 2025 assessment of $489,900 and 88.86 percent above the 2020 assessment of $317,700. (Residential-B, 0.39 acres)
• A three bedroom house in the 900 block of Ridge Street sold for $330,000. That’s 23.6 percent above the 2025 assessment of $267,000 and 68.54 percent above the 2020 assessment of $195,800. (Residential Neighborhood A, 0.211 acres)
• A three bedroom condominium in an apartment building at 39 University Circle sold for $725,000. That’s 9.9 percent above the 2025 assessment of $659,700 and 46.38 percent above the 2020 assessment of $495,300. (Residential-A, N/A)
• A firm called 26 University Circle LLC purchased 26 University Circle from a firm called 26 University Circle LLC. The structure is a five bedroom house built in 1970. The sales price is $1.125 million which is 1.92 percent below the 2025 assessment of $1,147,000 and 35.25 percent above the 2020 assessment of $831,800. According to the deed, the seller is an LLC from Virginia and the buyer is an LLC from Louisiana. (Residential-A, 0.57 acres)
• A five bedroom house on Westwood Road sold for $1.2 million. That’s 2.91 percent below the 2025 assessment of $1,236,000 and 45.79 percent above the 2020 assessment of $823,100. (Residential-B, 0.23 acres)

May 30, 2025

• A two bedroom house in the 1100 block of Cherry Avenue sold for $400,000. That’s 17.41 percent above the 2025 assessment of $340,700 and 51.75 percent above the 2020 assessment of $263,600. (Residential-B, 0.148 acres)
• L&A Investment purchased 1009 Holmes Avenue for $250,000. That’s 33.37 percent below the 2025 assessment of $375,200 and 4.65 percent above the 2020 assessment. The company renovated the house and sold it on August 11 for $455,000. (Residential-A, 0.182 acres)

• A three bedroom house in the 1600 block of Rose Hill Drive sold for $602,630. That’s 2.75 percent above the 2025 assessment and 57.72 percent above the 2020 assessment of $382,100. (Residential-B, 0.21 acres)
• A two bedroom house in the 900 block of Avon Street in Belmont sold for $418,000. That’s 53.92 percent above the 2025 assessment of $272,500 and 107.3 percent above the 2020 assessment of $201,900. (Residential-C, 0.099 acres)
• A 407 square foot condominium with one bedroom in the apartment complex at 1800 Jefferson Park Avenue sold for $217,500. That’s 14.65 percent above the 2025 assessment of $189,700 and 41.6 percent above the 2020 assessment of $153,600. (Residential Mixed Use 5, N/A)
• A three bedroom house built in 2007 in the 900 block of Monticello Road sold for $780,000. That’s 0.37 percent below the 2025 assessment of $782,900 and 46.4 percent above the 2020 assessment of $532,800. (Residential-A, 0.118 acres)
• A three bedroom house built in 1960 in the 1400 block of Midland Street in the Belmont neighborhood sold for $495,000. That’s 0.61 percent above the 2025 assessment of $492,000 and $293,500 above the 2020 assessment of $293,500. (Residential-A, 0.172 acres)
• A two bedroom house in the 1500 block of Rose Hill Drive sold for $466,000. That’s 7.91 percent below the 2025 assessment of $506,000 and 64.03 percent above the 2020 assessment of $284,100. (Residential-B, 0.3 acres)
• A company called Trainspotting LLC purchased a house and an empty lot on Summit Street for $270,000. The sales price is 37.56 percent below the combined 2025 assessment of $432,400 and 12.08 percent above the combined 2020 assessment of $240,900. The empty lot is right up against the Norfolk Southern railroad line to Lynchburg. (Residential-B, 0.598 acres)

Before you go: A major research interest for Town Crier Productions is property research in Charlottesville. While all of the information is eventually posted publicly, paid subscribers of the Charlottesville Community Engagement newsletter occasionally get an advanced notice. This edition for May 2025 was originally posted through Substack on September 29, 2025 and to this website on September 21, 2026 but then back dated. 

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