Apartment complex on JPA sells for $2.6 million and many other property transactions from August 2025

We are up to Christmas Eve, perhaps not the most relevant day for the publication of an anecdotal list of property transactions in the City of Charlottesville. However, this is the day when the internal rhythm of Town Crier Productions means that this is what will go out over the feed.

This time around, I am not putting this behind the paywall as a gift to those who subscribe but not have contributed. My primary interest is in having as many people read the information as possible, and and I am hopeful that this may entice some of the free subscribers to make a contribution before the end of the year.

This summary of transactions is the by-product of work I do as a reporter to try to understand the real estate market. I am not directly in the business but I’ve been writing about land use in this community for at least twenty years. For instance, here’s a podcast from the Rivanna Trail from November 2005 on the Charlottesville Podcasting Network.

I began doing summaries of real estate transactions soon after launching this newsletter. They go out to paid subscribers as an incentive to pay and are among the only items that are behind the paywall. About one in five readers contributes, a trend that has held up since the beginning.

But this one is for everyone. I am hope it may entice you to consider a paid subscription on whatever timeline makes sense to you.

There are may expenses in running this business. Germane to this edition is the cost of looking up deeds through court records to get a better understanding of what’s happening with some transactions. I’m still learning how to do this work and appreciate feedback.

One of the many things I am interested in is how much the valuation of property has increased since 2020. The amount of money available for the City of Charlottesville to spend has gone up, and I’m already thinking ahead to about a month from now when the 2026 assessments come in.

For most transactions, I run the property through the city’s permit portal to see if anything is planned for the site. I’m still unclear on when a building permit is required because many companies that buy houses appear to do the work without one.

I do not list the names of individuals or couples that buy houses, but I do list corporations.

I try to double-check my math, but I work without an editor most of the time so there are likely to be errors. I’ll collect them. This is the work of a human and one too stubborn to automate any of the process.

Happy holidays! The next one goes back behind the paywall!

August 1, 2025

• On this day, the University of Virginia took possession of the former Federal Executive Institute on Emmet Street. The 14.5 acre property was liquidated by the federal government when President Donald Trump suddenly shuttered the agency. For more information, take a look at a story I wrote soon after the transfer was complete. UVA is exempt from paying taxes on this property. In 2025, they would have been on the hook for a payment of $191,802.66. (Node Mixed Use 10, 14.5 acres)
• A four bedroom house built in 1940 in the 1600 block of Meadowbrook Heights Road sold for $738,500. That’s 2.53 percent above the 2025 assessment of $720,300 and 66.67 percent above the 2020 assessment of $443,100. (Residential-B, 0.52 acres)
• A three bedroom condominium at 2104 Jefferson Park Avenue sold for $297,500. That’s 8.97 percent above the 2025 assessment of $273,000 and 74.59 percent above the 2020 assessment of $170,400. (Commercial Mixed Use 5, N/A)
• A four bedroom house built in 1946 on Goodman Street in the Belmont neighborhood sold for $735,000. That’s 3.9 percent above the 2025 assessment of $707,400 and 50.34 percent above the 2020 assessment of $488,900. (Residential-A, 0.143 acres)
• A three bedroom house built in 2007 on Rosser Avenue in the Venable neighborhood sold for $104,000. This is most certainly not a valid transaction in terms of calculating next year’s assessment. The sales price is 75.27 percent below the 2025 assessment of $420,600. (Residential Mixed Use 3, 0.197)

August 4, 2025

• A three bedroom structure built in 2019 in the 1000 block of East Water Street sold for $1.42 million. That’s 9.4 percent above the 2025 assessment of $1.298 million and 24.06 percent above the 2021 assessment of $1,144,600. There was no assessment of the improvements in 2020. (Corridor Mixed Use 3, N/A)
• A five bedroom house built in 1923 on Preston Place in the Venable neighborhood sold for $1.5 million. That’s 15.83 percent above the 2025 assessment of $1.295 million and 49.63 percent above the 2020 assessment of $1,002,500. (Residential Mixed Use 3, 0.267 acres)

August 5, 2025

• An entity called Tulip Poplar Hill purchased 1210 Meriwether Street for $425,000. That’s 9.45 percent above the 2025 assessment of $388,300 and 68.18 percent above the 2020 assessment of $252,700. (Residential-A, 0.172 acres)
• A three bedroom house in the 500 block of Meade Avenue sold for $379,900. That’s 13.07 percent above the 2025 assessment of $336,000 and 70.05 percent above $223,400. (Residential-B, 0.172 acres)

August 6, 2025

• A vacant lot in the Barracks / Rugby neighborhood on Spotswood Road sold for $425,000. That’s 18.58 percent above the 2025 assessment of $358,400. The purchaser owns the home next door. This parcel did not exist until 2021. (Residential-A, 0.477 acres)
• A three bedroom house on Huntley Avenue built in 2014 sold for $573,000. That’s 5.16 percent above the 2025 assessment of $544,900 and 56.3 percent above the 2020 assessment of $366,600. (Residential-A, 0.071 acres)
• A three bedroom house built in 2005 sold for $485,000. That’s 5.02 percent above the 2025 assessment of $461,800 and 43.75 percent above the 2020 assessment of $337,400. (Residential Mixed Use 5, N/A)
• Covington Consulting LLC purchased 1125 Park Street in the North Downtown neighborhood for $440,000. That’s 9.7 percent above the 2025 assessment of $401,100 and 48.15 percent above the 2020 assessment of $297,000. The structure is a four bedroom house built in 1954. The company has applied for a building permit to remove a load-bearing wall, action estimated at $12,000. (Residential-B, 0.432 acres)

August 7, 2025

• A three bedroom house on Broad Avenue built in 1950 in the Fry’s Spring neighborhood sold for $465,000. That’s 21.6 percent above the 2025 assessment of $382,400 and 90.81 percent above the 2020 assessment of $243,700. (Residential-A, 0.172 acres)
• A three bedroom unit in the Charlottesville Towers at 511 1st Street N sold for $320,000. That’s 16.32 percent below the 2025 assessment of $382,400 and 53.11 percent above the 2020 assessment of $209,000. (Residential Mixed Use 5, N/A)

August 8, 2025

• A three bedroom house on Greenway Road in the Barracks / Rugby neighborhood sold for $575,000. That’s 9.62 percent below the 2025 assessment of $636,200 and 39.5 percent above the 2020 assessment of $412,200. (Residential-A, 0.26 acres)
• A two bedroom house on Twyman Road in the Lewis Mountain neighborhood sold for $850,000. That’s 7.88 percent below the 2025 assessment of $922,700 and 62.12 percent above the 2020 assessment of $524,300. (Residential-B, 0.37 acres)
• Tandem Homes LLC and Marinelli Properties Inc. purchased 431 Riverside Avenue for $191,500. That’s 23.71 percent below the 2025 assessment of $251,000 and 9.18 percent above the 2020 assessment of $175,400. (Residential-A, 0.122 acres)
• A four bedroom house at 511 17th Street NW sold for $1.5 million. That’s 96.49 percent above the 2025 assessment of $763,400 and 180.43 percent above the 2020 assessment of $534,900. (Residential Mixed Use 5, 0.17 acres)

August 11, 2025

• A five bedroom house built in 1961 on Raymond Avenue in the Fry’s Spring neighborhood sold for $545,000. That’s 18.14 percent above the 2025 assessment of $461,300 and 82.7 percent above the 2020 assessment of $298,300. (Residential-A, 0.271 acres)
• A two bedroom condominium in the Walker Square complex with 1,152 square feet sold for $455,000. That’s 0.84 percent above the 2025 assessment of $451,200 and 47.92 percent above the 2020 assessment of $307,600. (Residential Mixed-Use 5, N/A)
• In May, a company called L&A Investment purchased a three bedroom house on Holmes Avenue in the Locust Grove neighborhood for $250,000. On this day they sold the property for $455,000. That’s 21.27 percent above the 2025 assessment of $375,200 and 90.46 percent above the 2020 assessment of $238,900. There does not appear to be anything in the permit portal indicating any work. (Residential-A, 0.182 acres)
• In a market like Charlottesville, it costs money to keep housing affordable for those with lower incomes. There are many ways to intervene and one is for an entity to buy property, retain the land, and only sell the structure. That’s what the Piedmont Land Trust has been doing and they did so again today with the purchase of a single-family attached unit on Prospect Avenue. First they paid $310,000 for the property and in the same day sold the improvements to someone for $240,000. This is a three bedroom structure built in 1979. (Residential Neighborhood A, 0.083 acres)

August 12, 2025

• This version of the newsletter does not usually list property transfers where no funding changes hands, but sometimes these yield a lot of results. The twelve-story Verve is currently under construction at the intersection of Emmet Street and Jefferson Park Avenue after a rezoning was approved by City Council in December 2023. On this day, a lot of properties were consolidated into one with the address 409 Stadium Road. The 2025 assessment is $13,386,800. What will it be after construction? (Corridor Mixed Use 8. 3.3 acres)
• A three bedroom house on Oak Lawn Drive built in 2017 sold for $1.07 million. That’s 9.36 percent above the 2025 assessment of $978,400 and 69.22 percent above the 2020 assessment of $632,300. (Residential-A, 0.16 acres)
• A three bedroom townhouse built in 2018 on Lochlyn Hill Drive sold for $900,000. That’s 9.24 percent above the 2025 assessment of $823,900 and 43.04 percent above the 2020 assessment of $629,200. (Residential-A, 0.05 acres)
• An 1,150 square foot condominium with two bedrooms in the Queen Charlotte building on East Jefferson Street sold for $645,000. That’s 4.64 percent above the 2025 assessment of $616,400 and 32.96 percent above the 2020 assessment of $485,100. (Corridor Mixed Use 8, N/A)
• A single family attached house on Grace Street in the Martha Jefferson neighborhood sold for $275,000. That’s 1.29 percent above the 2025 assessment of $271,500 and 39.45 percent above the 2020 assessment of $197,200. (Residential-A, 0.086 acres)

August 13, 2025

• A one bedroom condominium with 384 square feet in the Cedars Court building sold for $117,500. That’s 4.16 percent below the 2025 assessment of $122,600. (Node Mixed Use 5, N.A)

August 15, 2025

• A four bedroom house on Oxford Road in the Barracks / Rugby neighborhood sold for $1.3 million. That’s 10.46 percent above the 2025 assessment of $1,176,900 and 69.29 percent above the 2020 assessment of $767,900. (Residential-A, 0.36 acres)

August 19, 2025

• In February, Farooqi Remodeling LLC of Staunton bought a house on Antoinette Avenue for $295,000, way below the 2025 assessment of $527,500. No work is recorded in the city’s permit portal but they sold the four bedroom house on this day for $580,000. That’s 9.95 percent above the 2025 assessment and 51.4 percent above the 2020 assessment of $383,100. (Residential-A, 0.253 acres)

August 20, 2025

• A four bedroom house in the 200 block of Old Lynchburg Road sold for $500,000. That’s 8.39 percent above the 2025 assessment of $461,300 and 81.75 percent above the 2020 assessment of $275,100. (Residential-A, 0.279 acres)
• A three bedroom house built in 1953 in the 700 block of St. Clair Avenue in the Martha Jefferson neighborhood sold for $334,000. That’s 24.26 percent below the 2025 assessment of $441,000 and 18.9 percent above the 2020 assessment of $280,900. (Residential-A, 0.304 acres)

August 21, 2025

• A two bedroom condominium in the McGuffey Hill complex on 2nd Street NW in North Downtown sold for $650,000. That’s 10.32 percent below the 2025 assessment of $724,800 and 69.67 percent about the 2020 assessment of $383,100. (Downtown Mixed Use, N/A)

August 22, 2025

• An entity called DEBH–2 LLC purchased a five bedroom house at 1411 Chesapeake Street for $515,000. That’s 34.11 percent below the 2025 assessment of $781,600 and 18.99 percent above the 2020 assessment of $432,800. (Residential-A, 0.138 acres)
• An office building that looks like an old house at 206 East Jefferson Street sold for $775,000. That’s 10.15 percent above the 2025 assessment of $703,600 and 30.12 percent above the 2020 assessment of $595,600. The purchaser is East Jefferson LLC.

August 25, 2025

• A one bedroom house on 5th Street SW sold for $314,500. That’s 13.91 percent above the 2025 assessment of $276,100 and 76.59 percent above the 2020 assessment of $178,100. (Residential-C, 0.303 acres)

August 26, 2025

• A two bedroom house on Stadium Road in the Jefferson Park Avenue neighborhood sold for $420,000. That’s 3.52 percent above the 2025 assessment of $405,700 and 51.68 percent above the 2020 assessment of $276,900. (Residential Mixed Use 3, 0.165 acres)
• In the opening paragraphs of this edition, I said there’s a lot I don’t know. This being Christmas Eve, I’m not going to dig too deeply but there were two transactions involving 302 Harris Road on this date. The structure is a three bedroom house built in 1963. Twin Creeks Capital LLC bought it first for $325,000. The same day JLM Homes, LLC bought it for $348,000. (Residential-B, 0.22 acres)

• A two bedroom condominium at 500 Court Square with 1,072 square feet sold for $412,500. That’s 21.41 below the 2025 assessment of $524,900 and 5.17 percent below the 2020 assessment of $435,000. (Downtown Mixed Use, N/A)
• A two bedroom house built in 1955 at 1211 River Vista Avenue in the Locust Grove neighborhood sold for $376,360. The purchaser is an entity called Net Flow LLC. The purchase price is 2.6 percent below the 2025 assessment of $386,400 and 54.63 percent above the 2020 assessment of $243,300.

August 27, 2025

• A three bedroom house on Arbor Circle in the Woolen Mills neighborhood sold for $451,000. That’s 16.81 percent above the 2025 assessment of $386,100 and 72.93 percent above the 2020 assessment of $260,800. (Residential-A, 0.5 acres)
• A three bedroom house built in 1953 on Hazel Street in the Martha Jefferson neighborhood sold for $512,500. That’s 4.44 percent below the 2025 assessment of $536,300 and 55.49 percent above the 2020 assessment of $329,600. (Residential-A, 0.26 acres)

August 28, 2025

• Sycamore Hill LLC purchased 1115 East High Street for $310,000. The structure is a three bedroom house built in 1929. The transaction is 0.42 percent above the 2025 assessment of $308,700 and 49.4 percent above the 2020 assessment of $207,500. (Commercial Mixed Use 5, 0.11 acres)
• A two bedroom house in the 700 block of Nassau Street sold for $160,000. That’s 44.31 percent below the 2025 assessment of $160,000 and 7.02 percent above the 2020 assessment of $149,500. (Residential-A, 0.17 acres)
• A company called Mika Holdings LLC purchased 2108 Jefferson Park Avenue for $2.6 million. This is currently an apartment complex. The purchase price is 5.06 percent above the 2025 assessment of $2,474,800 and 35.25 percent above the 2020 assessment of $1,922,300. (Commercial Mixed-Use 5, 0.286 acres)

August 29, 2025

• A three bedroom house built in 1952 on Fairway Avenue in the Woolen Mills neighborhood sold for $425,000. That’s 5.28 percent above the 2025 assessment of $403,700 and 63.34 percent above the 2020 assessment of $260,200. (Residential-A, 0.126 acres)
• A four bedroom house built in 1954 on Hillcrest Road in the North Downtown neighborhood sold for $485,500. That’s 4.68 percent above the 2025 assessment of $463,800 and 49.61 percent above the 2020 assessment of $324,500.
• Daddy Rabbit LLC picked up another property, this time at 1004 Cottonwood Road in the Locust Grove neighborhood. They paid $355,000 for a property assessed at $466,500 in 2025. That works out to 23.9 percent below assessment. The 2020 assessment was (Residential-A, 0.224 acres)

• A seven bedroom house on Valley Road in the Jefferson Park Avenue neighborhood sold for $800,000. That’s 18.41 percent below the 2025 assessment of $980,500. The 2020 assessment was $536,700.
• A four bedroom house in the 400 block of 10 ½ Street NW in the Venable neighborhood sold for $790,000. That’s 9.59 percent above the 2025 assessment of $720,900 and 50.28 percent above the 2020 assessment of $525,700. (Residential Neighborhood A, 0.125 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 a first look. This edition for August 2025 was originally posted through Substack on December 24, 2025 and to this website on September 21, 2026 but then back dated. 

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