An anecdotal look at over 50 property transactions in Charlottesville from October 2025

Since January 2021, paid subscribers of Charlottesville Community Engagement have received summaries of real estate transactions on a periodic basis. This is the one piece of “premium” content I’ve offered to entice people to pay the subscriptions that cover my cost of living.

The first few years writing Charlottesville Community Engagement were a lot less busy then the ones now. There was much more time to do the property transactions work. I would try to get them out as soon as I could.

This was before I began writing regularly for C-Ville Weekly. Somewhere along the way I started a newsletter called Fifth District Community Engagement which I have slightly unfrozen from hiatus in part to experiment with a new distribution platform.

Sometime in the mid 2010’s, I began doing property research in order to better understand the development process. I had been writing fairly regularly about new construction and affordable housing in my award-winning work for a non-profit news organization. This added a new dimension to my work.

When I resumed my journalism career in 2020 after a two-year break, I began looking at property records on a regular basis. I was the only journalist covering the Cville Plans Together initiative on a thorough basis and advocates were calling for an end to single-family housing. What would that look like?

To find out, I began to keep records and paid subscribers would get the emails first. Then I would post them to Information Charlottesville, a website I use as a second platform. That way everyone got to see them. After all, my research is intended to inform others who are interested in the subject matter but may not want to do the research.

In the last year, I’ve slowed down the pace of property transactions and I stopped cross posting them to the website. That was a choice, and one I am unmaking now. Going forward, I will cross-post again because I want everyone to be able to see for themselves what is happening on an anecdotal level. Here are the dozens of other entries.

This edition for October 2025 is going out to everyone to make up for the previous decision. But, I am hopeful people who are not currently supporting the work will decide to either get a paid subscription or to consider making a charitable donation through the Tiny News Collective. Either way, the mission of Town Crier Productions is to continue documenting the community and trying to understand some of the mechanics.

On to October 2025

These summaries are not intended to indicate trends of anything. Looking at individual transactions paints an interesting picture as I continue to write about the built environment. They offer me the opportunity to ask questions and sometimes to receive answers after publication. Some of these transactions have sparked stories for the newsletter of C-Ville Weekly.

This particular edition is an odd one because the 2026 assessments for Charlottesville came out after these sales dates. That will be the case for November and December, too. How much did these sales from late 2025 affect the valuation for this year?

I also generally list the 2020 assessment to document just how much real property has increased in value since the COVID-19 pandemic.

• In 2020, Charlottesville’s total taxable assessed value was $8,187,130,300 yielding a total taxable amount of $77,777,737.85 based on a real property tax rate of $0.95 per $100 of assessed value.
• In 2025, the total taxable assessed value rose to $11,690,032,600 which translates to a $114,562,319.48 in real property tax based on a tax rate of $0.98 per $100 of assessed value.

What will the land book be for 2026? What will the city’s FY27 budget look like? Where has all of the additional spending gone?

If you want to know the answers to these questions, continue reading. If you want me to continue doing the research, please consider support through any of the mechanisms.

Now, let’s get on to publishing this so I can get the next regular newsletter out.

Charlottesville Community Engagement is a reader-supported publication. To receive new posts and support my work, consider becoming a free or paid subscriber.

October 1, 2025

• A three bedroom house built in 2015 in the 500 block of Carlton Road sold for $650,000. That’s 0.39 percent above the 2025 assessment of $647,500 and 59.9 percent above the 2020 assessment of $406,500. Oh wait! This is the first transaction at which we can look at 2026 values. This sales price is 1.96 percent below the 2026 assessment of $663,000. (Residential-A, 0.144 acres)
• A four bedroom house built in 1966 on Glendale Road in the Locust Grove neighborhood sold for $601,000. The 2025 assessment had been $484,300 and this transaction is 24.1 percent above that number. The 2026 assessment is $604,000. The assessment in 2021 was $351,300. (Residential-A, 0.611 acres)
• A three bedroom house built in 2020 on Bennett Street in the Lochlyn Hill community sold for $765,000. That’s 8.8 percent above the 2025 assessment of $703,100 and 2.26 percent above the 2026 assessment of $748,100. In 2020 the assessment was $571,900. (Residential-A, 0.07 acres)

October 2, 2025

• Alloy Architecture and Construction LLC purchased a two bedroom house at 808 Cynthianna Avenue in the Rose Hill neighborhood for $290,000. That was 11.62 percent over the 2025 assessment of $259,800 and 1.26 percent above the 2026 assessment of $286,400. The 2020 assessment was $144,100. A permit for partial residential demolition has been issued. (Residential Neighborhood-A, N/A)
• A five bedroom house built in 2009 on Huntley Avenue in the Fry’s Spring neighborhood sold for $690,000. This property slightly declined in value from $665,600 in 2025 to 2026 to $655,500. The transaction is 3.67 percent over the 2025 value. The 2020 assessment was $503,900. (Residential-A, 0.114 acres)

October 3, 2025

• In June 2025, a company called Covington Consulting LLC purchased a house on Rutledge Avenue for $505,000. On this day, they sold it to a couple for $1.1 million. The 2026 assessment of $1,078,100 is based on the renovations that were made and possibly the sales price. The 2025 assessment was $643,400. (Residential-A, 0.303 acres)

October 7, 2025

• A four bedroom house built in 1960 on Fairway Avenue in the Woolen Mills sold for $410,000. That is 0.65 percent above the 2025 assessment of $412,700 and 0.1 percent above the 2026 assessment of $410,400. The assessment in 2020 was $297,200. (Residential-A, 0.187 acres)
• A three bedroom house built in 1949 on Blenheim Avenue in the Belmont-Carlton neighborhood sold for $310,000. That’s 16.35 percent below the 2025 assessment of $370,600 and 1.17 percent above the 2026 assessment of $306,400. (Residential-A, 0.13 acres)
• A three bedroom house built in 1960 on Elizabeth Avenue in the Locust Grove neighborhood sold for $495,000. That’s 6.61 percent above the 2025 assessment of $464,300 and 2.59 percent above the 2026 assessment of $482,500. The assessment in 2020 was $283,600. (Residential-A, 0.241 acres)

October 8, 2025

• A four bedroom house built in 1930 on Bollingwood Road in the Lewis Mountain neighborhood sold for $1.115 million. That’s 41.09 percent above the 2025 assessment of $818,600 and 7.76 percent above the 2026 assessment of $1,071,800. The assessment in 2020 was $454,500. (Residential-A, 0.43 acres)
• A three bedroom house constructed in 1967 in the 800 block of Elliott Avenue sold for $435,000. That’s 3.13 percent above the 2025 assessment of $421,800 and 0.12 percent above the 2026 assessment of $434,500. The assessment in 2020 was $293,100. (Residential-B, 0.139 acres)

October 9, 2025

• The Flats at West Village is the first of three student housing buildings constructed in the mid-2010’s after getting special use permits from City Council for additional height and density. Investors purchased the property for $107 million on this day. For more information, take a look at this article I wrote for C-Ville Weekly.
  
  An entity called Charlottesville VA Student Housing DST is the new owner. The transaction is 16.09 percent above the 2025 assessment of $92,169,200 and 1.87 percent below the 2026 assessment of $109,035,700 and. In 2020 the assessment was $71,495,900. (Corridor Mixed Use 8, 2.24 acres)
• A three bedroom house built in 1955 in the 2100 block of Highland Avenue sold for $412,000. That’s 15.19 percent above the 2025 assessment of $212,700 and 1.75 percent above the 2026 assessment of $404,900. The assessment in 2020 was $271,200. (Residential-A, 0.143 acres)
• A 904 square foot two bedroom apartment at 1215 Wertland Street sold for $245,000. That’s 15.19 percent above the 2025 assessment of $212,700 and 3.86 percent above the 2026 assessment of $235,900. The assessment in 2020 was $149,800. The building is known as The Corner Village. (Residential Mixed-Use 5, N/A)
• Charlottesville City Council approved Southern Development’s request for a rezoning at 240 Stribling Avenue in the Fry’s Spring neighborhood in April 2022. The plan is for 170 units. On this day, a company called Keyva Coopers Row purchased the property for $7.41 million. Since the property has been divided into numerous lots so it is difficult to track a comparison of assessments. In fact, the parcel number that had been used for the whole property now points to 120 Barrel Court. More on this in a future article. (Residential-C, 7.38 acres)

October 10, 2025

• A primary reason for this newsletter’s existence is because I want to learn things I do not know. I’m not a developer and not in real estate. One thing I don’t yet know after five years of doing these property transactions is why there are times when two companies will purchase a property on the same day.
  
  On this day, Nobu Holdings LLC (registered in Wilmington, Delaware) purchased 2208 Banbury Street in the Greenbrier neighborhood for $263,000. They then sold the four bedroom house to 2208 Branbury Street LLC for $317,500 (registered in Las Vegas, Nevada). And yes, the company name is misspelled. Both sales are below the 2026 assessment of $487,800 and the 2025 assessment of $476,100. The 2020 assessment is $301,600. (Residential-A, 0.41 acres)
• A three bedroom house built in 1964 on Hartman’s Mill Road in the Ridge Street neighborhood sold for $471,250. That’s 0.75 percent below the 2025 assessment of $474,800 and 9.72 percent below the 2026 assessment of $522,000. The 2020 assessment is $333,400. (Residential-A, 0.46 acres)
• A four bedroom house on Blincoe Lane in the Belmont-Carlton neighborhood built in 2008 sold for $635,000. That’s 3.47 percent above the 2025 assessment of $613,700 and 0.78 percent above the 2026 assessment of $630,100. The assessment in 2020 and $394,500. (Residential-A, 0.9 acres)
• A four bedroom house in the 900 block of Rugby Road in the Venable neighborhood sold for $895,000. That’s 22.4 percent below the 2025 assessment of $1,153,300 and 24 percent below the 2026 assessment of $1,177,700 and. The sales price is 5.16 percent above the 2020 assessment of $851,100. (Residential-B, 0.255 acres)

October 14, 2025

• A three bedroom house built in 1900 on Bolling Avenue sold for $420,000. This is a property that declined in assessment from 2025 to 2026 from $461,200 to $404,600. The sales price is 8.93 percent below the 2025 assessment and 3.81 percent above the 2026 assessment. In 2020, the valuation was 22.95 percent. (Residential-C, 0.139 acres)
• An entity called 1308 Hampton LLC purchased 1308 Hampton Street in the Belmont neighborhood for $435,000. That is 10.27 percent above the 2025 assessment of $394,500 and 9.47 percent below the 2026 assessment of $480,500. In 2020 the property was assessed at $225,100. (Residential-A, 0.21 acres)

October 16, 2025

• A four bedroom house built in 2020 on Paynes Mill Road sold for $805,000. That is 13.49 percent above the 2025 assessment of $709,300 and 0.16 percent below the 2026 assessment of $806,300. The assessment in 2021 is $618,300. (Residential-A, 0.18 acres)
• A two bedroom house in the 1300 block of Gentry Lane in the Barracks / Rugby neighborhood sold for $480,000. That’s 8.23 percent above the 2025 assessment of $443,500 and 3.32 percent below the 2026 assessment of $496,500. The assessment in 2020 was $286,700. (Residential-A, 0.237 acres)
• An entity called Royal Blue Properties LLC of Austin, Texas paid $900,000 for a six bedroom house built in 1948 at 505 Valley Road. That is 19.66 percent above the 2025 assessment of $752,100 and 31.08 percent above the 2026 assessment of $686,600. In 2020 this property was assessed at $410,200. This company also owns 513 Valley Road which is two doors down. 507 Valley Road is in the middle and is owned by 507 Valley Road.
  
  In February, the Charlottesville Board of Architectural Review reviewed a preliminary concept for new construction at the end of Valley Road. Your support helps pay for me to write about such things as you can read here.

October 17, 2025

• An 893 square feet two-bedroom condominium at 1309 Wertland Street sold for $288,500. That’s 21.32 percent above the 2025 assessment of $237,800 and 9.4 percent above the 2026 assessment of $263,700. (Residential Mixed Use 5, N/A)
• A duplex in the 2200 block of Brandywine Drive sold for $590,000. That’s 4.83 percent above the 2025 assessment of $562,800 and 2.27 percent above the 2026 assessment of $576,900. The 2020 assessment was $387,000. (Residential-A, 0.35 acres)
• A three bedroom house built in 1960 in the 2300 block of Shelby Drive in the Meadows neighborhood sold for $297,500. That’s 28.26 percent below the 2025 assessment of $414,700 and 34.51 percent below the 2026 assessment of $454,300. The 2020 assessment was $278,400. (Residential-A, 0.3 acres)

October 20, 2025

• A duplex in the Fry’s Spring section of Center Avenue has been purchased by Blowing Rock Properties LLC for $850,000. That’s 8.78 percent above the 2025 assessment of $781,400 and 3.01 percent above the 2026 assessment of $825,200. In 2020, the property was assessed at $502,200. (Residential-A, 0.327 acres)
• The building that houses the Violet Crown at 200 West Main Street sold for $7.4 million. That is 2.84 percent above the 2026 assessment of $7,195,300 and 18.23 percent above the 2025 assessment of $6,258,900. A developer had attempted to redevelop this site as a residential tower, but abandoned the project. A group called Lissadell LLC are the new owners. Fun fact: I am committing to see at least one new film a month there. Going back to the cinema is making my life better. Want to start a club? (Downtown, 0.43 acres)
  
  Two stories I wrote:

• Should a downtown movie theater be demolished to build new housing?, C-Ville Weekly, November 27, 2024
• Local group preserves Violet Crown by arranging building purchase, C-Ville Weekly, October 21, 2025

October 21, 2025

• A two bedroom house built in 1995 in the 900 block of Locust Lane in the Locust Grove neighborhood sold for $325,000. That is 13.45 percent below the 2025 assessment of $375,500 and 16.24 percent below the 2026 assessment of $388,000 and. In 2020, this property was assessed at $237,900. (Residential-A, 0.13 acres)
• A property on Emmet Street where a Kentucky Fried Chicken franchise stands has a new owner. Emmet Street Partners LLC of Studio City, California, paid $1.71 million for 1705 Emmet Street. That is 48.28 percent below the 2025 assessment of $3,306,600 and 47.59 percent below the 2026 assessment of $3,262,600. In 2020 the assessment was just over $2 million. There were previous transactions for this property on August 13, 2021 and August 15, 2024. (Node Mixed Use 8, 0.68 acres)
• A three bedroom house built in 1955 on St. Anne’s Road in the Greenbrier neighborhood sold for $625,000. That’s 5.01 percent above the 2025 assessment of $595,200 and 3.39 percent above the 2026 assessment of $604,500. The 2020 assessment was $407,200. (Residential-A, 0.577 acres)

October 22, 2025

• A two bedroom house at 1316 East Market sold for $405,000. This property dropped in assessment from $372,500 in 2025 to $242,500. The purchase by Wright Brothers Holdings LLC is 67 percent over the latest valuation. Why the drastic reduction and why did the new owners pay so much? I don’t see anything in the permit portal to reflect recent work, but the company owns six other parcels in the immediate area. (Node Mixed Use 3, 0.172 acres)
• A five bedroom house built in 1957 on Grace Street in the Martha Jefferson neighborhood sold for $425,000. That’s 17.49 percent below the 2025 assessment of $515,100 and 0.73 percent above the 2026 assessment of $421,900. (Residential-B, 0.137 acres)
• A three bedroom townhouse built in 2019 on Junction Lane in the Lochlyn Hill community sold for $540,000. That’s 1.19 percent below the 2025 assessment of $546,500 and 3.09 percent below the 2026 assessment of $557,200. (Residential-C, 0.05 acres)

October 23, 2025

• A three bedroom house in the 700 block of West Street in the 10th and Page neighborhood sold for $671,500. This is 152.31 percent above the 2025 assessment of $266,200 and 30.09 percent above the 2026 assessment of $516,300. A company called Silk Purse Properties LLC had purchased this site in March 2016 for $110,000. In 2020, the assessment was $158,200. (Residential Neighborhood A, 0.11 acres)
• A five bedroom house built in 1946 in the 1500 block of Oxford Road sold for $1.365 million. That’s 9.6 percent above the 2025 assessment of $1,245,400 and 4.97 percent above the 2026 assessment of $1,300,400. The assessment in 2020 was $696,100. (Residential-A, 0.28 acres)

October 24, 2025

• A three bedroom house built in 1947 on Greenleaf Lane in the Barracks / Rugby neighborhood sold for $615,000. That’s 12.12 percent above the 2025 assessment of $548,500 and 1.96 percent above the 2026 assessment of $603,200. The 2020 assessment was $356,700. (Residential-A, 0.2 acres)
• A three bedroom townhouse on Greenwich Court in the Ridgecrest development sold for $289,000. That is 5.01 percent above the 2025 assessment of $275,200 and 2.85 percent above the 2026 assessment of $603,200. The 2020 assessment was $170,400. (Residential-C, 0.04 acres)
• A three bedroom townhouse on Rives Street in the Belmont Carlton neighborhood sold for $290,000. That’s 8.41 percent above the 2025 assessment of $267,500 and 2.73 percent above the 2026 assessment of $282,300. The 2020 assessment was $157,600. (Residential-C, 0.07 acres)
• A four bedroom house in the 500 block of Shamrock Road in the Johnson Village neighborhood sold for $545,000. That’s 0.62 percent below the 2025 assessment of $548,400 and 1.09 percent below the 2026 assessment of $551,000. The 2020 assessment was $321,400. (Residential-A, 0.232 acres)
• Rosewood Ridge LLC of Tampa Bay, Florida, has purchased 1108 East Jefferson Street for $1.135 million. This is a four bedroom house originally built in 1925 and renovated by the previous owner. An entity titled 1108 East Jefferson bought the property in March 2024 for $400,000 and conducted renovations valued at $250,000 including new interior framing, new insulation and drywall, a new rear addition, all new windows, three new bathrooms, a new kitchen, and a new laundry room. Final building inspection was on June 24, 2025. In 2016, this house was condemned as written about by Samantha Baars in C-Ville Weekly. (Residential-A, 0.212 acres)
• A religious organization at the University of Virginia purchased a three bedroom house on Lewis Mountain Road for $1.1 million. That’s 21.4 percent above the 2025 assessment of $906,100 and 7.57 percent above the 2026 assessment of $1,022,600. The 2020 assessment was $540,200. (Residential-A, 0.162 acres)
• An entity called 104 Westerly LLC purchased 104 Westerly Avenue for $512,000. The structure is a four bedroom house built in 1947 in the Jefferson Park Avenue neighborhood. That’s 23.67 percent above the 2025 assessment of $413,700 and 4.53 percent above the 2026 assessment of $489,800. The 2020 assessment was $298,700. (Corridor Mixed-Use, 0.172 acres)

October 28, 2025

• A three bedroom house built in 1928 in the 900 block of Monticello Avenue sold for $485,000. That’s 3.74 percent above the 2025 assessment of $467,500 and 2.51 percent below the 2026 assessment of $497,500. The 2020 assessment was $322,100. (Residential-B, 0.132 acres)

October 29, 2025

• Two limited liability companies have purchased the Sonesta ES Suites Charlottesville University at 1111 Millmont Street for $1.275 million. That’s 90.2 percent below the 2026 assessment of $13,012,700. According to the deed, CWP-ASR Charlottesville I LLC based in Delaware has an 87.81 percent share and CWP-ASR Charlottesville II LLC of Delaware has the rest. These both trace to a company called Churchwick Partners. Last July, the company met with Neighborhood Development Services to discuss conversion of the hotel into long-term rental housing. A minor development plan was filed but denied by NDS staff in December. Nothing else has been filed since. (Node Mixed Use 10, 3.2 acres)
• Two condominiums at 500 Court Square have sold for $530,000. One is a one bedroom with 456 square feet and the other is a two bedroom unit with 796 square feet. This transaction is 19.67 percent below the combined 2026 assessment of $659,800. The 2025 assessment was slightly higher and in 2020 the combined assessment was $452,600. (Downtown, N/A)
• A four bedroom house built in 1949 in the 500 block of Stonehenge Avenue sold for $412,000. That’s 0.10 percent below the 2025 assessment of $412,400 and 2.67 percent below the 2026 assessment of $423,300. The assessment in 2020 was $291,300. (Residential-A, 0.1 acres)
• A five bedroom house built in 1900 in the 500 block of Lexington Avenue sold for $1,875,000. That’s 40.73 percent above the 2025 assessment of $1,332,300 and likely explains the 2026 assessment of $1,739,100. In 2020 the assessment was just over a million. (Residential-B, 0.2 acres)

October 30, 2025

• A three bedroom house built in 2020 on Pen Park Lane sold for $1,095,000. The 2025 assessment is $882,100 making this sale 24.14 percent above that valuation. In 2026 the assessment increased to $1,066,100, or 2.71 percent over the sales price. The house was first assessed in 2022 at $718,200. (Residential-A, 0.116 acres)
• Aspiring Developments has purchased a vacant lot at 849 St. Charles Avenue in the North Downtown neighborhood. They paid $175,000. This property has changed hands a few times in the past 15 months and I may not be able to draw a complete picture but I’ll come back to this again. (Residential-A, 0.37 acres)
• A five bedroom house built in 1917 on Rugby Road sold for $1.5 million. That’s 35.76 percent above the 2025 assessment of just over $1.1 million. The 2026 assessment increased that to $1,452,100. (Residential-B, 1.014 acres)

October 31, 2025

• An entity called Liberated Valuation LLC of Stafford, Virginia purchased a four bedroom house at 908 Rives Street in the Belmon-Carlton neighborhood for $215,000. That’s 35.06 percent below the 2025 assessment of $331,100. The 2026 assessment declined slightly to $318,800. In 2020 this property was valued at $206,800. (Residential-A, 0.17 acres)

There you have it. If you obtained value from this and would like this work to continue, please consider a paid subscription through Substack or a charitable contribution to Town Crier Productions.

If you spot an error, please let me know. Preferable way to do that is in the comments.

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 October 2025 was originally posted through Substack on March 10, 2026 and to this website on September 21, 2026 but then back dated. 

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