Stanley Martin Homes prepares to build new subdivision in Fry’s Spring neighborhood and 33 other Charlottesville property transactions from February 2026

In days of old, I remember property transactions being one of the highlights of the Sunday newspaper. That edition was usually the largest and the one that got my attention with the comics drawing me in.

Sadly there are no comics in this Sunday edition of this newsletter but I spent Saturday afternoon going through real estate transactions in Charlottesville. That’s one of the ways I try to stay on top of what’s happening. I appreciate having to go through multiple sources to relay information I think people might be interested in while I learn all sorts of things.

If you’re new to the newsletter, I go through all of the sales transactions for a variety of reasons. I’ve been writing about land use, development, and housing in this community for the past twenty years or so, and I still have much to learn. I believe the general public should have have some sense of what’s happening around them.

For many years, these summaries were always behind a paywall for a limited time until I transferred it over to the Information Charlottesville website. That’s the archive for this newsletter. I have gotten really far behind in the last six months or so this goes to everyone. If I get caught up, I may put this behind the paywall again.

Paid subscriptions are one of the ways I’m able to devote my time to this work and about a fifth of the audience have done so. They’re supporting work that hopefully will continue to cover a changing community at a critical time.

With the sales pitch mostly out of the way, on to this month.

• February 2026 ended up being one of the lowest volume months in a while. That tracks with what the Charlottesville Area Association of Realtors reported for the 1st quarter of the year.

• This time I am experimenting with putting the 2026 assessment first and beginning to leave out the 2025 assessment. I am continuing to put the 2020 assessment as a reference point for how much the city’s tax base has increased in a relatively short time.
• In many cases, I look up most parcels in the city’s permit portal to see what might be happening. The city recently changed the classifications for many different permits, so this is time spent reacquainting myself.

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February 2, 2026

• A three bedroom house on Shelby Drive in the Meadows neighborhood sold for $440,000. That’s 3.15 percent below the 2026 assessment of $454,300 and 6.10 percent below the 2025 assessment of $414,700. In 2020, the assessment was $278,400. (Residential-A, 0.3 acres)
• A pair of condominiums in the Gleason building sold for a combined $1.63 million. Before we get into the details, the total price is 4.73 percent above the combined assessment of $1,556,400. One of the units has two bedrooms in 1,228 square feet. The other is a two bedroom with 1,243 square feet. (Node Mixed Use, N/A)

February 4, 2026

• A two bedroom house built in 1938 in the 200 block of Shamrock Road in the Fry’s Spring sold for $313,900. That’s 27.54 percent below the 2026 assessment of $433,200. The assessment in 2020 was $260,700. (Residential-A, 0.172 aces)
• A five bedroom house on Agnese Street built in 1959 in the Locust Grove neighborhood sold for $425,000. That’s 1.28 percent below the 2026 assessment of $430,500 and 2.61 percent above the 2025 assessment of $414,200. The assessment in 2020 was $233,800. (Residential-A, 0.194 acres)

February 6, 2026

• Habitat for Humanity of Greater Charlottesville bought two lots in the 800 block of Ridge Street for $375,000. That’s 21.24 percent above the combined 2026 assessment of $299,200. One of the lots has a house built in 1920 with a grade of D according to the city’s GIS system. The zoning of this property is one that limits development rights. (Residential Neighborhood A, 0.73 acres)
• A three bedroom house on Swanson drive in the Meadows neighborhood built in 1963 sold for $390,000. That’s 1.44 percent below the 2025 assessment of $345,400 and 3.30 percent below the 2026 assessment of $395,700. The assessment in 2020 was $252,000. (Residential-A, 0.587 acres)

February 9, 2026

• The Piedmont Housing Alliance purchased property off of Park Street from the Monticello Community Action Agency for $3,923,600 in preparation for a forthcoming development. I wrote about that for C-Ville Weekly that month. Charlottesville City Council rezoned the property and the project being financed will include feature 66 rental units reserved for households between 30 percent and 60 percent of the area median income. Habitat for Humanity will build 20 homes for participants in its homeownership program and Greenwood Homes will build eight market-rate units. (Node Mixed Use 3, 4.263 acres)

February 10, 2026

• A 1,119 square foot two bedroom apartment in Walker Square sold for $415,000. That’s 0.51 percent above the 2025 and 2026 assessment of $412,900. The assessment in 2020 was $295,100. The purchaser is 765-1A Walker Square LLC. (Residential Mixed Use 5, N/A)
• A 1,161 square foot two bedroom apartment in Walker Square sold for $404,000. That’s 4.85 percent below the 2025 and 2026 assessment of $424,600. The purchaser is 775-4B Walker Square LLC. Same registered agent as above. (Residential Mixed Use 5, N/A)

February 11, 2026

• A three bedroom house built in 1994 on Riverside Avenue sold for $289,900. That’s 15.82 percent above the 2025 assessment of $250,300 and 3.06 percent above the 2026 assessment of $281,300. The 2020 assessment was $169,500. (Residential-A, 0.094 acres)

February 12, 2026

• A 2,097 square foot condominium with three bedrooms in the Queen Charlotte building on East Jefferson Street sold for $975,000. That’s 6.35 percent below the 2026 assessment of $1,041,100. The assessment in 2020 was $849,700. (Corridor Mixed Use 8, N/A)
• A three bedroom house on Trailridge Road in the Johnson Village neighborhood sold for $515,000. That’s 2.08 percent above the 2025 assessment of $504,500 and 0.82 percent above the 2026 assessment of $510,800. (Residential-A, 0.258 acres)
• A three bedroom house on Cambridge Circle built in 1951 in the Barracks / Rugby neighborhood sold for $730,000. That’s 0.16 percent above the 2025 assessment of $728,800 and 0.84 percent below the 2026 assessment of $736,200. A company had bought the property in late August 2022 for $300,000 and put in an addition and a lot of internal work. That means the assessment from 2020 isn’t really relevant anymore. (Residential-A, 0.323 acres)

February 17, 2026

• A two bedroom house built in 1949 in the 700 block of Blenheim Avenue in the Belmont-Carlton neighborhood sold for $380,000. That’s 22.27 percent above the 2026 assessment of $310,800 and 78.74 percent above the 2020 assessment of $212,600. (Residential-A, 0.139 acres)
• A three bedroom house built in 1964 in the 400 block of Carlton Road in the Belmont-Carlton neighborhood sold for $300,000. That’s 24.43 percent below the 2026 assessment of $397,000. In 2020 the assessment was $204,000. (Residential-A, 0.258 acres)

February 18, 2026

• The Residential Core Neighborhood A zoning district was created toward the end of the Cville Plans Together initiative in order to address concerns regarding areas designated in the Comprehensive Plan as “sensitive neighborhoods.”
  
  “The intent of this district is to encourage the construction and continued existence of moderately priced housing, the creation and preservation of affordable housing, to respect the cultural heritage of the neighborhoods, and to support the overall promotion of a convenient and harmonious community.”
  Portions of the 10th and Page neighborhood are zoned RN-A which allows for only one market-rate unit per lot unless an existing structure is rehabilitated and then there can be two. There can be six units on a lot if all are designated as affordable.
  
  One long-vacant lot on 10 and ½ Street NW sold in April 2025 for $149,000 and was eventually transferred to the Highland Investment Group LLC in November 2025. A building permit for a three bedroom single family house worked its way through Neighborhood Development Service.
  
  This sold for $565,000. (Neighborhood Residential A, 0.06 acres)

February 19, 2026

• A four bedroom house on Bollingwood Road built in 1984 in the Lewis Mountain neighborhood sold for $2.09 million. That’s 51.91 percent above the 2025 assessment of $1,375,800 and 33.28 percent above the 2026 assessment of $1,568,100. In 2020 the assessment was $764,000. (Residential-A, 0.32 acres)
• A three bedroom house built in 1996 in the Locust Grove neighborhood sold for $618,500. That’s 7.08 percent above the 2025 assessment of $577,600 and 3.26 percent above the 2026 assessment of $599,000. The assessment in 2020 was $474,300. (Residential-A, 0.389 acres)

February 20, 2026

• A four bedroom house in the 1800 block of Meadowbrook Heights Road in the Greenbrier neighborhood sold for $835,000. That’s 35.4 percent above the 2026 assessment of $616,700 and 101.16 percent above the 2020 assessment of $415,100. (Residential-A, 0.41 acres)

February 23, 2026

• A four bedroom house in the 300 block of Riverside Avenue sold for $315,000. That’s 12.66 percent above the 2025 assessment of $279,600 and 1.69 percent below the 2026 assessment of $616,700. The 2020 assessment is $415,100. (Residential-A, 0.084 acres)
• A four bedroom house built in 1920 on 12th Street NW in the Venable neighborhood sold for $365,000. That’s 22.01 percent below the 2026 assessment of $468,000. In 2020 the assessment is $259,200. (Residential Neighborhood A, 0.149 acres)
• New homes in the Flint Hill community continue to come online. A new three bedroom townhouse on Keene Court sold for $665,400. That’s 20.05 percent above the 2026 assessment of $665,400. This community was enabled by a rezoning granted by City Council. Is the current zoning compatible and may it one day cause complications? (Civic, 0.052 acres)

February 24, 2026

• A three bedroom house built in 2011 on Huntley Avenue in the Fry’s Spring neighborhood association sold for $639,000. That’s 9.4 percent above the 2026 assessment of $584,100. The assessment in 2020 was $439,900. (Residential-A, 0.127 acres)

February 26, 2026

• A 900 square foot condominium in the Walker Square complex with one bedroom sold for $331,000. That’s 4.45 percent above the 2025 and 2026 assessment of $346,000. That’s three this month in Walker Square with no change in assessments this year. (Residential Mixed Use 5, N/A)
• A single family attached house with three bedrooms in the 300 block of Riverside Avenue sold for $314,900. That’s 13.35 percent above the 2025 assessments of $277,800 and 7.92 percent above the 2026 assessment of $291,800. The 2020 assessment was $177,000. (Residential-A, 0.089 acres)
• Stanley Martin Homes subdivided a new development that will be built in between Monte Vista Avenue and Azalea Drive in the Fry’s Spring neighborhood. This is the Azalea Springs subdivision that I last wrote about in January 2024. The new buildings lots are on a new internal street called Huntmans Run Court. (Residential-A, 6.397 acres)

February 27, 2026

• A three bedroom house built in 1955 at 1718 Dairy Road sold for $680,000 to an entity called 1718 Dairy Road LLC. That’s 3.58 percent above the 2025 assessment of $656,500 and 4.37 percent below the 2026 assessment of $711,100. The assessment in 2020 was $514,900. (Residential-A, 0.635 acres)
• A three bedroom house built in 1966 in the 1200 block of Holmes Avenue in the Locust Grove neighborhood sold for $314,500. That’s 6.26 percent below the 2025 assessment of $335,500 and 9.47 percent below the 2026 assessment of $347,400. The assessment in 2020 was $211,600. (Residential-A, 0.178 acres)
• A three bedroom house in the 1400 block of Chesapeake Street sold for $355,000. That’s 3.59 percent above the 2026 assessment of $342,700 and 55.23 percent above the 2020 assessment of $228,700. (Residential-A, 0.195 acres)
• A two bedroom house built in 1925 on 11th Street NW in the 10th and Page neighborhood sold for $399,900. That’s 7.09 percent below the 2025 assessment of $430,400 and 15.47 percent below the 2026 assessment from $473,100. The 2020 assessment was $272,100. (Residential Neighborhood A, 0.18 acres)
• An adjacent lot next door to the above sold for $40,000 which is 62.12 percent below the 2026 assessment of $105,600. The seller was the Piedmont Community Land Trust. (Residential Neighborhood A, 0.08 acres)
• A three bedroom house built in 1959 in the Jefferson Park Avenue neighborhood sold for $410,000. That’s 5.96 percent below the 2026 assessment of $436,000. The 2020 assessment was $250,200. (Residential Mix Use 3, 0.227 acres)
• A single family attached home at 960 Rock Creek Road sold for $295,000. That’s 14.56 percent above the 2026 assessment of $257,500. (Residential Neighborhood A, 0.091 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 February 2026 was originally posted through Substack on May 24, 2026 and to this website on September 21, 2026 but then back dated. 

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