Eight Charlottesville properties zoned Residential Neighborhood A traded hands in April 2026

As July comes to an end, time to go back a couple of months to April with another routine look at property transactions in Charlottesville. After all, such summaries have been part of this newsletter since the beginning.

For much of that time these reports were behind a paywall. They may yet go back behind a paywall if I am able to get them out quicker. After all, I do this work in order to make a living and rely on a combination of paid subscriptions, charitable contributions, and advertising.

It is my belief that the people who live within a complex civilization need information about how that civilization functions. The aim of these property transaction summaries is to increase familiarity with real estate especially in the years after the Cville Plans Together initiative ushered in a new Affordable Housing Plan, a new Comprehensive Plan, and a new zoning code intended to reduce barriers for developers.

The first of these property summaries covered January 2021 and you can take a look on Information Charlottesville. All of this work comes from a concern that many people may not understand the worth of their home or property. I live in Fifeville, and neither of my neighbors on either side realized that they have significantly more development rights.

That to me would seem to be against the spirit of Cville Plans Together.

“Cville Plans Together is an opportunity for the community to actively participate in updating the future vision for the city, with a focus on equity and affordability,” reads the splash page for the initiative that had 29 members on a steering committee representing organizations from the University of Virginia to the Charlottesville Low-Income Housing Coalition.

The Comprehensive Plan adopted in November 2021 includes a Future Land Use Map that marked portions of the city as “Sensitive Communities.”

“Sensitive Community Areas are places throughout Charlottesville that include concentrations of community members who may be demographically sensitive to displacement pressures and potentially most at risk for displacement,” reads page 27 of the plan.

The Comprehensive Plan called for zoning tools to help discourage displacement and that resulted in the creation of the Core Residential Neighborhood A district which has fewer development rights than other zones.

“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,” reads page 16 of the Development Code.

In February 2024, Council adopted the Affordable Dwelling Unit Monitoring and Procedures Manual which gave the now-defunct Office of Community Solutions a role to play in the process. In addition to the manual, the Office of Community Solutions was to have moved forward with a Housing Equity and Anti-Displacement Toolkit as I reported in February 2024.

Charlottesville City Manager closed the Office of Community Solutions last spring and responsibility for the affordable dwelling program moved over to the Department of Neighborhood Development services.

That department is currently without a permanent director after Kellie Brown left at the end of this June.

In April 2026, eight properties within the Residential Neighborhood A districts traded hands.

Some questions I have as a journalist who wants to follow up on this story:

• What is the status of the Housing Equity and Anti-Displacement Toolkit?
• Has there been any effort to implement Strategy 1.6 of the Comprehensive Plan which calls for a public education campaign to inform people of the zoning rewrite that would “Provide information about the benefits of/ opportunities for patterns of urban living, such as more efficient land use, shared public space, smaller and more energy efficient units, aging in place, and walkability.”?
• In a community filled with many nonprofits, are any working on efforts to help families hang on to their homes?

April 1, 2026

• A two bedroom house built in 1949 in the 900 block of Altavista Avenue sold for $360,000. That’s 24.57 percent above the 2026 assessment of $289,000 and 83.3 percent above the 2020 assessment of $196,400. A permit to upgrade electric service was applied for on April 29 and issued April 30. The inspection passed on May 22, 2026. (Residential-A, 0.139 acres)
• A three bedroom house built in 1940 in the 1600 block of Meadowbrook Heights Road sold for $700,000. That’s 2.93 percent above the 2026 assessment of $680,1000, 19.76 percent above the 2023 assessment of $584,500, and 53.68 percent above the 2020 assessment of $455,500. (Residential-B, 0.35 acres)

April 2, 2026

• A three bedroom townhouse on Melbourne Park Circle built in 2006 in the Locust Grove neighborhood sold for $417,700. That is precisely the 2025 assessment. The 2026 value went up slightly to $427,700. In 2020 the assessment was $275,400. (Residential Mixed Use 3, N/A)
• A four bedroom house on Roy’s Place, a cul-se-sac in the Ridge Street neighborhood, sold for $522,000. That’s 10.03 percent above the 2025 assessment of $474,400 and 1.57 percent below the 2026 assessment of $530,300 and 61.36 percent above the 2020 assessment of $323,500. (Residential-A, 0.058 acres)
• An 1,100 square foot two-bedroom condominium in the Queen Charlottesville building on East Jefferson Street sold for $595,000. That’s 4.34 percent below the 2026 assessment of $622,000 and 22.66 percent above the 2020 assessment of $485,100. (Corridor Mixed Use 8, N/A)

April 3, 2026

• A single family attached house with two units built in 2020 in the Lochlyn Hill community sold for $2. Evergreen Home Builders LLC sold it to EGGC LLC, a transaction most certainly not considered a valid sale. (Residential-A, 0.09 acres)
• A three bedroom house built in 1956 on Meadowbrook Heights sold for $1.025 million. That’s 32.89 percent above the 2026 assessment of $771,300 and 98.3 percent above the 2020 assessment of $516,900. (Residential-B, 0.00 acres)
• A four bedroom house built in 1960 on Morris Road in the Lewis Mountain neighborhood sold for $1.399 million. That’s 30.09 percent above the 2026 assessment of $1,075,400 and 120.45 percent above the 2020 assessment of $634,600. (Residential-A, 0.24 acres)

April 6, 2026

• A 1,011 square foot two-bedroom condominium in the Charlottesville Towers building at 511 1st Street North sold for $350,000. That is 7.83 percent above the 2026 assessment of $324,600 and 64.86 percent of $212,000. (Residential Mixed Use 5, N/A)

• The Rector and Visitors of the University of Virginia transferred the Virginia Guesthouse back to the University of Virginia Foundation. That means that not only will Charlottesville get paid the lodging tax on the hotel and conference center, but the Foundation will also pay real property tax. The assessment for 2026 is $50,551,500 taxable at $0.99 per 100 of assessed value.(Campus, 0.92 acres)
• A 557 square foot one bedroom condominium at 500 Court Square sold for $255,900. That’s 13.52 percent below the 2026 assessment of $295,900 and 13.63 percent above the 2020 assessment of $225,200. (Downtown Mixed Use, N/A)

April 7, 2026

• A six bedroom house originally built in 1957 on Sunset Avenue in the Fry’s Spring neighborhood sold for $549,500. This house was purchased in September 2025 for $200,000 by Decem Design Build LLC and renovated. The sales price is 1.56 percent below the 2026 assessment of $558,200 and any older assessments wouldn’t be relevant. (Residential-A, 0.255 acres)

April 8, 2026

• A single family detached house with three bedrooms on 9th Street SW in the 10th and Pagebuilt in 1963 sold for $295,000. That’s 17.76 percent above the 2026 assessment of $250,500 and 54.77 percent above the 2020 assessment of $190,600. (Residential Neighborhood A, 0.073 acres)
• KOW Development LLC purchased 418 10th Street NE for $225,000. A demolition permit has been filed to take down the two bedroom house built in 1925. The sales price is 31.21 percent below the 2026 assessment of $327,100. In the two and a half years since City Council adopted the Development Code, what if any programs are in place to preserve home ownership in the a zoning district specifically set up to do so? What about the small area plan for the 10th and Page neighborhood? What will KOW Development LLC do with this property once the modest house is removed at a cost of $10,000? (Residential Neighborhood A, 0.255 acres)

April 9, 2026

• A four bedroom house on Holmes Avenue in the Locust Grove neighborhood sold for $375,500. That’s 14.93 percent below the 2026 assessment of $441,400. In 2020 the assessment was $247,100. (Residential-A, 0.244 acres)

April 10, 2026

• A 634 square foot condominium at 500 Court Square sold for $305,000. That’s 6.36 percent below the 2026 assessment of $325,700 and 20.13 percent above the 2020 assessment of $253,900. (Downtown Mixed Use, N/A)
• A four bedroom townhouse on Junction Lane built in 2018 sold for $525,000. That’s 4.9 percent above the 2026 assessment of $500,500 and 45.43 percent above the 2020 assessment of $361,000. (Residential-C, 0.05 acres)

April 14, 2026

• A four bedroom house built in 1950 in the 1500 block of Rugby Drive sold for $750,000. That’s 8.43 percent above the 2026 assessment of $691,700 and 72.14 percent above the 2020 assessment of $435,700. (Residential-C, 0.367 acres)

April 15, 2026

• A 634 square foot one bedroom condominium in the former Monticello Hotel at 500 Court Square sold for $285,000. That’s 7.5 percent below the 2026 assessment of $308,100. In 2020 the assessment was $233,200. (Downtown Mixed Use, N/A)
• A three bedroom house built in 1990 in the 60 block of Hinton Avenue sold for $485,000. That’s 13.29 percent above the 2026 assessment of $428,100 and 71.26 percent above the 2020 assessment of $283,200. (Residential-A, 0.087 acres)
• A four bedroom house built in 1950 in the 1700 block of Park Street sold for $1.75 million. That’s 17.71 percent above the 2026 assessment of $1,486,700 and 118.83 percent above the 2020 assessment of $799,700. (Residential-A, 0.275 acres)
• A three bedroom house built in 2005 in the 1000 block of Page Street sold for $550,000. That’s 13.03 percent below the 2026 assessment of $632,400 and 46.32 percent of $375,900. The house was constructed as part of a Piedmont Housing Alliance initiative. (Residential Neighborhood A, 0.11 acres)
• A 1,004 square foot condominium with two bedrooms in the former Monticello Hotel sold for $480,000. That’s 2.37 percent above the 2026 assessment of $468,900 and 17.5 percent above the 2020 assessment of $408,500. (Downtown Mixed Use, N/A)

April 16, 2026

• A three bedroom house built in 1964 on Garden Drive in the Fry’s Spring neighborhood sold for $346,850. That’s 15.2 percent below the 2026 assessment of $409,000 and 26.82 percent above the 2020 assessment of $273,500. (Residential-A, 0.26 acres)
• A three bedroom house built in 1953 in the 1600 block of Grove Road in the Locust Grove neighborhood sold for $657,000. That’s 15.34 percent below the 2026 assessment of $776,000. The assessment in 2020 was $514,600. (Residential-B, 0.5 acres)
• An entity called East Market Holdings LLC purchased 1001 East Market Street B for $480,000. That’s 6.31 percent above the 2026 assessment of $451,500 and 30.26 percent above the 2020 assessment of $368,500. According to a sales brochure, this space is divided into commercial units. (Corridor Mixed Use 5, N/A)

April 17, 2026

• A three bedroom townhouse built in 2017 on Longwood Drive sold for $397,000. That’s 3.55 percent below the 2026 assessment of $411,600 and 29.61 percent above the 2020 assessment of $306,300. (Residential-B, 0.09 acres)
• A three bedroom condominium unit in the Belmont Towers at 511 1st Street N sold for $255,000. The new owner is J Miles Properties LLC. The transaction is 34.4 percent below the 2026 assessment of $388,700 and 16.87 percent above the 2020 assessment of $218,200. (Residential Mixed Use 5, N/A)
• A three bedroom townhouse in the 900 block of Rives Street built in 1993 sold for $272,000. That’s 0.85 percent above the 2026 assessment of $269,700 and 75.33 percent above the 2020 assessment of $155,400. (Residential-C, 0.08 acres)
• A studio apartment in the Monticello Hotel sold for $160,000. That’s 34.35 percent below the 2026 assessment of $243,700 and 4.99 percent below the 2020 assessment of $168,400. An entity called Psalms 118:22 LLC is the new owner. (Downtown Mixed Use, N/A)
• A three bedroom house built in 1966 on Glendale Road in the Locust Grove neighborhood sold for $532,000. That’s 6.27 percent above the 2026 assessment of $500,600 and 93.38 percent above the 2020 assessment of $275,100. (Residential-A, 0.2 acres)
• A convenience store at 507 Stewart Street in the Martha Jefferson neighborhood sold for $824,000. That’s 22.33 percent above the 2026 assessment of $668,100 and 55.59 percent above the 2020 assessment of $529,600. The new owner is Ambika LLC of Waynesboro. (Corridor Mixed Use 5, 0.2 acres)
• A three bedroom townhouse in the Cherry Hill subdivision on Rainier Road built in 2009 sold for $505,200. That’s 12.88 percent above the 2026 assessment of $447,600 and 54.61 percent above the 2020 assessment of $326,800. (Residential-C, 0.048 acres)

April 20, 2026

• A three bedroom townhouse built on Junction Lane in the Belmont Station community in the Belmont-Carlton neighborhood sold for $475,000. That’s 11.45 percent above the 2026 assessment of $426,200 and 49.84 percent above the 2020 assessment of $317,000. (Residential-C, 0.04 acres)
• A three bedroom house in the 1200 block of Grove Street in the Fifeville neighborhood sold for $380,000. That’s 0.26 percent above the 2026 assessment and 65.36 percent above the 2020 assessment of $229,800. (Residential Neighborhood A, 0.24 acres)

April 21, 2026

• A four bedroom house on Trailridge Road in the Johnson Village neighborhood sold for $720,000. That’s 27.43 percent above the 2026 assessment of $565,000. In 2020 the assessment was $392,100. (Residential-B, 0.23 acres)

April 22, 2026

• A three bedroom house on Forest Street built in 1925 in the Rose Hill neighborhood sold for $235,900. The purchaser is a company called Five Branches Development LLC. A building permit has been filed for a whole home renovation. The purchase price is 13.43 percent below the 2026 assessment of $272,500. The assessment in 2020 was $127,700. (Residential Neighborhood A, 0.124 acres)

April 23, 2026

• New construction on Flint Drive in the new Flint Hill subdivision in Fry’s Spring sold for $500,666. That’s 13.56 percent above the 2026 assessment of $440,900 for the bedroom single family attached unit. The development was approved by City Council in August 2020. (Civic, 0.02 acres)
• A three bedroom townhouse built in 1981 in the 500 block of 2nd Street NE sold for $950,000. That’s 5.04 percent below the 2026 assessment of $1,000,400 and 31.45 percent above the 2020 assessment of $722,700. (Residential-A, 0.05 acres)
• A three bedroom townhouse on Rock Creek Road in the Fifeville neighborhood built in 2012 sold for $434,500. That’s 7.9 percent above the 2026 assessment of $402,700. The assessment was $292,600. (Residential-C, N/A)
• A four bedroom house built in 1960 on McElroy Drive in the Fry’s Spring neighborhood sold for $550,000. That’s 12.98 percent above the 2026 assessment of $486,800. The assessment in 2020 was $310,400. (Residential-A, 0.25 acres)

April 24, 2026

• A four bedroom house in the 1400 block of Lester Drive in the Locust Grove neighborhood sold for $886,000. That’s 56.29 percent above the 2026 assessment of $566,900 and 148.74 percent above the 2020 assessment of $356,200. There are no recent building permits of note that might explain the large jump. (Residential-A, 0.28 acres)
• A three bedroom townhouse built in 2001 on Hartford Court in the Ridgecrest section of the Belmont-Carlton neighborhood sold for $315,000. That’s 4.14 percent below the 2026 assessment of $328,600 and 58.21 percent above the 2020 assessment of $199,100. (Residential-C, 0.04 acres)
• Black Cat Holdings LLC purchased 400 10 ½ Street for $302,000. That is 19.23 percent below the 2026 assessment of $373,900 and 42.52 percent above the 2020 assessment of $211,900. What will happen next? (Residential Neighborhood-A, 0.08 acres)

April 27, 2026

• A 624 square foot one bedroom condominium in the Walker Square complex in Fry’s Spring sold for $300,000. That’s 6.69 percent above the 2026 assessment of $281,200 and 63.58 percent above the 2020 assessment of $183,400. (Residential Mixed Use 5, N/A)
• A three bedroom house built in 1900 in the 300 block of 10th Street NW sold for $562,500. That’s 1.02 percent above the 2026 assessment of $556,890 and 57.61 percent above the 2020 assessment of $356,900. (Residential Neighborhood-A, 0.103 acres)

April 28, 2026

• A three bedroom house on Cutler Lane in the Locust Grove neighborhood sold for $409,000. That’s 0.17 percent above the 2026 assessment of $408,300 and 51.43 percent above the 2020 assessment of $270,100. (Residential-B, 0.262 acres)

April 29, 2026

• A three bedroom house in the 1000 block of Montrose Avenue in the Belmont-Carlton neighborhood sold for $474,000. That’s 8.99 percent below the 2026 assessment of $520,800. The assessment in 2020 was $315,300. (Residential-A, 0.13 acres)
• An entity called Monticello Road purchased 834 Monticello Road, the site of the Belmont Market. That’s 45.38 percent above the 2026 assessment of $825,400. The assessment in 2020 was $415,200. A firm called Jefferson Street Properties had purchased the site in April 2022 for one dollar under $1.3 million. That company filed for a building permit for “converting the residence into a commercial inn, and the market space into commercial tenant space.” A footing inspection failed on January 27, 2025, the last record in the permit portal. (Corridor Mixed Use 3, 0.152 acres)
• A four bedroom house in the 1000 block of Park Street in the Locust Grove neighborhood sold for $630,000. That’s 21.15 percent above the 2026 assessment of $520,000 and 76.13 percent above the 2020 assessment of $357,700. (Residential-B, 0.193 acres)
• A three bedroom house on Michael Place in the Greenbrier neighborhood sold for $605,000. Information about this property is limited on GIS. (Residential-A, 0.13 acres)

April 30, 2026

• A two bedroom house in the 1600 block of Mason Lane in the Barracks / Rugby neighborhood sold for $440,000. That’s 9.34 percent above the 2026 assessment of $402,400 and 86.44 percent above the 2020 assessment of $236,000. (Residential-A, 0.132 acres)
• A two bedroom house in the 400 block of 12th Street NW in the Venable neighborhood sold for $432,500. That is 6.41 percent below the 2026 assessment of $462,100 and 48.27 percent above the 2020 assessment of $291,700. (Residential Neighborhood-A, 0.07 acres)
• A three bedroom house built in 1957 on Sherwood Road in the Barracks / Rugby neighborhood sold for $575,000. That’s 0.88 percent below the 2026 assessment of $580,100 and 5.41 percent above the 2025 assessment of $545,500. The assessment in 2020 was $354,900 (Residential-A, 0.22 acres)
• A three bedroom house built in 1970 in the 700 block of Palatine Avenue sold for $460,000. That’s 1.84 percent above the 2026 assessment of $451,700 and 55.93 percent above the 2020 assessment of $295,000. (Residential-A, 0.2284 acres)
• A four bedroom house on Burnet Street built in 2004 sold for $555,000. That’s 1.12 percent below the 2026 assessment of $561,300 and 1.57 percent above the 2025 assessment of $546,400. In 2020 the assessment was $392,700. (Residential-A, 0.08 acres)
• A four bedroom house built in the 1400 block of Baker Street in the Fifeville neighborhood sold for $490,000. That’s 6.08 percent below the 2026 assessment of $521,700 and 36.19 percent above the 2020 assessment of $359,800. (Residential-A, 0.164 acres)
• A four bedroom house built in 1949 on Cherry Avenue sold for $500,000. That’s 8.41 percent below the 2026 assessment of $545,900 and 38.5 percent above the 2020 assessment of $361,000. (Residential-B, 0.161 acres)
• A two bedroom condominium on Concord Avenue sold for $175,000. That’s 48.41 percent above the 2026 assessment of $117,600. The assessment in 2020 was $69,400. (Residential-X, 0.048 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 April 2026 was originally posted through Substack on July 29, 2026 and to this website on September 21, 2026 but then back dated. 

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