Category Archives: Housing

Charlottesville Comprehensive Plan hearing tonight

The seven-member Charlottesville Planning Commission and the five-member Charlottesville City Council will hold a public hearing tonight on the Comprehensive Plan, the second task performed by Rhodeside & Harwell as part of the Cville Plans Together initiative. That includes a Future Land Use Map which increases residential density across most of the city. 

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Stribling improvements key to Fry’s Spring rezoning

Will the city be able to build the infrastructure residents to allow for a more dense development on Stribling Avenue? At their meeting on September 14, 2021, the Charlottesville Planning Commission pondered this question and a public-private partnership could be worked out to cover the costs that a cash-strapped city cannot afford.

Southern Development seeks a rezoning to Planned Unit Development to build up to 170 units on about 12 acres of wooded land. That came after a directive at an earlier work session for the firm to increase the units in the development.

“The Planning Commission told us very clearly that you wanted to see something less dense and more suburban,” said Charlie Armstrong, vice president at Southern Development.      

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August 2021 property sales in Charlottesville: New owners for La Quinta Inn, residential prices still up

When I launched this particular feature in January, I did so because I wanted to better understand the real estate economy in Charlottesville. I have owned my home for over 13 years now, a time that roughly coincides with the time I have spent taking a close look at local government as it relates to land use, transportation, growth development, and more. 

One of the cornerstones of my journalistic philosophy is that I know nothing. Every single time I begin writing a story, I look at every single fact and where I got it from. I want to make sure that what I am putting in writing and sending out under my name is accurate. I try to strip out commentary. 

So, this is another in a series of anecdotal accounts of real estate transactions in Charlottesville. It is a result of research I do as I track the Cville Plans Together process. There are big conversations happening about the future of the built environment, and thanks to your support I have been able to stay on top with summaries of these discussions.

My goal in all of this is to provide you with information with context drawn upon all of those years of meetings and interviews and stories. I have dedicated my life to this work and the result is the coverage that you are increasingly coming to depend upon. I cannot thank you enough all for your support but work that much harder with every new subscribe. You get first look at this curated information before it goes out to a wider audience. 

This month appears to continue the trend towards purchase prices well above assessments. There are also a few commercial transactions of note. All of the information comes from the city’s Open Data portal as well as other sources cited. Every transaction is unique to a situation between individuals or organizations, and not a single one of the following blurbs is the complete story. 

August 2, 2021

  • A two bedroom house on Valley View Circle in the Martha Jefferson neighborhood sold for $280,000, which is 2.17 percent below the 2021 assessment. The purchaser is Two Dog LLC, a company registered with an Ivy address. 
  • A two bedroom house in the 200 block of Meade Avenue built in 1947 sold for $245,000 which is 2.82 percent below the 2021 assessment. 
  • A two bedroom house in the 1100 block of Altavista Avenue built in 1931 sold for $220,000. That’s 30.33 percent over the 2021 assessment. 
  • Half of a duplex on Rock Creek Road in Orangedale section of Fifeville sold for $175,000, or 24.91 percent over the 2021 assessment.
House on Valley View Circle
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Places29-Hydraulic group gets updates on area projects

The county’s seven community advisory committees are intended to be monthly forums to help Albemarle staff and elected officials implement the seven areas designated for growth. They’re also places where one can learn information about developments that are underway. County planner Michaela Accardi provided an update on what’s happening at the August 16 meeting of the Places29-Hydraulic Community Advisory Committee. (download the presentation)

“The first project I’ll talk about is the Hydraulic and Georgetown office building,” Accardi said. 

The Albemarle Board of Supervisors granted a rezoning for the project back in 2008 to clear the way for offices. The project was dormant for many years, but a site plan was approved last October and construction on the one-acre site is underway. 

“The applicant is in the process of undergoing utility improvements on the site so you might see some work over there,” Accardi said. 

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Albemarle Planning Commission briefed on Southwood redevelopment

In 2007, Habitat for Humanity of Greater Charlottesville purchased the Southwood Mobile Home Park in Albemarle County’s southern growth area for $7 million. Since then, the nonprofit agency has served as landlord of the site which currently has about 1,500 residents in 341 mobile homes. Since then, Habitat has been planning to redevelop it on a bigger scale that at the 16-unit Sunrise Trailer Court on Carlton Road. Megan Nedostup is a planner with Albemarle County.

“In 2016, the county partnered with Habitat through a Board resolution and then for fiscal year 2017 through fiscal year 2019, the Board of Supervisors included in their strategic plan initiative revitalizing urban neighborhoods,” Nedostup said.

In 2018, the Board agreed to contribute $675,000 to assist Habitat prepare its rezoning application for the first phase. In 2019, Habitat, the Board of Supervisors, and Albemarle Economic Development Authority entered into a performance agreement through which Albemarle would provide up to $1.8 million to help fund construction of affordable housing as well as $1.4 million in property tax rebates. Supervisors approved the first rezoning from R-2 to Neighborhood Model Development that year as well.  (performance agreement)

“Four hundred and fifty maximum units were approved in this phase one,” Nedostup said. “The units included a mixture of residential townhomes, multifamily, single family, duplexes and a maximum of 50,000 square feet of non-residential was permitted under the code of development.” 

Illustrative concept for how development is progressing at Southwood (Credit: Waterstreet Studio)

Construction of several blocks is underway and at various stages of the review process. Some of the first units to go through the site plan are the ones being constructed by Piedmont Housing Alliance using Low Income Housing Tax Credits in Blocks 11 and 12. In all, Piedmont Housing is seeking to build 121 rental units in Southwood Apartments. 

Blocks nine, 10, and the rest of 11 are mostly market-rate townhomes on the future New Horizon Drive to be built by Atlantic Builders

“There are 16 affordable townhomes,” Nedostup said. 

Village One consists of Blocks 5, 6, and 8, with parts of Blocks 3 and 4. There are a wide range of unit types in this area. An illustrative plan depicts what developer is building what units and where. In all, 287 units are planned so far, with planning to get underway on Village 2 in the future. 

Dan Rosensweig is the chief executive officer at Habitat for Humanity of Greater Charlottesville.

“We all know that you took a bit of a leap of faith with us when you recommended approval about two years ago,” Rosensweig said. “This is something a little bit different in that it was organized as a block plan which created a framework, a regulatory framework, which created flexibility for cohorts of residents to design the various moments within the new development.” 

Rosensweig took the Planning Commission on a video fly-through of these sections, which you can watch as part of the YouTube video. That’s also the best way to get a full sense of where the project is at the moment. (watch)

One small detail, the first floors of each of the buildings that make up Southwood Apartments will be 12 feet high, which Rosensweig said will allow them to serve as commercial at some point in the life cycle of those buildings. Here’s another detail about the architecture of some of the residential units in Village One. 

“One of the things that’s very important to us at Habitat and I know that it was important to you all in the rezoning process is that you can’t tell Habitat units from market-rate units so on every block there is a mixture of Habitat homes and market rate homes and we’ve coordinated with the market-rate builders to make sure our architecture matches up,” Rosensweig said. 

Rosensweig said that during the rezoning, Habitat agreed to make 15 percent of the housing in the first phase below-market through various interventions to bring down the cost to future residents. 

“So that would have been 50 of the 335 total units,” Rosensweig said. “We ended up 207 affordable units out of the 335 or 62 percent. That breakdown is about 80 Habitat units for purchase, six Habitat units for rent, and that will toggle a little bit. Some of the families may rent originally and then purchase the ones that they are renting.”

Piedmont Housing Alliance is building the rest of the subsidized units. 

The original plan had been to not move any of the mobile homes during the first phase, but 25 units have had to be moved. 

“In the initial phase, we had hoped not to move anybody at all,” Rosensweigh said. “That’s why we developed greenfields at first. We thought we might have to move a few. We’ve had to move a few more than we thought but none of them off-site. Out of an abundance of caution, we’re working with 25 families that are adjacent to the first construction zone that were a little too close for comfort.”

So far, eleven of the 25 trailers have been moved to other sections of the park and others should be moved by September. Rosensweig said Habitat has accumulated many trailers in its 14 years operating the site and was able to provide those in situations where the original structure could not be moved. 

As for construction of new units, Habitat’s Chief Construction Officer said the first lots will be turned over to developers sometime this fall. Here’s Andrew Vinisky.

“We anticipate our first five Habitat homes and likely the first four market rate homes to be delivered some time next summer,” Vinisky said. 

Work is underway now on the phasing for the rest of the Sunrise development. Attorney Lori Schweller of the firm Williams Mullen said staff has made a recommendation on how to proceed.

“We have been working closely with staff to plan for submittal of phase two and have been advised that an amendment to the existing zoning makes the most sense so we are preparing our concept plan and new code of development and hope to submit that in the fall,” Schweller said. 

Commissioner Karen Firehock had several questions related to affordability. 

“What percent or total number of the original units that you showed us a couple of years ago were supposed to be occupied by South residents?” Firehock asked. “How many are currently committed to existing residents? I’m trying to understand your success rate.”

“It’s actually going pretty well,” Rosensweig said. “We essentially canvassed the neighborhood and if you recall we’ve had numerous families who have been working toward this for a while so our first application process took place in the spring and we had 25 families step forward. Remember there are 49 homes in the first village, but they’re not all going to get built next year. There’s about 20 to 25 that are going to be get built every year so that was about the right number of families we needed to fill up the first buildings that we’re building.”

Rosensweig said the second application process will begin in August, and he expects all 86 Habitat units in the first phase to be occupied by current Southwood families. 

“We can’t force anybody to stay in the neighborhood and so there will be some families who leave and we’re working one on one on a strategy with all of them,” Rosenweig said.

Rosensweig did not have a break down on the annual income for the first cohort of families, Southwood, but said the average AMI for a Habitat family is 32 percent of the area median. 

Commissioner Tim Keller went back to the 1,500 people who are believed to be living at Southwood currently. He said with just over 200 affordable units in the first phase so far, that might not be be enough to accommodate all current residents who might want to live there. 

“I’m concerned at least that what we’ve seen so far, that there could actually be a net loss [of affordable housing],” Keller said. 

Rosensweig said that there is more of Southwood to be developed. 

“This is phase one so this is 30 acres out of 123 so there are 207 affordable homes on roughly a fifth of the site,” Rosensweig said. “There is an area four to five times the size of what Phase One is that will accommodate more affordable housing so when we come back for the second phase of rezoning, that’s where the additional density of affordable housing and market rate housing wll be.”

Keller said the numbers of affordable units often appear to be in flux.

“It seems like each time we have these discussions we’re told there are going to be answers in the future and I just can’t believe you be doing this without having those kind of projections,” Keller said. 

Commission Chair Julian Bivins noticed that all of the affordable rental units  appeared to be clustered, with the 120+ rentals built by Piedmont Housing Alliance in Block 12 and many of the Habitat clustered in the middle of village one. 

“And I’m sort of seeing all of the affordable housing units grouped together which means that people will sort of co-locate,” Bivins said. “When you bring this back for the second time, that will be one of the things I’m going to key off of.” 

For another version of the story, please do check out Allison Wrabel’s July 16 story in the Daily Progress.

This article originally appeared in the July 27 installment of Charlottesville Community Engagement)

Regional housing group “Planning for Affordability”

(This newsletter originally was published in the June 29, 2021 installment of Charlottesville Community Engagement)

The Central Virginia Regional Housing Partnership is nearly finished with a plan intended to coordinate efforts to increase the number of below-market housing units across the six localities of the Thomas Jefferson Planning District. The title of the document is Planning For Affordability: A Regional Approach. (download the draft plan)

“We felt that it was important to somehow identify what was particular to the region instead of just rehashing individual action steps that might be in the individual chapters for each locality,” said Anthony Haro, the executive director of the Thomas Jefferson Area Coalition for the Homeless. “And this led to some good conversations about how to track regionally these goals.” 

The plan is intended to foster collaboration that pools resources and improves communication about housing issues in order to reduce pressure on individual localities to shoulder the burden alone. But Haro said that won’t happen without coordinated implementation.

“This naturally led to the question of who is going to track these regional goals and who is responsible for overseeing the region,” Haro said. 

There’s also an additional chapter for each locality in the region. Each of these will be presented to the governing body in each before being approved by the entire Thomas Jefferson Planning District Commission. Christine Jacobs, interim director of the TJPDC, outlined what would happen the June 23 meeting and that consideration for approval. 

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Fifth and Avon Group Gets Update on Southwood

After years of planning, construction is well underway for the Habitat for Humanity of Greater Charlottesville’s redevelopment of the Southwood Mobile Home Park in Albemarle’s southern growth area. Land has been cleared along Old Lynchburg Road to make way for the first phase of the project.

Andrew Baxter is the director of operations for Habitat and he briefed the 5th and Avon Community Advisory Committee at their meeting on June 17, 2021. 

“Last September as you probably are aware we had the ribbon-cutting, have owned the park for a number of years, invested a great deal in basic infrastructure and safety over the years,” Baxter said. 

In August 2019, The Board of Supervisors approved a rezoning of nearly 34 acres of land from R-2 to the Neighborhood Model District, and the concept plan in the application is for up to 450 homes. 

“We’re operating now under a 2019 approved non-displacement plan,” Baxter said. “That’s our primary commitment in this redevelopment, that we will not displace current residents of the park, unless they choose to go somewhere else.”

Baxter said the idea had been not to move any existing residents in the first phase, but issues with aging septic systems on the site forced a change. 

“If you can imagine, a trailer park that was initially put in place in the 1950’s and 1960’s, about half the park is not on public sewer so that’s created some challenges,” Baxter said.  

In all, 26 mobile homes are in the process of being relocated and that work is expected to be complete in August. Baxter said Habitat is complying with the federal Uniform Relocation Act as part of those efforts. (watch a video on the URA)

“The options vary from physically moving a trailer to an empty pad in the park and the family goes with it, to moving a family to a vacant trailer that we own, to moving the trailer off property to a location that’s identified and desirable by the family, by the homeowner,” Baxter said.

The first lots to be used for new homes will be ready this fall. 

“That will allow for the construction of what we call Village 1, so Phase 1 Village 1, which will be a combination of duplexes, there’s one single-family dwelling in Village 1, and then four condo buildings that constitute twenty units total,” Baxter said. 

Baxter said the process is also underway for existing residents to apply for Habitat’s homeownership program.

“And that is an incredibly detailed, individualized process for each family that involves financial coaching, to get those folks ready if they want to be homeowners,” Baxter said. 

At the same time, the Piedmont Housing Alliance has been successful in their application for Low Income Housing Tax Credits for 70 units in what’s to be called Southwood Apartments. (2021 LIHTC rankings)

“So there’s very low rent units will be available for certain folks if they qualify as well,” Baxter said. 

A second rezoning application is also being prepared for the rest of the park’s redevelopment. 

Partners in the project so far are Faulconer Construction, Atlantic Builders, and Southern Development. Atlantic is building the condominiums and Southern Development is building the market-rate units. 

Concept included with the rezoning request from the summer of 2019

There is other construction happening nearby on Old Lynchburg Road. After Baxter was County Planner Tori Kanellopoulos gave details on site plans that are under review, such as part of the Albemarle Business Campus development for which ground has already been broken. 

“Block 5 includes a 103,500 square foot self storage building with additional retail space and restaurant that would be 3,800 square feet,” Kanellopoulos said. 

A summary of Charlottesville transactions in May 2021

(This piece originally appeared on Charlottesville Community Engagement as an article for paid subscribers. Please consider becoming one to ensure these reviews can continue!)

2021 continues to be a year where the price of single-family residential homes and lots is increasing in Charlottesville, seemingly with no end in sight. Interest-rates remain low, as does interest in making large financial investments.

I feel it’s important to understand what’s happening here parcel by parcel, transaction by transaction. That helps me have a better understanding, though this month’s list raises more questions.

What insights do you have? How do these real-world transactions affect consideration of the recently adopted Affordable Housing Plan? Were any of these transactions influenced by the not-yet-adopted Future Land Use Map? How many of these houses might have been purchased for their land?

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Experts discuss links between housing, transportation costs

(This story initially appeared in the June 2, 2021 edition of Charlottesville Community Engagement)

At some point this year, we’ll know exactly how many people are believed to live in our communities when the U.S. Census is released. But, projections from the Weldon Cooper Center at the University of Virginia as well as their yearly estimates depict a growing region. As the cost of housing in Charlottesville and Albemarle’s urban ring continues to increase, many will choose or have already chosen to live in communities half an hour away or more. Data from the Census Bureau’s American Community Survey shows the vast majority of people commute to work in a single occupant vehicle? But does that have to be the case? 

Data from the U.S. Census Bureau’s American Community Survey for commuting data, five-year average (look at the tables yourself!

In May, the Central Virginia Regional Housing Partnership held a panel discussion on the topic. For background, housing is to be considered affordable if rent or a mortgage payment makes up thirty percent or less of household expenditures. Households that pay more than that are considered stressed. 

Todd Litman is a founder and the executive director of the Victoria Transport Policy Institute. He said transportation costs also have to be factored in.

“It works out that a cheap house is not truly affordable if it has particularly high transportation costs [and] if it’s located in an area where people have to spend a lot of time and money traveling,” Litman said. “A lot of experts now recommend that instead of defining affordability as 30 percent of household budgets to housing, it’s defined as 45 percent of household budgets dedicated to housing and transportation combined.” 

Litman said transportation costs are more volatile for low-income households because of the unpredictability of fuel prices and maintenance costs. 

Stephen Johnson, a planning manager with Jaunt, said the cost of time must also be factored in.

“If I can only afford to take public transit, but that means my commute to work is going to take five to ten times longer, then that’s time that I’m losing to spend on other things,” Johnson said.

Johnson said people also can lose jobs if a transit connection doesn’t work out. He said this community has public transit options, but they are not compelling for many.

“When we put ourselves in the shoes of somebody’s who is deciding to take transit or drive, there are four factors that one would consider,” Johnson said. “The first would be the financial cost. The second would be the time cost. The third would be reliability. Can I rely on getting there on time? The fourth I think would be flexibility. Will my transportation allow me to make a last-minute change to my schedule? To travel with a friend, or to bring home a bunch of shopping.”

Johnson said public transit is cheaper to use than driving, but the other three factors are more difficult. He said transit in the area could be reformed by greater investments and better planning.

“An Albemarle planner might come to me and say ‘we’ve got this community, it’s got a lot of cul-de-sacs, a lot of houses, and we’re really struggling with congestion. Can you put a public transit band-aid on this and fix it?’” Johnson said. “In that case, the game board is already set and there’s only so much we can do as a player but I think if we can expand our idea of what transit planning is, when we think about things like density, how can we take those A’s and B’s and cluster them together so that when we put a bus out there we can cover a lot of trips?”

Litman said a goal is to not necessarily encourage people to go car-free, but to work to create areas where more trips can be taken in a walk, a bike-ride, or by getting on the bus. This was more common before the middle of the 20th century.

“So if you go back to the older neighborhoods, they’re all very walkable,” Litman said. “They have sidewalks on all the streets. You have local schools, and park, and stores that were designed. The neighborhood was organized around the idea that at least some people will rely on walking. We lost that for a while and now there’s a number of planning movements and approaches that are trying to establish that.”

Litman said developers and local governments should be working together to encourage more than just single-family housing. 

“If you’re building new neighborhoods, those that allow what we call ‘the missing middle’, compact housing types like townhouses and low-rise apartments are going to be far more affordable and therefore far more inclusive,” Litman said. 

Todd Litman of the Victoria Transport Policy Institute

But back to transit. Jaunt mostly provides on-demand service, but does have some fixed-route service. Johnson explained what works best in what situation. 

“Fixed route options are much more appropriate public transit option for dense urban cores and we see that in downtown Charlottesville and urban Albemarle County,” Johnson said. “Demand response is a much more appropriate technology for more rural areas and that’s the majority of Jaunt’s service area are the counties around Charlottesville and Albemarle.” 

However, Johnson said transit in urban areas could be transformed if systems adopt on-demand tech. Jaunt has been working on a pilot project to provide service to Loaves and Fishes on Lambs Road, a site not accessible via Charlottesville Area Transit. 

In this community, there are three transit systems. They are the Charlottesville Area Transit (CAT), the University of Virginia Transit Service (UTS)  and Jaunt. In September, BRITE will begin the Afton Express service between Staunton and Charlottesville. How do all of these many pieces come together? Here’s Stephen Johnson again.

“Charlottesville and Albemarle are working together through the Regional Transit Partnership to try to help build a cohesive vision there of how Jaunt and Charlottesville Area Transit and UTS can all work together to provide a cohesive transit system for the residents of Charlottesville and Albemarle,” Johnson said.

You can view the entire video on the Thomas Jefferson Planning District Commission’s YouTube page

Charlottesville real estate highlights for April 2021

The fourth month of 2021 continued an active trend, with many single-family homes and their lots selling well over this year’s assessment.

With the exception of the purchase of a retail strip on Cherry Avenue, there were not many major transactions involving commercial real estate. Unless you count some of the purchases of residential properties by LLCs. 

As the community considers the update of the Comprehensive Plan and the subsequent rewrite of the zoning code, paying attention to property transactions may give more perspective of what’s happening on the ground. 

What will May bring? Check back next week.

April 1, 2021

  • A single-family home in the Locust Grove neighborhood on Marshall Street sold for $630,000. That is 17.36 percent over the 2021 assessment and 22.31 percent over the 2020 assessment. 
  • A condominium in the Charlottesville Towers on 511 First Street North sold for $193,500. That is 24.76 percent over the 2021 assessment. 
  • A single-family home on Highland Avenue in Fry’s Spring sold for $361,000, or 4.52 percent under the assessment. 
  • A 1920 structure on Chancellor Street off of the UVA Corner sold for $1.1 million to Jefferson Street Properties LLC. The transaction is 27.29 percent over the assessment. 
  • Woodard Properties purchased the Cherry Avenue Shopping Center and vacant land directly behind the retail strip built in 1965. The vacant land sold for $1.4 million, which is 159.93 percent over the combined 2021 assessment of $538,600. 
    • 513 7 ½ Street is a 0.142 acre lot zoned R-2 and has a 2021 assessment of $89,300
    • 0 Elm Street is a 0.7962 acre lot zoned MLTP and has a 2021 assessment of $161,700
    • 0 Elm Street is a 0.148 acre lot zoned R-2 and has a 2021 assessment of $89,300
    • 0 Elm Street is a 0.258 acre lot zoned R-2 and has a 2021 assessment of $89,300
    • 725 Elm Street is a 0.207 acre lot zoned R-2 and has a 2021 assessment of $110,000
  • The Cherry Avenue Shopping Center itself sold for $1.9 million. That is 28.41 percent over the 2021 assessment for the 1.165 acre lot. As reported in the May 12, 2021 installment of Charlottesville Community Engagement, there are no immediate plans to develop.“There is a tension between desire for development on Cherry Avenue and reservations about negative impacts of any new development,” reads the beginning of the land use chapter in the recently-adopted Cherry Avenue Small Area Plan.

April 2, 2021

  • One half of a duplex in the 800 block of Estes Street in Fifeville sold for $200,000, or 16.48 percent over the 2021 assessment. The structure was built in 1900 according to the city’s property records. 
  • A unit in the Ridgecrest townhome community sold for $228,000, which is 1.98 percent under the 2021 assessment. The 2020 assessment was $186,400, making this transaction 22.32 percent over that figure

April 5, 2021

  • A single-family home on Brook Road near Greenbrier Elementary School sold for $527,300, or 22.94 percent over the 2021 assessment. The home was built in 1963. 
  • The title of an apartment building on University Circle was transferred to an LLC called Highisland. The building was constructed in 1930 and has a 2021 assessment of $628,600.
  • A single-family home in the 1400 block of Cherry Avenue sold for $265,000, or $500 below the 2021 assessment. The structure is 1,058 square feet and is on land currently zoned R-2.
  • A single-family home in the 700 block of Blenheim Avenue in Belmont sold for $435,000, or 24.21 percent over the 2021 assessment. 

April 6, 2021

  • A single-family home in the 700 block of Concord Avenue in the Rose Hill neighborhood sold for $577,000. That is 50.73 percent over the 2021 assessment of $382,800. A building constructed in 1945 was upgraded in 2019 to become a four-bedroom home. 
  • A home built in 1890 in the 500 block of 1st Street North sold for $1.626 million, or 10.9 percent over the 2021 assessment. 
  • A single-family home on Camelia Drive in Fry’s Spring sold for $424,000, or 40.17 percent over the 2021 assessment.

April 8, 2021 

  • A single-family home on Rosser Lane in the Rugby neighborhood sold for $660,000, which is 8.55 percent under the 2021 assessment. 
  • A unit in an apartment building on Monroe Lane near the University of Virginia Health System sold for $550,000 to RRW3 Charlottesville LLC. That is 25.54 percent over the 2021 assessment. 

April 9, 2021

  • An undeveloped 0.477 acre lot on Spottswood Road in Barracks / Rugby sold for $375,000. That’s 25 percent over the assessment.

April 12, 2021

  • A home built in 2013 in the 700 block of Nalle Street in Fifeville sold for $700,000, which is 85.53 percent of the 2021 assessment. The 2,487 square foot building has four bedrooms. The 0.125 acre lot on which it stands was separated from the adjacent property in 2013 and sold for $60,000 at the time. 
  • A single-family home built in 1959 on Azalea Drive sold for $530,000, of 15.85 percent over the assessment. 

April 13, 2021

  • A single-family home built in 1958 on Brandywine Drive sold for $495,000, or 9.98 percent over the 2021 assessment. 
  • A townhome built in 2017 at the end of Longwood Drive sold for $330,000, or 12.24 percent over the assessment. 


April 14, 2021

  • A townhouse unit on Penick Court built in 2015 as part of the Burnet Commons development sold for $447,000, or 8.81 percent over the 2021 assessment.
  • A single-family home built in 1963 on McElroy Drive in Fry’s Spring sold for $425,000, or 21.01 percent over the assessment. 

April 15, 2021

  • A single-family home in the Locust Grove neighborhood on Smith Lane sold for $205,000, or 1.11 percent under the 2021 assessment. The 715 square foot structure was built in 1968 and is on 0.258 acres.
  • A vacant 0.142 acre lot in the Lochlyn Hill development sold to Arcadia Builders Inc for $152,200. That’s 8.75 percent over the 2021 assessment. 
  • A single-family home in the 1000 block of Montrose Avenue sold for $325,000, or 44.06 percent over the 2021 assessment. The structure was built in 1954 and sits on 0.133 acres. 
  • One-half of a duplex in the 700 block of Prospect Avenue sold for $161,855, or 19.98 percent over the 2021 assessment. 

April 16, 2021

  • A new three-bedroom single family home on Lochlyn Hill Drive sold for $664,865.
  • One unit in a three-unit townhouse on John Street in the 10th and Page neighborhood sold for $475,000, or 10.9 percent over the 2021 assessment. 
  • A single-family home on Brandywine Drive built in 2007 sold for $599,000. That’s 20.33 percent over the 2021 assessment. 
  • A single-family home on Sunset Avenue in the Fry’s Spring neighborhood sold for $385,000, or 57.85 percent over the 2021 assessment. The 960 square foot home was built in 1957 and is on 0.298 acres of land.

April 19, 2021

  • A vacant lot near Dairy Road adjacent to the U.S. 250 bypass sold for $40,000, or 31.58 percent over the 2021 assessment. The lot is 0.88 acres and is zoned R-1. It does not appear to have road access at the moment. 
  • The property immediately to the south on Dairy Road sold for $679,000, or 6.78 percent over assessment. There is a single-family home built in 1955. 
  • A single-family home on Hardwood Avenue in the Rose Hill neighborhood sold for $479,000, or 20.87% over the 2021 assessment. The structure was built in 1956. 
  • A duplex in a structure built in 1920 in the 800 block of Ridge Street sold for $115,000. That’s 54.02 percent under the 2021 assessment. 

April 20, 2021

  • A vacant lot on Porter Avenue in the Fry’s Spring avenue sold for $94,000 to CAVS LLC. That’s 30.37 percent below the 2021 assessment of $135,000. 
  • CAVS LLC also purchased two lots on Naylor Street in the Fry’s Spring neighborhood for $100,000 each. Both had an assessment of $129,000, or 22.48 percent under assessment.
  • Brace yourselves for this one. A structure built in 1949 on Thomson Road in the Lewis Mountain neighborhood sold for $2 million. That is 117.11 percent over the assessment. The purchaser is Sun Creek Properties LLC, which was formed on April 7. The property sold most recently in 1982 for $245,000. It’s a five-unit apartment building.

April 21, 2021

  • A single-family home on Holmes Avenue in the Locust Grove neighborhood sold for $362,000. That’s 22.96 percent above the 2021 assessment. 
  • A unit at 203 2nd Street NW in North Downtown sold for $390,000. That’s 0.10 percent over the 2021 assessment and 8.12 percent over the 2020 assessment. 
  • A single-family home on Oxford Road in the Barracks / Rugby neighborhood sold for $460,000. That’s 25.24 percent over the 2021 assessment. 
  • A single-family home on Thomson Road in the Lewis Mountain neighborhood built in 1951 sold for $851,989, or 17.97 percent over the assessment. 

April 22, 2021

  • A single-family home on Meriwether Street in the Martha Jefferson neighborhood sold  for $305,000. That’s 10.23 percent over the 2021 assessment. According to property records, the structure has 786 square feet of finished space. 
  • A single-family home on Shelby Drive in the Meadows neighborhood sold for $262,000. The structure was built in 1959 and the purchase price is 7.32 percent below the 2021 assessment. The 2020 assessment was $262,200. 
  • A new 3,017 square foot, four-bedroom single-family home on Lochlyn Hill Drive sold for $750,000. The 0.128 lot had been assessed at $140,000. 
  • A single-family home in the 500 block of Avon Street sold for $645,000. That’s 48.58 percent over the 2021 assessment, and 86.31 percent over the 2021 assessment. 
  • A single-family home in the 1100 block of Avon Street sold for $318,000. That’s 11.46 percent over assessment. 
  • A single-family house in the 900 block of Montrose Avenue built in 1920 sold for $290,000. That’s 31.94 percent over the 2021 assessment. 
  • An empty lot on Bolling Avenue changed hands without a sales price. The 0.139 acre property has an assessed value of $105,500. 
  • A single-family home and a structure adjacent in the 1900 block of Thomson Road in the Lewis Mountain neighborhood were both sold for $1.95 million to Hooville LLC, a company with an address in Palm Coast, Florida. The combined 2021 assessment of the two properties was just over $1.2 million. That makes the purchase price 61.85 percent over the 2021 assessment. 
  • A unit on Old Fifth Circle at the corner of Harris Street and Fifth Street Extended sold for $312,000. That is 17.82 percent over the 2021 assessment. 

April 23 ,2021

  • New construction on Bennett Street in the Lochlyn Hill neighborhood sold for $429,000. This structure has three bedrooms and 1,613 square feet of space. 
  • A residential unit in the mixed-use condominium at 820 East High Street sold for $220,000. That’s 15.42 percent below the 2021 assessment. 
  • A single-family home built in 2014 in the Huntley community in Fry’s Spring sold for $420,000. That’s 11.49 percent above the 2021 assessment. 

April 26, 2021

  • A unit in the Queen Charlotte building on East Jefferson Street sold for $525,000, or 12.66 percent over the 2021 assessment. 
  • A unit in the Monticello Overlook apartment building on Monticello Avenue sold for $120,000, which is 2.92 percent above the 2021 assessment. 
  • A single-family home built in 2004 as part of the Burnet Commons development sold for $450,000. That price is 14.59 percent over the 2021 assessment. 

April 27, 2021

  • A two-story home with a finished basement on Keith Valley Road in the Meadowbrook Heights neighborhood sold for $500,000. That’s below the 2021 assessment of $524,700 by 4.71 percent. 

April 28, 2021

  • One half of a duplex on Little High Street in the Martha Jefferson Neighborhood sold for $305,000, which is $17.53 percent over the 2021 assessment. The seller was the firm Neighborhood Investments. 
  • A single-family home built in 2005 on Kenwood Lane in the Greenbrier neighborhood sold for $825,000. That price is 5.74 percent over the 2021 assessment. 
  • Elsewhere in Greenbrier, another single-family home on Grove Avenue sold for $887,500. That’s 39.61 percent over the 2021 assessment for a home built in 1940. 
  • A home on Nicholson Lane built in 2018 as part of the Lochlyn Hill development sold for $550,000, a 6.4 percent increase over the 2021 assessment. In 2020, the building was assessed for $466,000. 
  • A single-family home in the 1300 block of King Street in Fifeville sold for $400,000, or 32.93 percent over the 2021 assessment. 
  • A single-family home on 2nd Street SE at the southern entrance to the Ix complex sold for $442,500. That’s 91.56 percent over the 2021 assessment, which may not reflect improvements made to the structure in recent years. 
  • Another single-family home in the 1100 block of Avon Street sold for $387,000, or 19.41 percent over the 2021 assessment. 
  • In the 800 block of Monticello Avenue, a single-family home built in 1924 sold for $458,500, or 73.61 percent over the assessment. 

April 29, 2021

  • Arcadia Builders purchased another lot in the Lochlyn Hill Development for $152,250, or 8.75 percent over the 2021 assessment. 
  • A single-family home built in 1967 in the 1700 block of Yorktown Drive sold for $485,000. That’s 1.98 above the 2021 assessment.
  • In the Barracks / Rugby neighborhood, a single-family home built in 1953 on Cambridge Circle sold for $439,500. That’s 6.98 percent below the 2021 assessment. 
  • A unit in the 700 block of Walker Square in Fifeville sold for $250,000, or 7.99 percent above the assessment. 
  • A single-family home built in 2007 on Roy’s Place in the Ridge Street neighborhood sold for $395,000, or 13.44 percent over the 2021 assessment. 
  • A single-family home in Johnson Village built in 1965 on Village Court sold for $451,000, or 27.4 percent over the assessment.
  • A single-family home in Fry’s Spring on Porter Avenue sold for $625,000, or 7.26 percent above the 2021 assessment

April 30, 2021

  • A single-family home on Sheridan Avenue in the Locust Grove neighborhood sold for $305,750, or 19.39 percent over the 2021 assessment of $256,100. The house was built in 1952. 
  • A single-family house on Hillcrest Road off of the U.S. 250 Bypass sold for $615,000. That’s 62.14 percent above the 2021 assessment. 
  • Another home on Avon Street sold, this time in the 1000 block. The structure from 1956 changed hands at a price of $470,000, which is 22.4 percent over the 2021 assessment. 
  • A split-level house on Forest Ridge Street sold for $317,000, which is 0.25 percent under the 2021 assessment. 
  • A townhouse in a row built in 2017 at the end of Longwood Drive sold for $365,000, or 16.58 percent over the 2021 assessment. 
  • An apartment unit in Walker Square with 1,119 square feet sold for $330,000, or 4.93 percent over the 2021 assessment. 
  • A single-family home with three bedrooms in the 900 block of 6th Street SE sold for $330,000, or 20.57 percent over the 2021 assessment. 

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