This Week's Featured Home: Big Style, Small Footprint

Am I the only one who loves small houses? I lived for years in a tiny bungalow in Los Angeles, and I still miss it. The truth is, the amount of junk we accumulate just because we have the "space" for it is insane!

This week's standout is a fresh, modern remodel in Belmont that proves you don't need square footage to have style. Located at 1407 Florence Road, this 2-bedroom, 2-bathroom home clocks in at just 936 square feet, but what it lacks in size, it makes up for in location and walkability.

The Details:

• Price: $380,000

• Size: 936 sqft

• Bedrooms/Baths: 2 bed / 2 bath

• Days on Market: 8

• Neighborhood: Belmont, Charlottesville

The Belmont location means you're steps away from great restaurants and local shops. Personally? I'd trade extra space for city living and walkability any day. What's your take on tiny homes?

The Real Estate Industry Is Getting Messy (And Fascinating)

Zillow Faces Another Massive Lawsuit

Remember when the National Association of Realtors got hit with that $1.8 billion settlement? Well, the same law firm is now coming after Zillow with a new class-action lawsuit, and it's a doozy.

The allegation? Zillow's famous "Contact Agent" button allegedly tricks buyers into working with Zillow-affiliated agents (part of their Flex or Premier programs) instead of the home's actual listing agent. The kicker? Those agents pay Zillow a hefty referral fee, up to 40% of their commission, and buyers are never told.

Do buyers have a case? Yeah, I think they do.

Compass Drops a Bombshell: Acquiring Anywhere Real Estate

Now, how does Compass fit into all this drama?

Compass has been pushing its "Private Exclusive" listings, which allow sellers to market their homes only within the Compass network before hitting the public MLS or Zillow. They argue this protects sellers. Zillow, unsurprisingly, hates this because it bypasses their platform entirely.

This week, Compass announced they're acquiring Anywhere Real Estate, the company that owns Coldwell Banker, Century 21, and Corcoran. This mega-merger instantly combines two of the nation's largest brokerages, creating a global network of over 340,000 agents.

This isn't just a corporate reshuffling. This is a massive play to gain the scale and leverage needed to potentially dictate their own listing rules, challenge Zillow's dominance, and perhaps even cut out the portals entirely. Is this going to reshape the industry in a couple of years? I absolutely think so.

Pop Culture Break: Time to Revisit Middle-earth

I have to stop watching new content and shows. I'm being brainwashed, and I just need to go back to the classics.

I recently started the Extended Version of The Fellowship of the Ring, and let me just say: "I think we need more Tolkien in the world right now."

It's so good, and it's a true classic that deserves a fresh viewing. Did you know the Fellowship film's extended cut came out way back in November 2002? If you have a spare four hours, skip the new streaming drama and go walk through the Shire. You won't regret it.

Your Local Charlottesville Market Update

Inventory Is Slowly Climbing (And That's Actually Good News)

I've been shouting about low inventory for months, and yes, we still have very low inventory. However, one thing I've been tracking is a subtle but clear shift: since August, we've seen our active listing inventory creep up each week.

It's not a massive surge—maybe 10 extra homes sitting on the market—but it is a definite trend.

The Numbers:

• Two months ago: ~465 homes listed in Albemarle and Charlottesville

• Now: 510 active listings

• That's a 10% increase in supply

This signals the market is slowly cooling off from its summer sprint.

Reminder: The Winter Price Drop Is Coming

I don't think people understand that winter is typically when home values come down—or at least when sale-to-list price ratios dip. It's not a market crash; it's a seasonal correction where homes usually sell for a couple percent less than their list price. It happens every year.

While we're still way down from normal inventory levels, this upward trend is a welcome sign for buyers looking for a little more choice, and perhaps a little more negotiating power, as we head toward the holidays.

This Week's Market Snapshot

Charlottesville Area:

• Homes Listed This Week: 56 (Last Week: 57)

• Median Sold Price: $587,000

• Months of Inventory: 3.7 (Last Week: 3.38)

Augusta County, Waynesboro & Staunton:

• Homes Listed This Week: 34 (Last Week: 39)

• Median Sold Price: $315,000

• Months of Inventory: 2.6 (Last Week: 2.87)

Current Mortgage Rate: 6.39% (30-year fixed conventional) | Last Week: 6.37%

Real Estate Is Changing Fast

Real estate is undeniably changing as a business. Between the legal battles, the consolidation of brokerages, the subtle market shifts, and the integration of AI, I see a massive shakeup coming for agents, consumers, and transactions.

The business models are evolving quickly, but that doesn't mean you can't buy or sell a house. I believe that right will forever belong to American homebuyers and sellers. The core transaction will remain, but the way we do it is about to change completely.

Stay informed, and let's navigate this shift together.

Looking for expert guidance in the Charlottesville real estate market? Let's talk about your home buying or selling goals.