Welcome to Old Town Crozet

It’s December in Virginia, and while the temperatures are dropping, the real estate opportunities are heating up for savvy buyers. This week, I’m highlighting a property that checks every single box for a "forever home" and it’s right here in the heart of Crozet. Plus, we’re diving into the 2026 interest rate forecast and the best local holiday events kicking off this weekend.

Home of the Week: 1439 Orchard Dr, Crozet, VA

A rare find in Old Town Crozet: New construction without the HOA.

I tour homes every week, but this beauty by Southern Development Homes, one of my favorite local builders, stopped me in my tracks.

Located in a family-friendly neighborhood in Old Town Crozet, this property offers the square footage and finish quality you’d expect from a luxury new build, but at a price point that rivals local townhomes. It sits on a generous half-acre lot, giving you plenty of outdoor space that is becoming harder to find.

Why I Love It:

• No HOA: A huge plus for buyers wanting more freedom.

• Space to Grow: Almost 3,000 finished sq. ft. with over 4,000 total sq. ft.

• Walk-out Basement: Massive potential to build out equity and entertainment space.

• Value: It is listed at $565,000, the same price range as many nearby townhomes, but with significantly more land and privacy.

The Specs:

• Location: 1439 Orchard Dr, Crozet, VA

• Size: 4 Bedrooms | 3.5 Bathrooms | 4,379 Total Sqft

• Status: Just Listed (2 Days on Market)

I’m heading out to view this one personally with my wife, it's that good. If you want to tag along or see it yourself, let me know.

Real Estate Market News: What to Expect in 2026

Are interest rates finally dropping?

If you’ve been sitting on the fence, waiting for rates to return to pandemic-era lows, I have some tough love for you: the low-6% range is likely our new normal.

Experts are forecasting mortgage rates to average around 6.3% in early 2026, with a potential dip to 5.9% by the end of that year. While this is a modest improvement, waiting for a "perfect" rate can backfire. If rates drop significantly, buyer demand will likely spike, pushing home prices up and wiping out your interest rate savings.

My Advice: If you find a house you love at a monthly payment you can comfortably afford, don't let a fraction of a percentage point stop you. You can always refinance later if rates improve.

Local Market Report: December 2025

Current inventory and pricing for Albemarle, Charlottesville, and Augusta County.

Seasonality is in full swing. Inventory is shrinking as we head into the holidays, which means "slim pickings" for buyers but less competition for sellers.

In Albemarle and Charlottesville, active inventory has dropped to 414 homes, down from a peak of 564 this spring. If you have a desirable home and need to sell now, you are in a strong position. With the right pricing strategy, multiple offers are still very common.

Albemarle & Charlottesville Market Stats

Augusta County, Waynesboro & Staunton Market Stats

Current Mortgage Rate: 6.23% (30 Yr. Fixed Conventional) — Down from 6.38% last week.

Weekend Spotlight: Holiday Events in Charlottesville & Crozet

1. Grand Illumination Tree Lighting

Friday, December 5th | 5:00 - 8:00 PM | Ting Pavilion

Don't miss Charlottesville's 28th Annual Grand Illumination. This free event is the official kick-off to the holiday season.

• The Big Moment: Tree lighting at 7:25 PM (20,000 LED lights!).

• Parking: Complimentary at Market and Water Street garages from 5-10 PM.

• Activities: Live music, holiday market, and a procession to the Downtown Mall.

2. Support Local: Crozet Tree Farm Opening

This Weekend | Crozet, VA

I want to give a huge shoutout to the new Crozet Tree Farm. They are opening this weekend for their soft launch. It is exciting to finally have a tree farm convenient to both Augusta County and Charlottesville. Go grab a tree, support a local business, and spread some cheer!

Thinking of moving to Crozet or selling in Charlottesville?

The market is shifting, but opportunities are everywhere if you know where to look. Reply to this post or give me a call, I’d love to help you strategize for 2026.