Fall Housing Market Update: Charlottesville & Augusta County
Fall Housing Market Update: Charlottesville & Augusta County
Oct 28, 2025
Oct 28, 2025
Home Pendings Are Down, But Prices Aren't Following - Here's Why
Home Pendings Are Down, But Prices Aren't Following - Here's Why
🏠 My Home of The Week
This home is all about location and the possibilities to expand. Do I like that it's only 982 sq ft of finished space? NO! But what I do like is that it has 982 sq ft of unfinished space. It's going to take some time and effort—adding stairs to the basement from the hallway, finishing out the basement to add another bedroom, bathroom, and family room—but it's within a block of both the elementary and middle school in Staunton. That can't be beat. I think it has a lot of potential for the right family looking for a Staunton home with room to grow.
418 G Street, Staunton, VA
3 Bedrooms | 2 Bathrooms | 982 Sqft
12 Days on the Market | Asking $225,000
Listed by Funkhouser Real Estate Group
📰 What I'm Following: The Battle Between Zillow and Homes.com
Seriously, the battle between Zillow and Homes.com is getting out of hand, and it's now spilling over into my business as a Charlottesville realtor.
Not only is CoStar (Homes.com's parent company) suing Zillow for massive copyright infringement for use of their photos, but the fight has escalated to a new front: 3D tours. CoStar acquired Matterport in 2024 for $1.6 billion, which is the technology behind the professional 3D home tours I use when marketing Charlottesville homes.
In a major retaliatory move, Zillow announced it would remove all Matterport 3D tours from its platform! While Zillow claims CoStar is restricting the content's use, CoStar disputes this, arguing Zillow made a unilateral, anti-consumer move to eliminate a superior product.
This is getting messy for real estate agents across Virginia because I think 3D tours are crucial for homebuyers to view properties virtually, and if they aren't showing up on Zillow, I lose a vital marketing tool. It forces me to use Zillow's proprietary Zillow 3D Home tool if I want that visibility for my Central Virginia listings.
I'm definitely watching this, and every future conflict between these real estate giants, because ultimately, their corporate battle is impacting my marketing strategy for Charlottesville, Crozet, and Augusta County properties.
📺 What I'm Watching: The Show FROM on MGM+
I don't know about you, but when the show LOST came out in 2004, I was hooked! No one knew what the island was, why the plane crashed there, what the numbers meant??? It was just a great show that I tuned in every week to watch. Well, I've found my new Lost—it's a single word titled show as well and also from the producers of Lost.
From is about a town where people can't leave. They mysteriously find themselves driving into the town, and when they try to leave, they end up at the town again. One big loop. Now what differs from this show and Lost is that it's definitely horror. Because at night, if you're not in your home, monsters will hunt you down… and do what monsters do. It's gory.
This show is definitely not for everyone, but I got hooked on it because the first season is free to stream right now. Do I pay the $8/month to watch seasons 3 and 4? Probably.
📊 What The Local Market Is Doing: Homes Going Under Contract Slightly Down
I track weekly real estate statistics for the Charlottesville area, and one thing is certain: weekly home pendings are down from last week. Last week we saw 65 homes go under contract in the Charlottesville Area, and so far this week we have 47. Does this surprise me? Absolutely not. It's a trend I've been seeing as we enter fall in Central Virginia, and it's normal to have homes go under contract less frequently during this seasonal shift.
But Craig, why haven't home prices gone down if we have less activity in the Charlottesville real estate market?
That has to do with the fact that most people who list their home right now turn into buyers, and that equilibrium of sellers turning to buyers—with the same amount of inventory each week—is keeping home prices steady across Albemarle County and surrounding areas.
The Augusta County area (including Waynesboro and Staunton) had 48 homes under contract last week and this week 41. So far, the fall market is relatively strong for buyer demand in the Shenandoah Valley. When we see inventory spike in the Charlottesville MLS, that is the indication of price cooling we should watch for.
Charlottesville Area Real Estate Market Data
Homes Listed This Week: 29 | Last Week: 41
Median Sold Price: $580,000 | Last Week: $557,500
Months of Inventory: 3.63 | Last Week: 3.64
Augusta County, Waynesboro & Staunton Market Data
Homes Listed This Week: 54 | Last Week: 41
Median Sold Price: $345,000 | Last Week: $335,000
Months of Inventory: 2.24 | Last Week: 2.55
Current Mortgage Rates
Today's Rate: 6.19% with a 30-Year fixed conventional mortgage
Last Week: 6.28%
Interest rates continue to fluctuate, affecting buying power for homebuyers in the Charlottesville and Central Virginia markets. If you're considering buying or selling a home in Albemarle County, Crozet, or Augusta County, understanding these rate trends is crucial for timing your real estate transaction.
💭 My Final Thoughts
Halloween is just a few days away, and honestly it doesn't even feel like fall—it's here so soon! As I write this week's Charlottesville real estate market update, I'm watching the hurricane move over Jamaica. Earlier I was talking about fictional monsters from a TV show, but there are real storms people are facing right now. It's a stark reminder that while we're fortunate enough to be thinking about Halloween plans and weekend streaming binges, others are dealing with genuine threats to their homes and safety.
As a Charlottesville realtor, I talk about the value and security of homeownership every day. But moments like this remind me that the safety of home means everything when the unexpected hits. So this Halloween, as you're out with your families in Charlottesville, Crozet, or wherever you call home in Central Virginia, take a moment to appreciate what you have, and keep Jamaica in your thoughts.
🤝 Thinking About Buying or Selling in Charlottesville?
Whether you're looking for homes in Charlottesville, Crozet, Augusta County, or anywhere in Central Virginia, I'm here to help you navigate this fall real estate market with Hollywood-level marketing and local expertise.
Contact Craig Massie 📞 (434) 227-6917 📧 craig@avenuerealtygroup.com 🌐 www.MassieRealty.com
🏠 My Home of The Week
This home is all about location and the possibilities to expand. Do I like that it's only 982 sq ft of finished space? NO! But what I do like is that it has 982 sq ft of unfinished space. It's going to take some time and effort—adding stairs to the basement from the hallway, finishing out the basement to add another bedroom, bathroom, and family room—but it's within a block of both the elementary and middle school in Staunton. That can't be beat. I think it has a lot of potential for the right family looking for a Staunton home with room to grow.
418 G Street, Staunton, VA
3 Bedrooms | 2 Bathrooms | 982 Sqft
12 Days on the Market | Asking $225,000
Listed by Funkhouser Real Estate Group
📰 What I'm Following: The Battle Between Zillow and Homes.com
Seriously, the battle between Zillow and Homes.com is getting out of hand, and it's now spilling over into my business as a Charlottesville realtor.
Not only is CoStar (Homes.com's parent company) suing Zillow for massive copyright infringement for use of their photos, but the fight has escalated to a new front: 3D tours. CoStar acquired Matterport in 2024 for $1.6 billion, which is the technology behind the professional 3D home tours I use when marketing Charlottesville homes.
In a major retaliatory move, Zillow announced it would remove all Matterport 3D tours from its platform! While Zillow claims CoStar is restricting the content's use, CoStar disputes this, arguing Zillow made a unilateral, anti-consumer move to eliminate a superior product.
This is getting messy for real estate agents across Virginia because I think 3D tours are crucial for homebuyers to view properties virtually, and if they aren't showing up on Zillow, I lose a vital marketing tool. It forces me to use Zillow's proprietary Zillow 3D Home tool if I want that visibility for my Central Virginia listings.
I'm definitely watching this, and every future conflict between these real estate giants, because ultimately, their corporate battle is impacting my marketing strategy for Charlottesville, Crozet, and Augusta County properties.
📺 What I'm Watching: The Show FROM on MGM+
I don't know about you, but when the show LOST came out in 2004, I was hooked! No one knew what the island was, why the plane crashed there, what the numbers meant??? It was just a great show that I tuned in every week to watch. Well, I've found my new Lost—it's a single word titled show as well and also from the producers of Lost.
From is about a town where people can't leave. They mysteriously find themselves driving into the town, and when they try to leave, they end up at the town again. One big loop. Now what differs from this show and Lost is that it's definitely horror. Because at night, if you're not in your home, monsters will hunt you down… and do what monsters do. It's gory.
This show is definitely not for everyone, but I got hooked on it because the first season is free to stream right now. Do I pay the $8/month to watch seasons 3 and 4? Probably.
📊 What The Local Market Is Doing: Homes Going Under Contract Slightly Down
I track weekly real estate statistics for the Charlottesville area, and one thing is certain: weekly home pendings are down from last week. Last week we saw 65 homes go under contract in the Charlottesville Area, and so far this week we have 47. Does this surprise me? Absolutely not. It's a trend I've been seeing as we enter fall in Central Virginia, and it's normal to have homes go under contract less frequently during this seasonal shift.
But Craig, why haven't home prices gone down if we have less activity in the Charlottesville real estate market?
That has to do with the fact that most people who list their home right now turn into buyers, and that equilibrium of sellers turning to buyers—with the same amount of inventory each week—is keeping home prices steady across Albemarle County and surrounding areas.
The Augusta County area (including Waynesboro and Staunton) had 48 homes under contract last week and this week 41. So far, the fall market is relatively strong for buyer demand in the Shenandoah Valley. When we see inventory spike in the Charlottesville MLS, that is the indication of price cooling we should watch for.
Charlottesville Area Real Estate Market Data
Homes Listed This Week: 29 | Last Week: 41
Median Sold Price: $580,000 | Last Week: $557,500
Months of Inventory: 3.63 | Last Week: 3.64
Augusta County, Waynesboro & Staunton Market Data
Homes Listed This Week: 54 | Last Week: 41
Median Sold Price: $345,000 | Last Week: $335,000
Months of Inventory: 2.24 | Last Week: 2.55
Current Mortgage Rates
Today's Rate: 6.19% with a 30-Year fixed conventional mortgage
Last Week: 6.28%
Interest rates continue to fluctuate, affecting buying power for homebuyers in the Charlottesville and Central Virginia markets. If you're considering buying or selling a home in Albemarle County, Crozet, or Augusta County, understanding these rate trends is crucial for timing your real estate transaction.
💭 My Final Thoughts
Halloween is just a few days away, and honestly it doesn't even feel like fall—it's here so soon! As I write this week's Charlottesville real estate market update, I'm watching the hurricane move over Jamaica. Earlier I was talking about fictional monsters from a TV show, but there are real storms people are facing right now. It's a stark reminder that while we're fortunate enough to be thinking about Halloween plans and weekend streaming binges, others are dealing with genuine threats to their homes and safety.
As a Charlottesville realtor, I talk about the value and security of homeownership every day. But moments like this remind me that the safety of home means everything when the unexpected hits. So this Halloween, as you're out with your families in Charlottesville, Crozet, or wherever you call home in Central Virginia, take a moment to appreciate what you have, and keep Jamaica in your thoughts.
🤝 Thinking About Buying or Selling in Charlottesville?
Whether you're looking for homes in Charlottesville, Crozet, Augusta County, or anywhere in Central Virginia, I'm here to help you navigate this fall real estate market with Hollywood-level marketing and local expertise.
Contact Craig Massie 📞 (434) 227-6917 📧 craig@avenuerealtygroup.com 🌐 www.MassieRealty.com
