My Homes of The Week

Shameless plug here, but I have two homes on the market that I want to promote, can you blame me? Funny enough, they both have the exact same square footage. The first is a townhome in Forest Lakes South, located on a quiet cul-de-sac and built in 2004. Move-in ready and waiting for your family!

1069 Bristlecone Lane
Charlottesville, VA
3 Bedroom - 2.5 Bathroom - 1,668 Total Sqft
4 Days on the Market | Asking $415,000
Listed by Me

The next home is located in Ivy, and I'm calling it the Woodland Cottage. This one has charm, 8 acres, and a loft perfect for sipping your morning latte (or for me, a black cup of Joe).

3955 Taylor's Mountain Farm Lane
Charlottesville, VA
3 Bedroom - 2 Bathroom - 1,668 Total Sqft
3 Days on the Market | Asking $625,000
Listed by Me

What I’m Watching

The Jobs in America

My whole thing has always been "Labor over Inflation" when it comes to Fed policy and interest rates. And wow, did the jobs report disappoint on Friday. Will this bring rates down and make monthly payments more affordable? It's definitely possible. If the economy keeps trending this direction, and with the uncertainty around Iran, that process could speed up. That said, don't expect rates to dip much below 6% anytime soon. I was really starting to enjoy a more stable rate environment, but I'm getting the feeling we're heading back into daily swings, and buyers need to be ready for that volatility.

What The Local Market Is Doing

Buyer demand is there, but they move differently

I hosted two open houses this past weekend and both had a steady flow of buyers. What I'm noticing is that the urgency (that "I have to have this home right now" energy) just isn't there like it used to be. Buyers are slowing down, doing their research, making informed decisions, and hoping the home is still available by the time they're ready to move.

And if it goes under contract? They keep looking. The challenge is we just don't have enough inventory. Only 425 homes currently on the market, and that's not enough to move the needle. We need more sellers to step up and help bring prices back to earth!

Albemarle & Charlottesville

Homes Listed This Week - 85 | Last Week - 81
Median Sold Price - $505,000 | Last Week - $515,000
4.04 Months of Inventory | Last Week - 4.5
Today’s rate - 6.14% with a 30 Yr. fixed conventional mortgage - Last Week 6%

My Final Thoughts

Do not touch your Google Business Profile right now. Here's my cautionary tale: Avenue Realty recently moved offices, so I went to update our address on Google (simple enough, right?). Wrong. Their AI flagged me for impersonation and deceptive behavior. No big deal, I figured. I'll just verify it's me. So I filmed a video of the new office, showed my LLC paperwork and my license, and submitted an appeal.

Three minutes later, the AI came back and decided I was still up to no good and suspended my profile entirely. Reviews, photos, my name, all gone from public view. Just like that.

So for now, I'm in appeals purgatory trying to convince a computer that I am, in fact, me. Stay tuned.