Charlottesville vs. Augusta: Two Markets, Two Stories
A hidden gem in Waynesboro, a must-read space adventure, and a modern twist on broker open houses.
My Deal of the Week
This week’s deal is a charming little home with a great location on a hill. I toured it yesterday and was pleasantly surprised by how secluded it felt. From the sunroom to the peaceful garden, it offers a serene retreat. It’s perfect for someone who values privacy but still wants to be just minutes from the city.
Even though it’s under 800 square feet, the layout has a nice flow from room to room.
837 Faber Ave
Waynesboro, VA
2 Bedroom - 1 Bathroom - 760 Sqft
3 Days on Market | $205,000
Listed by Real Estate Plus
What I’m Following
Pope Leo XIV
With the historic election of the first American pope, conversations about values, community, and home are gaining new depth. While he won’t be setting housing policy, his deep roots in American life could bring fresh attention to the importance of housing stability, affordability, and dignity. Here in Virginia, where many are navigating the challenges and joys of buying or selling a home, it's a timely reminder that a house is more than an investment, it’s the foundation of family and future.
What I’m Listening To
Project Hail Mary by Andy Weir
If you can believe it, I still have a CD player in my car. After years of ignoring it, I popped in Project Hail Mary, which I picked up from the library, yes, it’s actually 13 CDs long, and now I kinda just want to sit in my car until it’s finished. I’m on CD 12! This book has it all: adventure, emotion, and some wild science.
Here’s a quick synopsis: Hail Mary follows a high school science teacher who wakes up alone on a spaceship with no memory of who he is or how he got there. As his memories return, he realizes he's on a one-man mission to save Earth from an extinction-level threat.
What the Local Market Is Doing
If you listed your home in March in Charlottesville or Albemarle County, the median list price was $599,000, and the median sold price came in at $616,175, that’s a 2.9% increase over asking.
In Waynesboro, Staunton, and Augusta County, the median list price was $285,000, and homes sold for $287,000, a 0.7% increase.
So, if you’re in the camp waiting for home prices to crash, the numbers are telling a different story: sellers are not just getting their asking price, they’re getting more.
What’s especially interesting is that these two markets, though close in geography, are showing different dynamics. In Charlottesville, high demand is pushing prices up, with buyers paying nearly 3% over list. In Augusta County and surrounding areas, homes are selling at asking price, but without the same level of competitive pressure.
One surprising similarity? The days on market for both areas: just 5 days. That means well-priced homes are still moving quickly, no matter the zip code.
Charlottesville Area
Homes Listed This Week - 79 | Last Week - 67
Median Sold Price - $519,950 | Last Week - $494,450
2.3 Months of Inventory | Last week it was 3.7 Months
Augusta County, Waynesboro & Staunton
Homes Listed This Week - 37 | Last Week - 56
Median Sold Price - $344,500 | Last Week - $316,500
1.56 Months of Inventory | Last week it was 1.8 Months
Today’s rate - 6.91% with a 30 Yr. fixed conventional mortgage - Last Week 6.84%
My Final Thoughts
This past week, I helped host a “modern broker open house.” Unlike the traditional agent-only event, this one was designed to offer real value for agents and extra exposure for the seller. We provided professional photography, social media scripts, story highlights, and even quick social media training—giving agents fresh, branded content for their own businesses. The result? The seller’s home appeared on multiple agents' profiles, dramatically increasing visibility. It was a win-win: agents built their brands, and the home got the attention it deserved.
