This month it\u2019s long. And it\u2019s not AI.<\/p>\n
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How\u2019s the market? Should I buy or sell right now?<\/strong><\/h4>\n\u201cIt depends\u201d is always<\/em> the start of my answer.<\/p>\nShould you buy?<\/strong><\/p>\n\n- Maybe. If your horizon is less than three years, please strongly consider renting instead of buying.<\/li>\n
- Maybe. If you have the life and financial confidence that you\u2019re going to be stationary for at least 5 to 7 years, I think considering a purchase can be a great decision.<\/li>\n
- If you\u2019re buying what you anticipate being the last house, and you have the confidence your life has the stability or that your kids \u2014 let\u2019s face it, a lot of people move to be close to the grandkids \u2014 are going to stay, buying can absolutely be a good decision, and \u201coverpaying\u201d is not the worst thing to do if it secures your home for the foreseeable future.<\/li>\n<\/ul>\n
The first quarter in Charlottesville + Albemarle<\/strong><\/p>\nWhen do homes come on the market? This is from 2023, and it\u2019s still relevant.<\/a><\/p>\n\u00a0<\/p>\n
2025 vs 2024: a quick look<\/strong><\/h4>\nFor Charlottesville + Albemarle, resales, single family + attached, from 1\/1\/24 \u2013 4\/11\/24 and 1\/1\/25 \u2013 4\/11\/25:<\/em><\/p>\n\n\nContracts<\/strong>: 657 in 2024, 636 in 2025<\/p>\nDays on market of 7 days or less<\/strong>: 340 in 2024, 305 in 2025<\/p>\nDays on market of 8-30 days<\/strong>: 137 and 167 respectively.<\/p>\nNew listings:<\/strong> 449 and 562<\/strong>. The 562<\/strong> is notable. 113 more listings<\/strong> <\/em>than the previous year to date is an important number.\n<\/p>\n<\/blockquote>\nTwo things stand out \u2014<\/strong><\/p>\n\n- 113<\/strong> more listings in the first four-ish months of the year is a sign that the lock-in effect is easing, people need to sell, and price matters. If you want to sell, price a bit lower than you might have thought or liked.<\/li>\n
- If you\u2019re buying, 74% of homes went under contract in 30 days or less so far in 2025. Representing my buyers, I want us to get to the point where, as soon as they get the notification on their phone, they decide quickly if they want to see the house, after which they need to again decide quickly if they want to wait or make an offer.<\/li>\n<\/ul>\n
The market feels<\/em> like it is slowing; I do think that a lot of the velocity we are seeing is driven by continued pent-up demand and people \u2013 buyers, sellers, agents \u2013 operating off of last year\u2019s market thinking.<\/p>\n
Should you buy?<\/strong><\/p>\n The first quarter in Charlottesville + Albemarle<\/strong><\/p>\n When do homes come on the market? This is from 2023, and it\u2019s still relevant.<\/a><\/p>\n \u00a0<\/p>\n For Charlottesville + Albemarle, resales, single family + attached, from 1\/1\/24 \u2013 4\/11\/24 and 1\/1\/25 \u2013 4\/11\/25:<\/em><\/p>\n \nContracts<\/strong>: 657 in 2024, 636 in 2025<\/p>\n Days on market of 7 days or less<\/strong>: 340 in 2024, 305 in 2025<\/p>\n Days on market of 8-30 days<\/strong>: 137 and 167 respectively.<\/p>\n New listings:<\/strong> 449 and 562<\/strong>. The 562<\/strong> is notable. 113 more listings<\/strong> <\/em>than the previous year to date is an important number.\n<\/p>\n<\/blockquote>\n Two things stand out \u2014<\/strong><\/p>\n The market feels<\/em> like it is slowing; I do think that a lot of the velocity we are seeing is driven by continued pent-up demand and people \u2013 buyers, sellers, agents \u2013 operating off of last year\u2019s market thinking.<\/p>\n\n
2025 vs 2024: a quick look<\/strong><\/h4>\n
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