{"id":298855,"date":"2025-06-17T12:43:05","date_gmt":"2025-06-17T12:43:05","guid":{"rendered":"https:\/\/peraltafinancing.com\/uncategorized\/early-june-2025-charlottesville-real-estate-inventory-and-days-on-market\/"},"modified":"2025-06-17T12:43:05","modified_gmt":"2025-06-17T12:43:05","slug":"early-june-2025-charlottesville-real-estate-inventory-and-days-on-market","status":"publish","type":"post","link":"https:\/\/fivemor.com\/?p=298855","title":{"rendered":"Early June 2025 Charlottesville Real Estate – Inventory and Days on Market"},"content":{"rendered":"


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I like looking at real estate numbers \u2013 they will either smooth out feelings, or provide clarity or confusion, or all of the above.<\/p>\n

For this post, I\u2019m going to look at the first six months of Charlottesville and Albemarle, and since 1 May, and compare only 2025 and 2024.<\/p>\n

When I run these numbers, I do so manually, and write the numbers in my notebook \u2014 I have spreadsheets, but find that pulling data by hand makes me better understand and feel the numbers; this is part of how I do analyses for clients as well.<\/p>\n

This is a quick look, more for level-setting conversation than actual, actionable analysis \u2013 that sort of analysis is done client-by-client, property-by-property. More to get a sense of the market than \u201cI\u2019m going to make an offer\/put my house on the market because I read a broad analysis.\u201d<\/p>\n

\"\"<\/a>Looking only at resales<\/h2>\n

For the City of Charlottesville<\/strong><\/p>\n

1\/1\/24 \u2013 6\/10\/24 1\/1\/25 \u2013 6\/10\/25<\/strong><\/p>\n

New resales<\/strong> 278 323 \u2013 More new listings than last year. More inventory is good.
New contracts<\/strong> 216 207 \u2013 a few fewer contracts \u2013 not bad.
Median DOM<\/strong> for contracts 5 7<\/p>\n

4\/1\/24 \u2013 6\/10\/24 4\/1\/25 \u2013 6\/10\/25<\/strong><\/p>\n

New resales<\/strong> 140 170 \u2014 30 more resales is a lot, relatively
New contracts<\/strong> 107 119 \u2013 a few more contracts as the market picked up.
Median DOM<\/strong> 5 7<\/p>\n

And Albemarle County<\/strong><\/p>\n

1\/1\/24 \u2013 6\/10\/24 1\/1\/25 \u2013 6\/10\/25<\/strong><\/p>\n

New resales<\/strong> 694 816 \u2013 a lot more new listings, year over year. Sellers finally capitulating now that they have two kids in a small 3 bedroom and one works at home, and they just can\u2019t stay anymore, or parents pining to be closer to grandkids in the midwest and finally taking the life plunge?
New contracts<\/strong> 578 588 \u2013 ticking up. Ok.
Median<\/strong> DOM 5 7 \u2013 also ticking up.<\/p>\n

1\/1\/24 \u2013 6\/10\/25 4\/1\/25 \u2013 6\/10\/25<\/strong><\/p>\n

New resales<\/strong> \u2014\u00a0 361 434 \u2013 that\u2019s a lot more.
New contracts<\/strong> \u2014\u00a0 311 334 also more.
Median<\/strong> \u2014\u00a0 DOM 5 8 \u2013 3 days is a lot, relatively<\/p>\n

One thing I\u2019m touching on the June Monthly Note<\/a> is fragmentation of data; we depend on accurate data and days on market; what happens if those are taken away?<\/em><\/p>\n

\u00a0<\/p>\n

Sellers take note.<\/h2>\n

I wrote this last month<\/a><\/h3>\n
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Many, if not most, buyers in today\u2019s market don\u2019t want fixer-uppers, because they don\u2019t have the time, the money, the skill set, or the desire<\/strong> to fix up the home. They need\/want to clean and move in.<\/em><\/p>\n

Estimating the cost of work is more and more difficult, especially now in the world of tariffs and uncertainty.<\/em><\/p>\n

\u00a0<\/p>\n<\/div>\n

A lot more resales came on the market in Albemarle County from 1 April to 10 June. I\u2019m curious about the why, and know that my lens is going to be different than my colleagues. The things that seem to come up in conversation right now center mainly around the unnecessary uncertainty that is affecting all markets \u2013 UVA, NIH, NGIC\/DIA \u2013 are all affected by the choices being made at the federal level. And ultimately, I nor you can control that. So we assess and analyze the market, and you make the best decision you can.<\/p>\n

Inventory matters.<\/h3>\n

From Greg Slater:<\/a> (we do videos every couple of months, talking about the market<\/a>)<\/em><\/p>\n

Recent June Inventory Levels<\/strong><\/p>\n