{"id":308133,"date":"2025-11-21T07:35:27","date_gmt":"2025-11-21T07:35:27","guid":{"rendered":"https:\/\/peraltafinancing.com\/business\/real-estate\/vacant-homes-in-charlottesville-and-albemarle-november-2025\/"},"modified":"2025-11-21T07:35:27","modified_gmt":"2025-11-21T07:35:27","slug":"vacant-homes-in-charlottesville-and-albemarle-november-2025","status":"publish","type":"post","link":"https:\/\/fivemor.com\/?p=308133","title":{"rendered":"Vacant Homes in Charlottesville and Albemarle &#8211; November 2025"},"content":{"rendered":"<p> <br \/>\n<\/p>\n<div>\n<div class=\"wpb_wrapper\">\n<p>There was a conference I went to years ago and the theme was that it was for \u201cdoers,\u201d not those who talk or write about real estate. I loved that conference.<\/p>\n<p>This post is inspired by the act of showing houses to buyers in Charlottesville and Albemarle.<\/p>\n<h3>Buyers in our market now have options. Choices. Less pressure to decide right. now. And it\u2019s great.<\/h3>\n<p>A lot of the homes I\u2019ve shown recently have been vacant.<\/p>\n<p>So I got curious.<\/p>\n<p><strong>46% of active\/pending resales in Albemarle + Charlottesville are vacant.<\/strong><\/p>\n<p>Showing my work.<\/p>\n<ul>\n<li>All Active + Pending<\/li>\n<li>Charlottesville + Albemarle. That gives us 827 results.<\/li>\n<li>Not New Construction. We have <strong>505<\/strong> homes.<\/li>\n<li><strong>232<\/strong> are listed as \u201cOccupied By\u201d = \u201c<strong>Vacant<\/strong>.\u201d<\/li>\n<\/ul>\n<h3><strong>Relevant Historical Context:<\/strong><\/h3>\n<p><strong>In 2012 I wrote <a href=\"https:\/\/www.realcentralva.com\/2012\/04\/20\/vacant-homes-in-charlottesville-msa-2012-update\/\">Vacant Homes in Charlottesville MSA \u2013 2012 Update<\/a>.<\/strong><\/p>\n<p><em>The last time I checked, the percent of homes on the market in the Charlottesville MLS that showed as being \u201cvacant\u201d in the showing instructions <b>was about 22<\/b>%. In <a href=\"https:\/\/www.realcentralva.com\/2010\/01\/22\/friday-chart-vacant-homes\/\">2008, that percentage <b>was about 33%<\/b><\/a>. In <a href=\"https:\/\/www.realcentralva.com\/2007\/01\/22\/vacant-houses\/\">2007, that percentage was 36<\/a>%!<\/em><\/p>\n<p><em>Right now, there are:<\/em><\/p>\n<p><em>\u2013 2271 residential properties marked as \u201cactive\u201d in the MLS<\/em><\/p>\n<p><em>\u2013 525 of them are marked as \u201cvacant\u201d<\/em><\/p>\n<p><em><b>\u2013<\/b> Simple math says that <b>23% of the active inventory is vacant.<\/b><\/em><\/p>\n<hr\/>\n<h3>This means (at least) three things:<\/h3>\n<ol>\n<li>There might be some motivated sellers out there.<\/li>\n<li><a href=\"https:\/\/www.realcentralva.com\/2008\/07\/02\/vacant-homes-and-homeowners-insurance\/\">I assume this from 2008 is still relevant<\/a>. \u201cVacant homes are a concern for insurance companies. Homes that are vacant are at higher risk for several things, such as vandalism and theft. A leaking pipe that otherwise would not be much trouble could turn into a big problem if left unattended. The first thing a homeowner needs to do is call their insurance company before the house becomes vacant to go over the different options they have.<br \/><strong>If the company is not notified, the policy could be cancelled if they find out, and a claim could be denied because of this as well.\u201d<\/strong><\/li>\n<li>Realtors need to look out for each other and the owners. One house I showed the other day had a gas leak. I called the agent, and the gas company came over almost immediately to address it.\n<ol>\n<li><a href=\"https:\/\/realcentralva.substack.com\/i\/175141535\/tips-for-homeowners\"><strong>Disconnect hoses, too!<\/strong><\/a><\/li>\n<\/ol>\n<\/li>\n<\/ol>\n<hr\/>\n<p><strong>Also relevant from the 2012 post:<\/strong><\/p>\n<p><em>\u2013 <a href=\"http:\/\/www.ritholtz.com\/blog\/2012\/04\/debunking-the-housing-recovery-story-part-1-of-5\/\" target=\"_blank\" rel=\"noopener\">What about the shadow inventory<\/a>? What happens when prices start to rise (and in some parts of our market prices <b>are<\/b> rising) \u2014 and banks start releasing the massive inventory they are currently holding to the market?<\/em><\/p>\n<p><em>\u2013 What if <a href=\"http:\/\/www.oftwominds.com\/blogapril12\/housing-done4-12.html\" target=\"_blank\" rel=\"noopener\">housing\/homeownership is done for a generation<\/a>?<\/em><\/p>\n<p><em>\u2013 What if 90% of those homes that used to be vacant are now part of the rental inventory and not the resale inventory? (not that that\u2019s a bad thing)<\/em><\/p>\n<\/p><\/div>\n<\/p><\/div>\n\n","protected":false},"excerpt":{"rendered":"<p>There was a conference I went to years ago and the theme was that it was for \u201cdoers,\u201d not those who talk or write about real estate. I loved that conference. This post is inspired by the act of showing houses to buyers in Charlottesville and Albemarle. Buyers in our market now have options. Choices. [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":308134,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[99],"tags":[31144,27059,13591,3894,54931],"dealstore":[],"offerexpiration":[],"class_list":["post-308133","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-albemarle","tag-charlottesville","tag-homes","tag-november","tag-vacant"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.4 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Vacant Homes in Charlottesville and Albemarle - November 2025 - Som2ny Network<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/fivemor.com\/?p=308133\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Vacant Homes in Charlottesville and Albemarle - November 2025 - Som2ny Network\" \/>\n<meta property=\"og:description\" content=\"There was a conference I went to years ago and the theme was that it was for \u201cdoers,\u201d not those who talk or write about real estate. 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