A subdivision on Chesapeake Street and 40 other Charlottesville property transactions from December 2025

A Saturday night during the Tom Tom Festival is probably not the most appropriate time to hit publish on an anecdotal review of property transactions in Charlottesville, but on this April 25 I am deciding to do so anyway.

New subscribers should note that I’ve been posting these summaries since January 2021 when the newsletter was just getting off of the ground. For much of this time, these were behind the paywall as a way to entice people to make a paid subscription.

It is possible I may return back to that in the future, but I really want more people to understand how property transactions work. After all, I do this research in order to better understand what’s happening myself. While I’ve been a reporter in this community for over 20 years, I still have much to learn.

I do this work to share what I learn with people who want to know more. That’s the reason I practice journalism and strive to explain what I can.

I also spent about $30 in fees to look up deeds to better understand some of the transactions. If you have any comments, please leave them below. I am also hopeful some of you who have not yet become a paid subscriber to do so either by paying through Substack or making a charitable contribution.

Some comments:

This time around I’m not pointing out the 2020 assessment as much as in previous editions. But it is important for people to realize just how much the city’s taxable value has increase since the pandemic. In 2020, the total taxable value for real property was just under $8.2 billion. In 2025, that figure had increased to nearly $11.7 billion. The 2026 book isn’t out yet but you can expect me to report you the numbers when they are published.

I use this exercise as a way to run through the city’s land use application portal. I want to see how the city’s Development Code is being implemented and part of that involves checking properties to see what might be happening.
This closes out 2025 and I’m grateful to have finally gotten this done! Successfully procrastinated the chores I should have done!
I want to know how much it costs to renovate homes and the rules for when building permits are required.
I want to better understand what happens when there is a foreclosure.
I want to learn more about how deed restrictions can keep units available as affordable housing well into the future

Those last three are repeats from the last time. Keep reading and maybe one day I’ll have some stories that detail such things.

Please do share this post as I have no marketing budget and rely on word of mouth. Every single share helps the chance that someone who needs to read this will do so.

A single family attached house with three bedrooms in the 1400 block of Avon Street in the Belmont neighborhood sold for $250,500. That’s 9.58 percent below the 2025 assessment of $268,200 and 3.19 percent below the 2026 assessment of $250,200. (Residential-B, 0.08 acres)
A three bedroom house on Village Court built in 1965 in the Johnson Village neighborhood sold for $180,000. This is a sale within a family so it would not have counted toward the 2026 assessment which rose from $456,100 in 2025 to $470,400. In 2000 the assessment was $321,100. (Residential-A, 0.317 acres)
A three bedroom single family attached house on Cleveland Avenue with three bedrooms in the Johnson Village neighborhood sold for $310,000. That’s 2.36 percent below the 2025 assessment of $317,300 and 0.55 percent above the 2026 assessment of $308,300. The assessment in 2020 was $214,900. (Residential-A, 0.113 acres)
A three bedroom house on Burnet Street built in 2016 in the Ridge Street neighborhood sold for $575,000. That’s 9.25 percent above the 2025 assessment of $526,300 and 6.34 percent above the 2026 assessment of $540,700. (Residential-C, 0.05 acres)

December 2, 2025

An 876 square foot apartment with three bedrooms in an apartment building at 2100 Jefferson Park Avenue sold for $313,800. That’s 19.91 percent above the 2025 assessment of $261,700 and 14.28 percent above the 2026 assessment of $274,600. In 2020 the assessment was $170,900. (Corridor Mixed Use 5, N/A)
An 854 square foot apartment with three bedrooms in the same building sold for $305,000. That’s 18.58 percent above the 2025 assessment of $257,200 and 13.05 percent above the 2026 assessment of $269,800. In 2020 the assessment was $171,100. (Corridor Mixed Use 5, N/A)
A three bedroom house built in 2019 on Bennett Street in the Lochlyn Hill section of the Locust Grove neighborhood sold for $612,000. That’s 14.44 percent above the 2025 assessment of $534,800 and the 2026 assessment rose to $602,200. That’s a 1.63 percent increase. (Residential-A, 0.08 acres)
Little Blue Truck LLC of Charlottesville purchased 1421 Dairy Road for $1,749,000. That’s 41.54 percent above the 2025 assessment of $1,235,700. The 2026 assessment rose to $1,663,900, a 5.11 percent increase. In 2020 the assessment was $775,000. This five bedroom house was built in 2017. (Residential-A, 0.2 acres)

*1421 Dairy Road purchased by Little Blue Truck LLC (Credit: City of Charlottesville*

December 4, 2025

A 1,200 square foot townhouse with three bedrooms on Linden Avenue in the Belmont/Carlton neighborhood sold for $349,000. That’s 0.2 percent above the 2026 assessment of $350,800 and 0.51 percent below the 2026 assessment of $348,300.

December 5, 2025

An entity called Bolling Alley LLC purchased 924 Bolling Avenue for $250,000. That’s 12.31 percent below the 2025 assessment of $285,100 and 3.92 percent below the 2026 assessment of $260,200. In 2020 the assessment was $212,800. The structure is a two bedroom house built in 1920. (Residential-A, 0.139 acres)
A five bedroom house on Jefferson Park Circle sold for $805,000. That’s 17.69 percent above the 2025 assessment of $684,000. That went up to $789,700 in 2026, making this transaction 1.94 percent above. There are two units and both have received building permits for interior renovations. (Residential-A, 0.519 acres)
A one bedroom condominium in Walker Square sold for $315,000. That’s 9.06 percent below the 2025 and 2026 assessment of $346,400. In 2020 the assessment was $243,400. (Residential Mixed Use 5, N/A)
A four bedroom house built in 2021 on Stonehenge Avenue in the Belmont / Carlton neighborhood sold for $700,000. The transaction is 1.05 percent above the 2025 assessment of $692,700 and 1.1 percent below the 2026 assessment of $707,800.

*924 Bolling Avenue (Credit: City of Charlottesville)*

December 8, 2025

A two bedroom house built in 1940 in the 800 block of Bolling Avenue sold for $420,000. That’s 43.39 percent above the 2025 assessment of $292,900 and 4.74 percent above the 2026 assessment of $401,000. (Residential-A, 0.13 acres)
A 639 square foot condominium with one bedroom at 500 Court Square sold for $275,000. That’s 17.07 percent below the 2025 assessment of $331,600 and 16.08 percent below the 2026 assessment of $327,700. In 2020 the assessment was $266,900. (Downtown, N/A)

December 9, 2025

On this day a subdivision at 1411 Chesapeake Street in the Woolen Mills neighborhood became official. On August 22, DEBH–2 LLC purchased the five bedroom house for $515,000, 34.11 percent below the assessment. The company got a partial demolition permit and filed for a building permit to convert a three-unit building into a four-unit building. The new lot has an address on Short 18th Street and an existing structure is being converted into a duplex. (Residential-A, 0.13 acres and 0.2 acres)
A three bedroom house in the 900 block of Locust Avenue in the Locust Grove neighborhood sold for $1.08 million. That’s 45.67 percent above the 2025 assessment of $741,400 and 9.16 percent above the 2026 assessment of $989,400. In 2020 the property was assessed at $409,200. (Residential-B, 0.385 acres)
A four bedroom house built in 1908 on Altamont Circle in the North Downtown neighborhood sold for $1,405,000. That’s 25.38 percent below the 2025 assessment of $1,890,600 and the 2026 assessment dropped to $1,409,400, or 0.31 percent below. (Residential-A, 0.24 acres)

*A snapshot of the subdivision of 1411 Chesapeake into two buildable lots (Credit: Residential Surveying Services)*

December 10, 2025

A three bedroom house at 602 Beechwood Drive sold twice. Twin Creeks Capital LLC paid $315,000 and Daddy Rabbit Inc. paid them $352,000. The property owner had declared bankruptcy. The latter transaction is 21.43 percent below the 2025 assessment and 23.06 percent below the 2026 assessment of $457,500. An application for a building permit for interior renovations was made on January 12 and issued on April 7. (Residential-A, 0.298 acres)

602 Beechwood Drive (Credit: City of Charlottesville)

December 11, 2025

An entity called Sandfort and Clark LLC purchased 703 Village Road in the Johnson Village neighborhood for $340,000. That’s 33.33 percent below the 2025 assessment of $484,800 and 28.87 percent below the 2026 assessment of $510,000. The structure is a three bedroom house built in 1965. (Residential-A, 0.21 acres)

A three bedroom house on Camellia Drive in the Fry’s Spring neighborhood sold for $580,000. That’s 14.58 percent above the 2025 assessment of $506,200 and 5.82 percent above the 2026 assessment of $548,100. (Residential-A, 0.21 acres)

703 Village Road (Credit: City of Charlottesville)

December 12, 2025

Someone paid $12,654 for a 0.005 acre sliver of land in the 900 block of King Street and then added it to an adjacent property. Then the property sold for $200,000, 47.51 percent below the 2025 assessment or $381,500 and 50.19 percent below the 2026 assessment of $401,500. There are two houses on this lot. (Residential Neighborhood A, 0.11 acres)

A three bedroom house on St. Charles Court in the Locust Grove neighborhood sold for $649,000. That’s 20.25 percent above the 2025 assessment of $539,700 and 3.79 percent above the 2026 assessment of $625,300. (Residential-A, 0.14 acres)

December 15, 2025

An entity called Younger, Younger, and Younger LLC of Elkton purchased 501 Ridge Street for $471,500. That’s 16.42 percent below the 2025 assessment of $566,300 and 0.21 percent below the 2026 assessment of $472,500. The structure is a four bedroom house built in 1925. The previous owner was Good Buy Real Estate who paid $300,000 in April 2025. A building permit for interior renovations was made on January 30 and issued on April 13. (Residential-C, 0.171 acres)

A four bedroom house built in 1954 on Center Avenue in the Fry’s Spring neighborhood sold for $390,000. That’s 8.76 percent above the 2025 assessment of $358,600 and 0.36 percent above the 2026 assessment of $388,600. (Residential-A, 0.185 acres)

A 1,536 square foot condominium in the Belmont Village building near Quarry Park sold for $390,000. That’s 1.52 percent below the 2025 assessment of $396,000 and 0.71 percent below the 2026 assessment of $392,800. (Residential-C, 0.05 acres)

501 Ridge Street (Credit: City of Charlottesville)

December 16, 2025

An entity called Carol Dutton Farms LLC purchased 1015 Cherry Avenue for $350,000. That’s 0.14 percent above the 2025 assessment of $349,500 and 4.98 percent above the 2026 assessment of $333,400. The structure is a two bedroom house built in 1952. The new owners have filed for a building permit to enlarge the structure to add a new main bedroom. (Residential-B, 0.138 acres)

A three bedroom house on Hartman’s Mill Road built in 1976 sold for $293,000. This transaction is 17.74 percent below the 2025 assessment of $356,200 and 23.34 percent below the 2026 assessment of $382,200. (Residential-A, 0.194 acres)

A three bedroom house built in 2008 on Baylor Lane in the Ridge Street neighborhood sold for $615,000. That’s 24.95 percent above the 2025 assessment of $492,200 and 5.69 percent above the 2026 assessment of $581,900. (Residential-A, 0.13 acres)

A two bedroom house in the 1000 block of Grady Avenue sold for $245,000. That’s 48.04 percent below the 2025 assessment of $471,500 and 44.27 percent below the 2026 assessment of $439,600. This is in a zoning district intended to discourage gentrification. In this case, the previous homeowner failed to make payment and the property was sold at auction. (Residential Neighborhood A, 0.172 acres)

1015 Cherry Avenue (Credit: City of Charlottesville)

December 17, 2025

A four bedroom house on Elkhorn Road in the Johnson Village neighborhood sold for $550,000. That’s 13.15 percent above the 2025 assessment of $486,100 and 0.05 percent below the 2026 assessment of $550,300. In 2020 the assessment was $339,400. (Residential-A, 0.25 acres)

December 18, 2025

A newly-built three bedroom townhouse on Keene Court in the Fry’s Spring neighborhood sold for $547,280. There is no 2026 assessment. The purchaser is Smithers Holdings 434 LLC. This is in the Flint Hill community for which City Council approved a rezoning in August 2020. (Civic, 0.038 acres)

A three bedroom house on North Avenue in the Locust Grove neighborhood sold for $375,000. That’s 4.8 percent below the 2025 assessment of $393,900 and 8.87 percent below the 2026 assessment of $411,500. (Residential-A, 0.251 acres)

An entity called TPROP LLC purchased 2219 Center Avenue in the Fry’s Spring for $650,000. That’s 22.11 percent above the 2025 assessment of $532,300 and 8.42 percent above the 2026 assessment of $599,500. This is a duplex with three bedrooms each. (Residential-A, 0.282 acres)

2219 Center Avenue (Credit: City of Charlottesville)

December 22, 2025

A four bedroom house built in 1963 on Elkhorn Road in the Johnson Village neighborhood sold for $545,000. That’s 6.28 percent below the 2025 assessment of $581,500 and 8.53 percent below the 2026 assessment of $595,800. The assessment in 2020 was $400,400. (Residential-A, 0.325 acres)

Neighborhood Investments gifted the Piedmont Housing Alliance undeveloped land with an address of 1406 Monticello Road. (Residential-B, 0.08 acres)

December 23, 2025

A three bedroom house on Hartford Court in the Belmont/Carlton neighborhood built in 2002 sold for $280,000. That’s 4.75 percent above the 2025 assessment of $267,300 and 1.52 percent above the 2026 assessment of $275,800. The assessment in 2020 was $164,500. (Residential-C, 0.04 acres)

A three bedroom single-family attached house on Birdwood Court sold for $250,000. That’s 27.93 percent below the 2025 and 2026 assessment of $346,900. (Residential-A, 0.094 acres)

A three bedroom house on St. Anne’s Road built in 1956 sold for $780,000. That’s 11.23 percent below the 2025 assessment of $878,700 and 13.81 percent below the 2026 assessment of $905,000. (Residential-A, N/A)

Habitat for Humanity of Greater Charlottesville paid $16,800 for a four bedroom house at 824 Nassau Street built in 2021. That’s over 94 percent above the 2026 assessment of $332,100. I couldn’t find the deed for this one but paid $1 for a date search anyway. (Residential-A, 0.1 acres)

A 615 square foot studio condominium at 1800 Jefferson Park Avenue sold for $230,000. That’s 6.68 percent above the 2025 assessment and 12.01 percent below the 2026 assessment of $261,400. (Corridor Mixed Use 5, N/A)

December 29, 2025

A 2,281 square foot condominium with three bedrooms in the Gleason building on Garrett Street sold for $1,752,000. That’s 9.37 percent above the 2025 assessment of $1,577,200 and 8.33 percent above the 2026 assessment of $1,592,400. In 2020 the assessment was $1,051,300. (Node Mixed Use 10, N/A)

A three bedroom house in the 1300 block of Poplar Street in the Martha Jefferson neighborhood sold for $340,000. That’s 7.88 percent below the 2025 assessment of $369,100 and 8.13 percent below the 2026 assessment of $370,100. (Residential-A, 0.138 acres)

I am amazed I got this done. I had not started this edition before today and I got to work at 10 a.m. I slept in because I went out on Friday night later than usual. I remember talking to a lot of people, and sometimes when that happens I need to take some time to recharge.

And I find doing this work to be therapeutic because I am forced to focus and to get into a groove. The work is perfect to watch soccer with and I watched Everton get beat by West Ham United and then Arsenal beat Newcastle.

Then I watched the entirety of the film Aquaman from 2018 and it was perfect because it kept part of my interest while slogging through the data entry and research.

I do not use AI to do that sort of work. I use my brain and use a system I’ve built in my head to get through information. I’ve been doing this work for a long time and each of these transactions has the potential to teach me something new.

Tomorrow I’ll get the Week Ahead done. I don’t think I’ll do any more work this evening, but who knows? I’m not sure what drives me to want to work every day, but a lot of it has to do with those paid subscribers. There are hundreds of you who want me be the best I can be, and to do that I need to put the time in.

So please do consider a paid subscription or a charitable contribution through the Tiny News Collective. If you have questions, drop me a line.

Now, off to get to those chores! A thrilling Saturday night, indeed!