March 17, 2026
The Crozet real estate market continues to move, and parts are moving quickly.
I run these numbers because I need to understand what’s happening in the Crozet real estate market – and you might find this interesting, too. So here’s where we are through mid-March, compared to the same period in 2019 (pre-pandemic) and 2025.
As happens almost every time I start to dig into the data, I get curious. This is the result. And the questions almost always start the same – (lowercase is deliberate, as that’s how my questions start)
where are homes selling in Crozet? where are they not? what are prices doing? what about the people who bought three years ago and are trying to sell? why do so many of my clients buy and then never sell? 🙂 (because we all love living in Crozet)
Quick note: I’m a realtor. Have been since 2001. If you’re curious about whether you could/should buy or sell in Crozet, please ask me. 434-242-7140
Note for Sellers
If you’re selling, here’s the pattern: the homes that sell fastest are priced right from day one. The homes that sit are the ones priced to “see what happens.” The market will tell you what your home is worth. The question is whether you are priced right on day one or day forty-five.
Fewer sellers. Same demand. Do the math.
Crozet had 49 resale listings hit the market between January 1 and March 15 this year. In 2019, that number was 70. That’s a 30% drop in available resale inventory over seven years.
Why? A few reasons. Homeowners who locked in sub-4% mortgage rates during 2020–2021 are staying put, and a lot of people who buy in Crozet stay in Crozet (it’s a great place to live). Builders are filling some of the gap — new construction makes up half of all active inventory right now. And some sellers are simply priced out of their next move.
The two-weekend rule is alive and well.
Of the 19 resales that went under contract this year, 17 did so in 14 days or less. The median time to contract was just 6 days. That’s a faster pace than either 2019 (17-day median) or 2025 (15-day median).
But here’s the other side: 27 of 49 listings are still sitting active as of mid-March. Several have been on market 35+ days. Correctly priced homes are getting scooped up in a weekend. Homes with aspirational pricing are sitting. That’s market bifurcation, and it’s the dominant pattern in Crozet right now.
Detached homes are back in the driver’s seat.
In part because that’s what is available, and because people who show up at meetings don’t like townhouses. 🙂
In 2025, attached homes (townhomes, condos) made up 62% of all ratified contracts in Crozet — driven almost entirely by new construction townhome closings in Pleasant Green, Glenbrook at Foothill Crossing, and Old Trail. In 2026, it’s flipped back: 66% of contracts are detached.
Under $450K in Crozet: not extinct, but endangered.
If you’re a first-time buyer or a household looking to enter the Crozet market under $450,000, here’s the math: (and an argument for more attached houses along with commensurate infrastructure)
Since January 2025, 115 homes have closed under $450K in the Crozet/Brownsville districts — 33% of all closings 83 of 115 were attached (townhomes, condos). 32 were detached. And 41 of the 115 were new construction, primarily townhomes in Pleasant Green and Glenbrook.
Right now there are 17 active listings under $450K. Seven are resales — three detached, four attached. The other ten are new construction attached units. If your definition of “starter home” is a detached house with a yard in Crozet for under $450K, you are looking at three options right now.
That said: the options are not zero. They’re just different than what “starter home” meant in 2019, when $300K got you a 3-bedroom detached in Orchard Acres or Park View. Today, $400–$450K gets you an attached unit in Wickham Pond, Waylands Grant, Pleasant Green, or Highlands. Markets and expectations matter.
Cash is king — and growing.
In 2019, 16.7% of closings were cash. In 2025, it rose to 26.3%. In 2026 year-to-date: 37.8%.
Nearly 4 in 10 closings this year in Crozet involved no mortgage. That’s not a Crozet-specific phenomenon — cash sales have risen nationally. But at almost 38%, Crozet is running above the national average. What does it mean for buyers? Cash offers usually win ties. If you’re financing, your offer needs to be clean, fast, and competitive. There are ways to strengthen financed offers though (ask me how).
