June 27, 2026
I debated waiting until early July to post this so that we’d have end of month data, but I doubt we’ll see big surprises when the end of month closing data rolls in.
If you have questions about the data, I’m always happy to talk about real estate – phone/text or meet at one of our coffee shops.
This is a real estate post about the Crozet real estate market. I’m a Realtor and partner at Nest Realty. There’s the disclosure. 🙂
. There’s the disclosure. 🙂
So … what’s happening?
People love living in Crozet. Simple.
The national headlines have been singing the same tune for months — cooling, slowing, buyers stepping back. Read only those, and you’d think Crozet was headed for a stall.
It isn’t. Not from where I’m sitting, and not in the numbers.
Resales only, Crozet and Brownsville, January 1 through June 21, this year against last:
| Data Point | 2025 | 2026 |
|---|---|---|
| Ratified contracts | 115 | 138 |
| Closed sales | 86 | 112 |
| Median days to contract | 10 | 11 |
| Sold vs. list price | 100.0% | 99.9% |
| New resale listings | 144 | 174 |
More contracts. More closings. More listings. Homes still going under contract in about eleven days, at essentially full asking price. That’s not a market cooling off. That’s a market that got busier.
A bit more is selling — and a bit more is coming
Through June 21, 138 resale homes in the Crozet and Brownsville districts went under contract, up from 115 a year ago. Closings rose from 86 to 112. The typical home still went under contract in about eleven days — the same fast pace as last year — and sold at 99.9% of list. The well-priced homes still move, and they move quickly.
What’s changed is supply. We’ve had 174 new resale listings so far this year against 144 over the same stretch last year — up about 21%. Put another way: by June 21 we’d already listed 72% of everything that came on the market in all of 2025. We’re on pace for a bigger listing year, which means the one thing that’s been in short supply around here lately — choices for buyers.
About that “prices are up 8%”
The typical Crozet resale sold for $623,000 this year, up from $576,000. That’s about 8%, and I could stop there but that number doesn’t mean what it looks like it means.
Break it into price bands and three of the four barely moved. Homes under $500,000 sold for about the same as last year. So did the $500,000–750,000 range. The aggregate jumped because more mid- and upper-priced homes traded hands this year — not because homes appreciated 8% across the board. The $500,000–750,000 band alone went from 28 sales to 45.
So if you own a Crozet home and you’re doing math on “8% more than last year,” slow down. Your home didn’t necessarily gain 8%. The mix of what sold changed. That distinction matters enormously when you’re setting a price — and it’s exactly where a specific look beats a headline number — and why we need to look at the specific micro-markets when doing actual market analyses.
Where it’s a little softer
It isn’t uniformly hot. The $750,000–1,000,000 range broadly slowed a little this year; homes there took longer to find a buyer. The sample is small enough that I won’t make too much of it — but it’s worth watching, and worth knowing if you’re listing in that range.
De-listings — still watching
One more thing I’m keeping an eye on, here as well as across the county: de-listings. More sellers are testing the market, not getting their number, and pulling back — to wait, to stay, or to rent the place out instead. That’s shadow inventory, and I’m watching for it to come back, and for what it asks when it does.
The bottom line
Activity is up, homes are still moving fast and at ask, and there’s finally a little more to choose from. But the headline number — even my own “8%” — is a story about the market, not about your house or the one you want.
That’s the conversation worth having – the micro market that matters to you. If you’re thinking about buying or selling in Crozet in the next year and you want the real number for where you actually sit, call or email me.
RealCrozetVA.com · Resales, Crozet + Brownsville (Western Albemarle), Jan 1–Jun 21, year over year · Source: CAAR MLS
