Crozet Real Estate Market Update – November 14, 2011

Looking at some market stats for Crozet (as defined by the Zip Code, 22932). Bullet points first:

– I’m no longer making comparisons beyond three years – the “boom/bubble” years are irrelevant. What matters now is where we are, where we were recently and where we’re going.

Active Listings: Still too many houses on the market in Crozet. Until some of this inventory is sold, we’re still going to struggle with declining prices, high days on market and short sales and foreclosures.

New Listings: Declining. This is good. See the remarks for “Active Listings”

All Pendings (under contract homes): Higher than this time in 2010 and 2009; this is a good thing. More homes under contract will hopefully lead to fewer homes on the market, leading to real estate market stability.

New Pendings: Up. Good.

Sold Listings: Up, year over year. This is a good thing. We’re on a slower pace than this time last year, but that’s ok. If we can build stability slowly, we’ll be ok.

Keep in mind that these statistics are top-level analysis for the Crozet real estate market, inclusive of town homes, (as in, the Highlands and the town homes in Old Trail) single family (as in Laurel Hills, Parkside Village) and new construction and resale homes.

All real estate markets are local. There are subtle and stark market differentiations within even Crozet – based on community offerings (the pool in Western Ridge is nice), proximity to downtown Crozet, proximity to the Old Trail town center, etc.

If you’re thinking about selling, do your due diligence. If you’re considering buying, do your due diligence. There’s a lot to learn on both accounts. If you have questions, please feel free to leave a comment or email me.

Lastly, this is my state-mandated Disclosure (and it’s the right thing to do): I happen to be a real estate agent who lives in Crozet, works in Crozet, Charlottesville and all the surrounding areas, and think that this information is relevant to the readers of RealCrozetVA.

Continue reading “Crozet Real Estate Market Update – November 14, 2011”

Crozet Real Estate Market Update – 1 September 2011

I was all set to throw several charts up after the fold, but when I started checking the data in our new beta software, it wasn’t right. Darn it.

So … the Crozet real estate market right now boils down to this:

– New construction in Crozet is doing quite well.

– Existing homes are competing with new construction, buyers can be, and are being choosy and are often choosing new construction.

– If you’re looking to sell our home in Crozet: Price.It. Well. My advice since 2008 remains true:

– Advice for buyers – do your due diligence, be patient, save your money in the meantime.?

– For Sellers – as I said last year – do not attempt to chase the market down. Beat it down. (ask me for advice)


– Homes under contract are about the same as last year at this time.

– New listings coming on the market are down markedly; this is very good – the fewer homes on the market, the better chance for existing inventory to be sold.

– Sold homes are up slightly.

Download reports:

Crozet Real Estate Market Insight (pdf)

Crozet real estate market detailed report (pdf)

Continue reading “Crozet Real Estate Market Update – 1 September 2011”

Friday Chart – Number of Real Estate Transactions in Crozet

Over at my real estate blog, I run a series of “Friday Charts” – graphically looking at the real estate market. I thought it might be interesting to look at the number of real estate transactions in Crozet over the past 10 years. “Crozet” defined by homes in the Brownsville and Crozet Elementary School districts.

Continue reading “Friday Chart – Number of Real Estate Transactions in Crozet”

Albemarle County Announces Safe Routes to School Grant for Crozet Elementary

Earning/winning this grant was the result of collaborative work by the County of Albemarle, the Albemarle County School Board, 250 West group, Crozet Community Association, the Alliance for Community Choice in Transportation and a few others. Readers of RealCrozetVA know that I have long advocated for walkability and bikeability in Crozet, and practice what I preach.

(Bolding mine.)

From the press release:

Chairman Ann Mallek, School Board member Barbara Massie Mouly, and Crozet school officials and parents. The grant will fund construction of a new sidewalk north of the school connecting to neighborhoods where many students live and a crosswalk with activated flashers and a warning sign to alert approaching motorists. This project will be funded entirely by grant funds.

The project is intended to provide a pedestrian-friendly environment in the area surrounding the school, and will significantly increase the number of students who can safely walk or bike to school. Approximately 177 of 305 students live within two miles of Crozet Elementary School and there are over 200 homes in neighborhood located within one-half mile of the school that will be able to take advantage of the new pedestrian features. In addition, the private Field School located directly across the street from Crozet Elementary will also be linked by the new sidewalk to neighborhoods north of downtown Crozet and will be served by the new crosswalk and warning sign features.

Continue reading “Albemarle County Announces Safe Routes to School Grant for Crozet Elementary”

Parking Changes for Crozet Farmers Market (and everything else at the Methodist Church)

Via email:

Recently, you may have noticed that it is no longer possible to access Crozet United Methodist Church from Carter Street. This is because the current owner of the property adjacent to ours has unfortunately decided to close that entrance, one they own but have previously allowed us to use for at least the last five decades.

Therefore, it will be necessary for everyone to enter our property for worship, church events, the Farmers’ Market, neighborhood association meetings, our food pantry, county meetings, Scout meetings, etc. via our Crozet Avenue or Jarmans Gap entrances.

Also, please do not park for events held at the church on the Carter Street side of this barrier, as we have learned that this too is prohibited by the landowner next door. Please rest assured that we are working diligently to gain access off our property to Carter Street, and we hope to have this accomplished soon.


The Trustees of Crozet United Methodist Church