May 4, 2026: More homes were on the market in first quarter of 2026 while median sales price remained flat
Plus: A consultant hired by the Charlottesville Food Co-Op has found space at 501 Cherry Avenue not currently suitable for grocery store
Today’s edition is sponsored by the Ragged Mountain Running and Walking Shop
How far-fetched are the politics of the Star Wars universe when the world we live in has featured such events on May 4 when Pope Alexander VI divided the New World into spheres of influence in the Line of Demarcation announced on May 4, 1493? Or maybe in 1814 when Spanish King Ferdinand VII threw out the constitution and restored absolute reign? Or perhaps the establishment of the Royal Canadian Navy in 1910? Charlottesville Community Engagement tracks stories about land use and development and may or may not be guided by the Force.
In this edition:
The Charlottesville Area Association of Realtors has released their latest snapshot of the market for home sales
A national consultant firm has found that the current design for a community grocery at 501 Cherry Avenue is not suitable for operations
A family of seven has been displaced from their Albemarle County home after a fire this morning
Albemarle announces that the county’s finances have once again resulted in top ratings by three bond agencies
First-shout: Rivanna River Fest this Saturday. May 9
We’re up to that time of year when the Rivanna Conservation Alliance and their partners celebrate our community’s main waterway - the Rivanna River!
From 2:30 p.m. to 9 p.m. there will be all sorts of events at the Rivanna River Company at 1520 East High Street.
2:30 pm – 5 pm: Tubing with the Rivanna River Company
3pm – 3:45 pm: Trail walk with Piedmont Mobility Alliance (meet behind the stage at the bike valet)
3:30 pm – 4 pm: Nature walk with the City of Charlottesville Parks & Recreation
3:30 pm – 4 pm: Presentation by the Wildlife Center of Virginia
4:30 pm – 5 pm: Nature walk with the City of Charlottesville Parks & Recreation
6:30pm – 8:30pm: Live Music by Kadencia
There will also be food and drink available for purchase. For more information and details, visit the Rivanna Conservation Alliance website!
CAAR: Median sales price in Louisa County increased 21.7 percent in first quarter of 2026
The latest quarterly report from the Charlottesville Area Association of Realtors shows a real estate market with more active listings than a year ago with no growth in the median sales price. (read the report)
There were 1,071 active listings between January 1 and March 31 of this year compared to 875 in the same period in 2025. The median sales price remained at an average of $450,000 across the region with differentiations in each locality.
Sales prices were down seven percent in Greene County and six percent in Fluvanna County. Prices were slightly up in both Albemarle and Charlottesville with figures of $550,00 and $477,500 respectively.
Fluvanna County had the lowest median sold price with $347,500 followed by Greene County at $396,950. Next is Nelson County at $415,000 and Louisa County jumping from $373,782 in the first quarter of 2025 to $455,000 for this year.
Total sales across the region were down slightly with 683 recorded compared to 695 in the first quarter of 2025.
Sales volumes were down 31 percent in Nelson County and 11 percent in both Albemarle County and Fluvanna County. Sales were up 33 percent in Charlottesville and 37 percent in Greene County.
“Both of these localities also had a big surge in pending sales (new contracts) during the quarter, indicating stronger buyer activity in those markets compared to last year,” reads the report.
Properties have also been on the market much longer this year increasing from 18 days in the first quarter of 2025 to 28 days in 2026. Homes are selling fastest in Greene with an average of six days on the market compared to 54 in Fluvanna County.
Interest rates have dropped from an average of 6.83 percent for a 30-year fixed rate a year ago to an average of 6.23 percent as of April 23, 2026.
The report also looks ahead to the future and states that this spring could be “choppy.”
“Within the first quarter, February was the only month that sales activity outpaced last year, and this correlated with mortgage rates falling,” reads the report. “This suggests that the pace of the spring market will be largely dependent on the direction of rates.”
Consultant finds that 501 Cherry Avenue as planned not suitable for a grocery store
When Woodard Properties purchased the site of a former grocery store on Cherry Avenue in August 2022 for $3.5 million, the plan was to have included returning that use to the Fifeville neighborhood.
“We would love to bring a grocery market to the site if we can find such a proprietor, as we have heard loud-and-clear that the neighborhood wants and needs a walkable grocery destination with healthy fresh foods,” wrote Anthony Woodard in an email to this publication.
Woodard worked with the Piedmont Housing Alliance on a plan to rezone the property to allow 71 affordable units and Council approved that in September 2023 under the old rules.
Staff in the city’s Neighborhood Development Services department approved a site plan on March 7, 2025 that included 6,742 square feet for a grocery. The site plan calls for eleven dedicated parking spaces for that use.
A group called Charlottesville Food Co-Op formed to create an organization that would run the space and were officially chosen to be the operator.
“More than a place to buy food, Charlottesville Food Co-op will be a living, breathing manifestation of change and repair: a grassroots response to food insecurity and historic inequalities that is rooted in justice, democracy, and community organizing,” reads a portion of their About page.
As part of their due diligence, the Co-Op hired a national firm to review the plans and a new barrier has been identified.
“A site analysis by the Seven Roots Group, a national firm of experts in the grocery store design industry, has determined that 501 Cherry Avenue—as currently designed— is not feasible for a successful grocery store operation,” reads a press release sent out by the Charlottesville Food Co-Op.
According to the report, delivery access to the site is not sufficient and there is no dedicated space for trash and recycling removal.
“The current site design does not provide a viable, dedicated area for semi-trucks to unload and deliver products,” the release continues. “Furthermore, the tight turns and steep grade of the proposed site plan’s egress do not allow a large truck to move through and out of the site.”
The release states that members of the Co-Op are hoping changes can be made to the design. Meanwhile NDS staff are continuing to review a general permit for construction as well as building permits for the three buildings.
At publication time, Piedmont Housing Alliance Executive Director Sunshine Mathon said he was in a meeting to try to identify a solution. This story will be updated as a result both here and at Information Charlottesville.
Second shout-out: Charlottesville E-bike Lending Library
The rolling topography of the Charlottesville area might keep some people away from choosing cycling as an option to get around. Perhaps an e-bike is in order?
That’s where Charlottesville’s eBike Lending Library comes in! E-bikes are a great way to get around the community but there are many brands and styles to choose from. Because many e-bikes are sold online, it can be a challenge to try an e-bike before buying one.
The Charlottesville E-bike Lending Library is a free, not-for-profit service working to expand access to e-bikes in the area. They have a small collection of e-bikes that they lend out to community members for up to a week, for free. You can experience your daily commute, go grocery shopping, or even bike your kids to school, and decide whether e-bikes are right for you. Check out this service for yourself!
Residential fire displaces family of seven in southern Albemarle
Seven people are without a home today after an early morning fire destroyed a residential structure in southern Albemarle to the east of Walnut Creek Park.
Albemarle Fire County Rescue received a call for service around 8:48 a.m. and a fire engine arrived a dozen minutes later.
“The fire suppression apparatus arrived on scene 12 minutes later to find smoke and fire showing from one side of a residential home,” reads an information release sent out today. “Two adults and two children who were home at the time of the fire were able to safely self-evacuate prior to first responders’ arrival.”
No one is reported injured but at the time of the release, some pets had not been located.
The home has been determined to be a total loss. The Red Cross is assisting the family of four adults and three children. The Fire Marshal’s office is investigating the incident which is believed to be accidental.
The release concludes by reminding households to come up with a safety plan in the event of a fire. Find more information here.
All three Bond agencies reconfirm Albemarle’s AAA bond rating
The budget for Fiscal Year 2027 recently adopted by the Albemarle Board of Supervisors anticipates spending about $36 million on debt incurred to pay for construction of schools and other infrastructure.
That figure would be higher if the three major bond rating agencies did not grant Albemarle County the highest possible score in their annual review. A high rating means lower interest payments and that will continue with the latest results.
“As of April 13, 2026, Moody’s Investors Service, S&P Global, and Fitch Ratings have reaffirmed Albemarle County’s Aaa/AAA/AAA issuer credit ratings,” reads an information release the county sent out this morning.
Albemarle is one of 54 counties in the entire United States of America to hold the high ratings and has done so since 2013.
In recent years, the county has put that power to work for large investments such as the $58 million purchase of 462 acres around the Rivanna Station military base. Last October the firm AstraZeneca announced it will locate two pharmaceutical manufacturing plants at what is now called Rivanna Futures.
According to the release, Albemarle County sold $139.85 million in two kinds of bonds on April 23. Some are public facility revenue bonds and some are refunding bonds.
“A majority of the proceeds, approximately $114.8 million, will support planned capital projects,” the release continues. “The remaining funds will refinance existing debt, including a portion of the 2023 bonds for the Rivanna Futures property.”
The company Fifth Third Securities won the bid, establishing an interest rate of 3.63 percent over 20 years. The release states that is lower than expected and claimed Albemarle will save about $260,000 on debt payments over ten years as a result.
Each of the ratings agencies have explained the justification for the top ratings.
“The Aaa issuer rating reflects the county’s affluent and vibrant local economy bolstered by the continuously expanding presence of the University of Virginia and multiple military installations,” reads an April 10 release from Moody’s. “Notable recent developments include AstraZeneca PLC’s $4.5 billion biopharmaceutical manufacturing facility and an expansion of Afton Scientific’s facility, which together will create 800 high paying jobs.”
The April 7 press release from S&P Global notes that Albemarle was the victim of a ransomware cyberattack last June.
“Following the attack, the county immediately implemented security measures and engaged cybersecurity experts to assist in assessing and resolving the situation,” reads that release. “The county has since taken steps to strengthen system security and cybersecurity procedures.”
Fitch Ratings issued their latest update on April 13.
“The county’s ‘AAA’ [Issuer Default Rating] and [General Obligation] ratings reflect the county’s ‘aaa’ financial resilience, which is based upon its ample budgetary flexibility and Fitch’s expectations for available reserves to be maintained equal to at least 10 percent of spending,” reads that release.
The latest bond sale is expected to close on May 13, 2026.
General Assembly 2026 stories because there’s not been time to write my own:
Data Center Tax Exemption Changes Still Holding Up Virginia Budget, Charles Paullin, Inside Climate News, April 24, 2026
General Assembly reconvened Wednesday, vetoed many amendments for marquee bills, Grace Little, Cavalier Daily, April 26, 2026
Virginia cannabis retail plan in limbo after lawmakers reject Spanberger changes, Markus Schmidt, Virginia Mercury, April 27, 2026
West Virginia’s governor courts data center industry as Virginia mulls ending tax exemptions, Elizabeth Beyer, Cardinal News, April 27, 2026
Spanberger weighs legislation to allow class action lawsuits in Virginia courts, Markus Schmidt, Virginia Mercury, May 4, 2026
Governor signs bill to decriminalize suicide, Capital News Service (via Virginia Mercury), May 4, 2026
Supervisors adopt $201 mil budget, cut personal property tax rate; Williams defends data centers; Board set to tweak tax relief program for elderly, disabled; Craig joins Louisa TC as Purcell resigns, Tammy Purcell, Engage Louisa, May 4, 2026
One other story to read:
Albemarle County Democrats hold spring fundraiser, talk redistricting and elections, Jackson Shock, WVIR 29News, May 3, 2026
The conclusion of #1044 may or may not contain a reference to Star Wars
I canceled my Disney+ subscription a few months back because I finally feel I’ve outgrown superhero movies. But, I reserve the right to pay for it again if only to watch Andor again. Andor can be seen as a series of movies about the establishment of the Rebel Alliance. It is perhaps the best installment of the entire franchise because there are no lightsabers and no Force but instead a meditation on why people fight corrupt and evil governments.
While preparing this edition, I came across an article written by Jennifer Schulze of the Indistinct Chatter newsletter. She writes about how television news is now facing the same fate as newspapers across the country as megacorporations bow out of public service.
“On a busy news night, with no advance notice, an entire newsroom [in Indianapolis] was abruptly shut down, a staff of more than 50 people fired, and the station’s multiple newscasts abruptly replaced with content from a competing station,” Schulze writes.
I pursued this career because I believe in serving the public. I got that notion from growing up on National Public Radio and finding these values early in my career. As an independent journalist, I work seven days a week because I feel a calling to bring people stories that seek to remind people they are part of the process.
I don’t have time for a lot of entertainment, but I also do a lot of my work while watching soccer and listening to music. The older I get, the more interested I am in the future and what younger generations might need. So many are growing up in a time without context and I’m not sure how to translate my 50-something mindset into something that reminds them that civilization takes work to keep going.
Schulze ends her article arguing that communities need local journalists working at multiple publications in order for people to be informed. And without it?
“That means less coverage of city hall, fewer notices about public meetings, less reporting on cultural events happening over the weekend — all of which adds up to less accountability for politicians, decreased public engagement in community affairs, and missed opportunities to do something fun because you didn’t know it was happening.”
Every day I wake up and think how I can do better and I’ll keep doing that as long as I can. Thank you for paid subscribers, donors, and advertisers for helping me be able to do my part for this community. Here’s the link to where you can make a charitable contribution.
Just last week someone was saying they’re going to see Fishbone soon. There is a full video up that I highly recommend.