Matthew Addington - Journey Real Estate Team

10/16/2026

🏡 COMING SOON in Fluvanna County!

This beautiful 3 bed, 2.5 bath, two story home has everything you need and more! Bright open living space, gorgeous floors, and located on a quiet cul-de-sac! ✨ Proud to showcase this lovely property, listed by Garnett Falls!

🔑 Interested buyers? We’d love to give you a firsthand tour! Reach out to Journey Real Estate Team to schedule a showing.

10/13/2026

JOURNEY REAL ESTATE TEAM
Central Virginia & Shenandoah Valley Real Estate Market Update | October 2026

The Central Virginia housing market is continuing to shift. Buyers have more homes to choose from, sellers are facing increased competition, and mortgage rates are putting additional pressure on affordability. However, this is not a market where every home is losing value. Local conditions vary considerably by location, price range, property type, and condition.

Here is what the latest available data tells us.

1. Housing Inventory Is Increasing

Compared with September 2025, active listings have increased substantially in several local markets:

* Albemarle County: 1,144 active listings, up 33.0% year over year.
* Charlottesville: 875 active listings, up 31.9%.
* Staunton: 333 active listings, up 36.0%.
* Waynesboro (22980): 272 active listings, up 25.6%.

More inventory means buyers generally have more options and may have greater negotiating power. Sellers must compete more directly on price, condition, presentation, and terms.

2. Homes Are Taking Longer to Sell in Some Areas

September 2026 market snapshots report the following median days on market:

* Albemarle County: 64 days.
* Charlottesville: 55 days.
* Staunton: 38 days.
* Waynesboro (22980): 38 days.

These figures are market-wide medians, not guarantees for any individual property. They also differ by data provider and geographic boundaries.

For sellers, this reinforces the importance of realistic initial pricing and strong presentation. For buyers, it can create more opportunities to evaluate properties without the same urgency that characterized highly competitive markets.

3. Home Prices Tell a More Complicated Story

The latest September figures show different trends across the region:

* Albemarle County: Median sold price of $578,520, up 6.2% year over year; median listing price of $614,865, down 13.7%.
* Charlottesville: Median sold price of $540,000, up 6.9% year over year; median listing price of $539,800, down 12.5%.
* Staunton: Median sold price of $360,000, up 20.9% year over year.
* Augusta County: Median sale price of approximately $362,085, down 0.8% year over year, based on Redfin’s three-month reporting period ending September 2026.

These numbers should not be interpreted as proof that every home has appreciated or depreciated by the same amount. Median sale prices can move significantly when the mix of homes sold changes. Listing prices and closed sale prices also measure different things.

4. Mortgage Rates Have Increased Again

Freddie Mac reported that the average 30-year fixed mortgage rate reached 7.40% on October 8, 2026, up from 7.28% the previous week and 6.30% one year earlier. The average 15-year fixed rate reached 6.73%.

Higher rates reduce purchasing power and can increase monthly payments. Buyers should compare lenders, review their full monthly housing budget, and explore whether different loan structures or seller concessions make sense for their circumstances.

5. What This Means for Buyers and Sellers

For buyers:

* Take advantage of the increased selection of available homes.
* Review comparable closed sales before making an offer.
* Consider negotiating on price, repairs, closing costs, or a rate buydown where appropriate.
* Obtain a current pre-approval and compare lender quotes.

For sellers:

* Price your property based on current comparable sales, not just past peak prices or competing asking prices.
* Invest in professional photography and effective property presentation.
* Monitor showings, buyer feedback, competing listings, and price reductions.
* Consider whether concessions could attract qualified buyers without unnecessarily reducing your net proceeds.

The Bottom Line

Central Virginia is experiencing a more competitive and increasingly balanced housing market, but there is no single trend that describes every neighborhood. Some properties continue to attract strong interest, while others require more time, price adjustments, or negotiated incentives to sell.

The best strategy is to understand your specific local market before making a decision.

At Journey Real Estate Team, we believe informed decisions begin with accurate data, realistic expectations, and a strategy tailored to each client’s goals.

Whether you are buying, selling, or simply evaluating your property’s current position, we are happy to help you understand your options throughout Charlottesville, Albemarle County, Waynesboro, Staunton, Augusta County, and the surrounding Central Virginia region.

Sources and further reading:

* Charlottesville–Albemarle market analysis: https://www.realcentralva.com/2026/10/01/charlottesville-albemarle-real-estate-market-shifting-october-2026/
* Albemarle County market data: https://www.realtor.com/local/market/virginia/albemarle-county
* Charlottesville market data: https://www.realtor.com/local/market/virginia/charlottesville
* Staunton market data: https://www.realtor.com/local/market/virginia/staunton
* Waynesboro market data: https://www.realtor.com/local/market/virginia/zipcode-22980
* Augusta County sales trends: https://www.redfin.com/county/2944/VA/Augusta-County/housing-market
* Freddie Mac mortgage-rate report, October 8, 2026: https://freddiemac.gcs-web.com/news-releases/news-release-details/mortgage-rates-average-740
* Virginia REALTORS® monthly housing reports: https://virginiarealtors.org/research/reports/home-sales-reports/

Market statistics reflect the sources and reporting periods cited above, primarily September 2026 data. Geographic boundaries, reporting periods, and methodologies vary by source. Figures are subject to revision and should be verified before making individual real estate decisions.

Virginia REALTORS® publishes monthly statewide and regional data on the housing market in Virginia in home sales reports. Each monthly home sales report includes information and analysis on trends in home sales, prices, inventory, and months of supply for Virginia and eight regional markets. Additi...

10/06/2026

Mortgage Rates Jump to 7.61% — What’s Driving It?

Mortgage rates have moved sharply higher, with the average 30-year fixed rate recently reaching 7.61%.

The increase isn’t simply because of Federal Reserve policy. Several factors are putting upward pressure on rates:

-10-year Treasury yields have risen above 5%, pushing mortgage borrowing costs higher.
-Inflation remains above the Fed’s 2% target, making investors cautious about long-term bonds.
-Large federal borrowing needs are putting additional pressure on Treasury yields.
-Strong economic growth has reduced expectations for rapid rate declines.
-Higher energy prices and geopolitical uncertainty are adding to inflation concerns.

What does this mean for Central Virginia buyers and sellers?

Higher rates mean higher monthly payments, which can reduce purchasing power and cause buyers to become more price-sensitive. Sellers may need to be more competitive on pricing and concessions as affordability becomes a bigger factor.

The good news: mortgage rates can move in both directions. If inflation cools and Treasury yields decline, we could see meaningful relief.

For now, buyers and sellers should focus less on trying to perfectly time rates and more on understanding how today’s payment fits their individual situation.

Journey Real Estate Team
Central Virginia Real Estate

10/05/2026

Offer accepted! I think everyone involved would agree it has been an awesome journey!

In a buyer's market, it takes more than just posting photos and holding open houses to make a deal. It takes creative, strategic marketing and non-stop perseverance. Our seller purchased this home as an investment property a few years ago and it has served her well. Now, she's ready to move onto bigger and better adventures! We are so happy to help make this happen! OFFICIALLY UNDER CONTRACT!

09/28/2026

Central Virginia & Shenandoah Valley Real Estate Market Update — September 2026

The local housing market continues to shift toward a more balanced environment, with significantly more inventory and longer marketing times in many areas.

Here are some of the latest numbers:

Charlottesville: $540,000 median sold price | 875 active listings | 55 days on market

Albemarle County: $578,520 median sold price | 1,144 active listings | 64 days on market

Staunton: $360,000 median sold price | 333 active listings | 38 days on market

Waynesboro: $357,000 median sold price | 261 active listings | 32 days on market

Augusta County: $406,500 median sold price | 459 active listings | 43 days on market

One of the biggest stories is inventory. Compared with last year, active listings are up approximately 33% in Albemarle County, 32% in Charlottesville, 36% in Staunton and 21% in Augusta County.

At the same time, home prices have generally remained higher than they were a year ago.

What does this mean?

The market isn’t simply “going up” or “going down.” We’re seeing a market that is becoming more selective and more balanced.

If you’re considering buying or selling in Central Virginia or the Shenandoah Valley, I’d be happy to take a look at the numbers for your specific neighborhood and property.

Sources: Charlottesville Area Association of REALTORS®, Virginia REALTORS®, and Realtor.com market data.

Search homes for sale, new construction homes, apartments, and houses for rent. See property values. Shop mortgages.

09/23/2026

Central Virginia Real Estate Market Update

The Central Virginia housing market is shifting, and the numbers are showing it.

Compared with this time last year:

• Active listings in the Charlottesville area are up roughly 22%
• Albemarle County inventory is up approximately 25%
• Charlottesville currently has a median of roughly 57 days on market
• Albemarle County is around 56 days
• The broader Charlottesville market is around 64 days
• Closed sales in Albemarle County are down roughly 19% year over year
• Across the CAAR region, inventory increased approximately 10%, while closed sales declined about 4%

We’re also seeing more price reductions. In August, the Charlottesville area recorded approximately 292 price reductions, compared with 256 a year earlier.

What does this mean?

We’re not looking at a market where homes aren’t selling. We’re seeing a market where buyers have more choices, properties are taking longer to move, and pricing correctly from the beginning matters more than it has in recent years.

For buyers, increased inventory means more options and potentially more negotiating room.

For sellers, preparation, pricing, presentation and marketing are becoming increasingly important.

The market isn’t the same as it was a few years ago—and understanding the numbers can make a big difference.

Sources & References:

CAAR — Charlottesville Area Association of REALTORS®
https://caar.com/public-resources/

Realtor.com — Albemarle County Market Data
https://www.realtor.com/local/market/virginia/albemarle-county

Realtor.com — Charlottesville Market Data
https://www.realtor.com/local/market/virginia/charlottesville

Redfin — Charlottesville Housing Market
https://www.redfin.com/city/3867/VA/Charlottesville/housing-market

Zillow — Charlottesville Housing Market
https://www.zillow.com/home-values/30840/charlottesville-va/

FRED — Federal Reserve Housing Data
https://fred.stlouisfed.org/series/MEDDAYONMARYY51540

If you’re thinking about buying or selling in Central Virginia, Jamie and I would be happy to help you understand what these numbers mean for your specific property or price range.

434-825-8767
434-987-1288

Graph and download economic data for Housing Inventory: Median Days on Market Year-Over-Year in Charlottesville City, VA (MEDDAYONMARYY51540) from Jul 2017 to Aug 2026 about Charlottesville City, VA; Charlottesville; VA; median; and USA.

09/23/2026

Welcome to Journey Real Estate Services

Your guide for every step of the real estate Journey.

Journey Real Estate Services was created to be more than a real estate company. Whether you’re buying your first home, preparing a property for sale, investing, or simply looking for trusted advice, we’re here to help.

🏡 Buy • Sell • Invest

Whether you’re buying, selling, or investing, we’ll guide you through the entire process with expert advice and professional representation proudly powered by 1st Dominion Realty.

🤝 Real Estate Guidance

Not sure where to start? We provide consulting, planning, property evaluations, vendor recommendations, renovation guidance, downsizing assistance, and help navigating the many decisions that come with real estate.

🌟 Agent Growth

Journey also supports fellow real estate professionals through mentorship, marketing, branding, education, and a collaborative community designed to help agents grow successful businesses.

⸻

At Journey, our mission is simple:

To help people navigate real estate with confidence while building equity, opportunity, and long-term wealth.

If your question has anything to do with real estate, we’d love to help. And if we don’t have the answer, we’ll help you find it.

We’re excited to welcome you to our new office above the Mudhouse in Crozet! Stop by, grab a coffee, and let’s talk about your goals. No pressure. No sales pitch. Just honest guidance.

Jamie & Matthew Addington
Journey Real Estate Services, LLC

Your Journey. Our Guidance.
Buying & Selling proudly powered by 1st Dominion Realty.

09/18/2026

Central Virginia Real Estate Market Update

The market is continuing to shift toward a more balanced environment.

Inventory is up:
• Albemarle County: +25.2% YoY
• Charlottesville: +21.6% YoY

Homes are taking longer to sell:
• Charlottesville median days on market: 57 days, up 18.75%

Pricing is becoming more competitive:
• Charlottesville median list price: $537,000, down 10.4% YoY
• Median sold price: $543,095, up 11.75% YoY

Buyer activity is slowing:
• Virginia buyer-activity index fell from 38 in July to 28 in August
• Average offers per transaction dropped from 1.8 to 1.6

Bottom line: More inventory, longer market times, and increased price sensitivity are giving buyers more negotiating power. Proper pricing and strong marketing are becoming increasingly important for sellers.

The Journey can be complex. Jamie and I can help! Give us a call!

434-825-8767
434-987-1288

09/15/2026

Mortgage Rate Update: What Could a Fed Rate Hike Mean for Real Estate?

The Federal Reserve is expected to make a rate decision this week, and markets are anticipating a possible increase. While the Fed does not directly set mortgage rates, its decisions can influence the bond market and, ultimately, mortgage rates.

For buyers, higher rates can mean higher monthly payments and less purchasing power. However, today’s market may also create opportunities for negotiation, including seller-paid closing costs or rate buydowns.

For sellers, higher rates can mean more payment-conscious buyers, longer days on market, and greater importance placed on accurate pricing and strong presentation.

The good news? Real estate is still moving. In this environment, understanding the numbers and structuring the right deal matters more than ever.

If you’re thinking about buying or selling in Central Virginia, let’s look at what today’s market means for your specific situation.