North Downtown Charlottesville

The North Downtown Charlottesville neighborhood is the heart and soul of this small, cosmopolitan, University city and is the area one thinks of when one sees all the pictures of our fair city.

It encompasses the popular, vibrant Downtown Mall.

It holds the highest price per square foot in the city of Charlottesville.

The area goes from Monticello Ave and the Downtown Mall to the 250 Bypass, and from McIntire and Birdwood Road in the west to Kelly Avenue in the east.

The entire area is .724 square miles large with over 50 food and drinking locations and over 77 shops.

It is the center of historic Charlottesville and home to the historic Court House on Court Square (where Jefferson was when the British attacked Charlottesville and tried to capture him).

Also of political importance was the recent removal of statues of Robert E Lee, Stonewall Jackson (once known as Jackson Park). (NPR: “The city of Charlottesville, Va., removed a statue of Confederate Generals Robert E. Lee and Stonewall Jackson on Saturday, toppling symbols that were at the center of the deadly Unite the Right rally in 2017.”).

And finally, a third statue was removed; that of Lewis, Clark, and Sacagawea. The statue of Meriwether Lewis, William Clark, and Sacagawea depicted Sacagawea to be cowering at their feet.

As the home of the University of Virginia and notorious slaveholder, President Thomas Jefferson, the progressive city of Charlottesville vies to be politically correct.

You either love or hate the City’s view but at the least, everyone’s opinion is tolerated here. Just not violence.

The Downtown Mall, the main branch of the Jefferson Madison Library, the main US post office, City Hall, the County Office Building, and all Courts: Federal, City and County Circuit Courts, City and County District Courts, and Juvenile Court, the McGuffey Art Center, the Albemarle Charlottesville Historical Society, superb restaurants, large churches, cemeteries, small parks, The Pavilion, the Jefferson, the Paramount, Southern Cafe & Music Hall, and Miller’s (music venues), Fridays at Five at the Pavilion, a farmer’s market, eight new high rise condos developments, seven apartment complexes, three private schools, and a few remaining 18th-century city homes.

The historic Paramount Theater is located on the Downtown Mall and has hosted world-renowned performers like Tony Bennett, Diana Ross, and many other superstars. The Paramount is the main venue for the Virginia Film Festival.

Restaurants on the Downtown Mall include nouvelle cuisine, Honduran, French classical, Farm-to-Table, Turkish, historic Southern fare, Chinese, Japanese, Peruvian, killer pizza, soup take-out, burger joints, and a few tasty microbrew restaurants.

Today (summer of 2022) there are 7,454 people living in North Downtown up from 2,000 according to the 2000 census.

The most sought-after real estate is the converted lofts in commercial buildings overlooking the Downtown Mall. They are far and between and when they come on are bid up. 

The majority of condos and downtown apartments are owner-occupied as the prices are too high for most small-time investors. And Wall Street has not reached Charlottesville yet, preferring the coastlines of Florida instead.

The median rent is also higher here than anywhere else around Charlottesville and the average age of homeowners is 39. So this is a mature crowd.

Property prices have increased greatly since 2008 with an annual growth rate of 12.11%.

Because of the escalating real estate prices and high rents, this fabulous neighborhood maintains an average long-term Price-to-Rent Ratio of 12.91. (According to Trulia’s Rent vs. Buy Index, the specific thresholds are as follows: a price-to-rent ratio of 1 to 15 indicates that buying is more favorable.)

One fact all men should like is there are more women living here than men!

Here are the surrounding Charlottesville neighborhoods: Barracks/Rugby, Rose Hil, Greenbrier, Locust Grove, Starr Hill, Martha Jefferson, Ridge Street, and Belmont.

The Facts – The 2022 Livability Score is 84/100, which is superb. Crime rates are 28% lower than the Charlottesville average. The cost of living is 23% higher than the Charlottesville average. Real estate prices are 73% higher than the Charlottesville average due to ti the new condo developments. Rental prices are 8% higher than the Charlottesville average again due to the new condo high rises.

As you can see, buying a home in North Downtown Charlottesville can be rewarding and a marvelous investment (as long as the area does not become overbuilt – my opinion).

My favorite spaces for living downtown are in the Altamont Circle neighborhood (mostly older apartments and houses), 218 W Water St (new condos), and The Gleason at 200 Garret St (newer condos).\

The average days before homes here go under contract is 28.

Click here are all the available homes for sale today.

I would be thrilled to be your Charlottesville realtor!

Toby Beavers Realtor

The Barracks Rugby neighborhood of Charlottesville is one of the most attractive areas of the city and one of the priciest.

Rugby Rd begins at the University of Virginia and continues through the middle of the UVA ending at the Rose Hill neighborhood.

This neighborhood is highly sought after by UVA teachers due to its close proximity to the University’s main grounds.

The Barracks Rd neighborhood is similar to the Rugby Rd neighborhood beginning where Preston Ave ends and continuing northwest out of the city of Charlottesville crossing both Rt 29 & Rt 250 and continuing on into Albemarle County until it changes to Garth Road.

As Barracks Rd moves into Albemarle County, the homes along it are over $1m and offer spectacular views of the Blue Ridge Mountains. Barracks Rd neighborhood of Albemarle County is literally minutes to shopping at the chic Barracks Road Shopping Center.

The two most popular places to live on Barracks Road is in Hessian Hills condos (located about .25 of a mile from Barracks Road Shopping) and Huntwood.

Hessian Hills 

Huntwood began in the mid-1980s and offers sixty-two 2-3 bedroom townhouses with an average price of $250,000 in 2022.

For those looking to purchase the best and newest should look in Out of Bounds

I would be thrilled to be your Charlottesville realtor!

Toby Beavers Realtor