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Independent city in Virginia

City of Charlottesville , Virginia

The City of Charlottesville is an independent city in Virginia with 45,437 residents, No. 38 of 133 by population. In the City of Charlottesville, the FHA loan limit for a one-unit home is $598,000, and a typical home is worth $486,700. To rent a 2-bedroom apartment at Fair Market Rent ($1,642 a month) without going over 30% of your income, you need to earn about $31.58 an hour.

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  • Typical home price

    $486,700

    +27% vs. Virginia +46% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Charlottesville
    • Virginia
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,642 a month

    −8% vs. Virginia −6% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Charlottesville
    • Virginia
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $598,000

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Charlottesville
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.80% of value per year

    +10% vs. Virginia −15% vs. U.S.

    $3,915 a year for the typical owner

    • Charlottesville
    • Virginia
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$483,274
0.5% more than 12 months ago
Typical rent
$2,140 a month
3.5% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in the City of Charlottesville today?

With an FHA loan and the minimum down payment, a typical home would cost about $3,980 a month: 64% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $170,566 a year; the typical income here is $74,824. The typical home value is 27% more than in Virginia overall. 44% of households own their home, fewer than in Virginia (67%). The typical property tax is $3,915 a year (about 0.8% of home value), higher than in Virginia.

55% of renter households spend 30% or more of their income on housing, more than in Virginia (49%).

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets the City of Charlottesville apart

  1. Nearby, in the City of Waynesboro, the typical home value is $245,500: 50% less than in the City of Charlottesville ($486,700).

  2. Among the neighboring places, Nelson County has the lowest typical rent ($946), 39% below the $1,540 in the City of Charlottesville.

  3. The City of Charlottesville has the 10th lowest homeownership rate of the 133 places in Virginia (44%).

  4. From 2020 to 2025, home prices in the City of Charlottesville rose 47% on FHFA's index, about the same as in Virginia (49%).

  5. At $486,700, the City of Charlottesville ranks 13th among the 133 places in Virginia for the highest typical home value.

  6. At 55%, the City of Charlottesville ranks 13th among the 128 places in Virginia with this figure for the largest share of rent-burdened renters.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in the City of Charlottesville

What homes there are in the City of Charlottesville, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Homes in the City of Charlottesville are varied: detached houses are the largest group, at 47%, against 61% in Virginia.

Year built

Homes in the City of Charlottesville are older: the typical year built is 1968; in Virginia, 1984.

There are fewer big homes in the City of Charlottesville than in Virginia: 54% have 3 bedrooms or more, against 67%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,642), about 56% of rented homes in the City of Charlottesville cost less.

With a mortgage

$2,214 a month

Virginia: $2,127 a month

Without a mortgage

$690 a month

Virginia: $589 a month

Owners with a mortgage

67%

Virginia: 67%

The typical cost for an owner with a mortgage in the City of Charlottesville is $2,214 a month, near the figure in Virginia ($2,127).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in the City of Charlottesville gained value faster than in Virginia: 62% against 41%.

The typical rent in the City of Charlottesville rose 35% over the same time; in Virginia, it rose 28%.

Housing prices ran ahead of income in the City of Charlottesville: typical income rose 26%, against +62% for home values and +35% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCity of CharlottesvilleVirginiaUnited States
Rental vacancy Unreliable estimate4.8%5.5%
Homeowner vacancy Unreliable estimate0.8%0.9%
More than one person per room 1.4%2.1%3.4%
People per household 2.142.522.53
Drive alone 53%68%69%
Carpool 4%8%9%
Public transit 6%2%3%
Walk or bike 15%2%3%
Work from home 21%18%15%
Other means Unreliable estimate1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 1.4% of households in the City of Charlottesville live, near the figure in Virginia (2.1%).

Fewer people live in each home here: 2.14 on average, against 2.52 in Virginia.

More people walk or bike to work in the City of Charlottesville: 15%, against 2% in Virginia.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in the City of Charlottesville?

A typical home costs more than the typical income allows

We start with a typical home of $486,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 64% of the typical household income here, which is $74,824 a year. For that payment to be 28% of income, a household would need to earn about $170,566 a year.

Your numbers

Local data
$

Starts at the typical home value in the City of Charlottesville. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $17,035 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,980

at 7.18% · 30 years

Loan amount
$477,884
Total interest
$687,563
Paid off in
November 2056

Includes $8,219 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,746 a month

  • Tight

    $1,746 to $2,245 a month

  • Hard

    more than $2,245 a month

    Your payment · 64%

Compared with the typical household income in the City of Charlottesville ($74,824 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,980
Principal & interest$3,237
Property tax$325
Home insurance$203
FHA mortgage insurance (MIP)$215

You need at least $17,035 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in the City of Charlottesville

Here you'll see how prices have changed, how the City of Charlottesville compares with Virginia and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in the City of Charlottesville rose 86% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Virginia United States
In 2025 −0.5% +3.7% +2.9%
5 years (2020–2025) +47% +49% +47%
10 years (2015–2025) +86% +75% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

City of Charlottesville compared with Virginia and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Charlottesville $486,700
  • Virginia $383,700
  • United States $332,700
Typical rent a month
  • Charlottesville $1,540
  • Virginia $1,579
  • United States $1,413
Typical household income a year
  • Charlottesville $74,824
  • Virginia $93,170
  • United States $80,734
See the full table
Charlottesville compared with Virginia and the United States
MeasureHereVirginiaU.S.
Residents45,4378,705,170334,922,499
Typical home value$486,700$383,700$332,700
Typical household income$74,824$93,170$80,734
Typical rent$1,540$1,579$1,413
Fair Market Rent (2 bedrooms)$1,642$1,792$1,750
Hourly wage to rent a 2-bedroom$31.58$34.46$33.65
Typical property tax$3,915$2,790$3,119
Effective tax rate0.8%0.73%0.94%
Households that own their home44%67%65%
Renters spending 30% or more on rent55%49%51%
FHA limit (1 unit)*$598,000$541,287$541,287

FHA limit: Virginia shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in the City of Charlottesville

For a typical $486,700 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $3,980 $17,035 $477,885 7.18% FHA MIP · $215 $31,636 580
Conventional, 5% down $3,891 $24,335 $462,365 7.18% PMI · $231 $38,936 620*
Conventional, 20% down, no PMI $3,165 $97,340 $389,360 7.18% None $111,941 620*
ITIN, 15% down (example) $3,615 $73,005 $413,695 8.18% None $87,606 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in the City of Charlottesville are above the national floor. The limit is set for the whole metro area (Charlottesville, VA). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $598,000 $832,750
2 units $765,550 $1,066,250
3 units $925,350 $1,288,800
4 units $1,150,000 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in the City of Charlottesville

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In the City of Charlottesville, the typical owner pays $3,915 a year: about 0.80% of the home's value. That is more than the rest of Virginia and less than the national average.

  • Charlottesville 0.80%
  • Virginia 0.73%
  • United States 0.94%

What Virginia publishes Local exemption or deferral for people 65 and older or with disabilities (Virginia General Assembly (Code of Virginia))

Exemptions and deadlines in Virginia

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in the City of Charlottesville. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in the City of Charlottesville

The natural hazards FEMA measures in the City of Charlottesville, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in the City of Charlottesville as very low.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

The loss FEMA expects each year in the City of Charlottesville from all natural hazards is $10.2 million, counting buildings, people and crops.

Of all the hazards, FEMA expects inland flooding to do the most damage to buildings: about $4.7 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $4.7 million a year
  2. EarthquakeRelatively low $796,199 a year
  3. HurricaneRelatively low $650,031 a year
  4. TornadoVery low $218,138 a year
  5. Winter weatherRelatively low $23,703 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The City of Charlottesville is climate zone 4A in the home energy code (IECC): mixed and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$30.28$18.86 and $37.33
Plumbers, pipefitters and steamfitters$27.17$20.30 and $35.87
Heating, air conditioning and refrigeration mechanics$28.63$20.73 and $36.95
Carpenters$26.97$19.29 and $35.00
Painters, construction and maintenance$22.02$17.61 and $29.24
Maintenance and repair workers, general$23.16$16.79 and $31.49

According to BLS, an electrician earns about $30.28 an hour in the Charlottesville, VA area; a plumber, about $27.17.

These are workers' hourly wages, not the price of a job.

BLS publishes no wages for roofers in this area.

Need help paying for a repair?

Renting

Renting in the City of Charlottesville

The typical rent in the City of Charlottesville is $1,540 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

55% of renter households in the City of Charlottesville spend 30% or more of their income on housing. 31% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,279 $24.60 $51,160
1 bedroom $1,442 $27.73 $57,680
2 bedrooms $1,642 $31.58 $65,680
3 bedrooms $1,997 $38.40 $79,880
4 bedrooms $2,458 $47.27 $98,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in the City of Charlottesville

Programs and counseling in the City of Charlottesville

There is 1 HUD-approved housing counseling agency in the City of Charlottesville. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

The simple kitchen of an apartment, with an electric stove, a refrigerator and wood cabinets.

HUD counseling is free or low-cost

Virginia down payment programs

  1. Down Payment Assistance Grant

    Virginia state agency down payment grant that you do not repay; for first-time buyers, or any buyer in economic opportunity zones, with a Virginia Housing mortgage

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

  2. Virginia Housing Plus Second Mortgage

    Virginia Housing 30-year fixed-rate second mortgage of up to 5% of the price for the down payment (and part of the closing costs with a credit score of 680 or higher); for first-time buyers and for people who have owned a home before

    No first-time requirement. Run by Virginia Housing (Virginia Housing Development Authority).

    Type not stated Verified November 5, 2026

  3. Closing Cost Assistance Grant

    Virginia Housing grant that you do not repay, of up to 2% of the price, for the closing costs of buyers with a Virginia Housing RD (Rural Development) or VA loan

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

Which programs do I qualify for? See all Virginia programs

Help in Spanish in the City of Charlottesville

1 of the 1 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this city.

  • Charlottesville Redev & Housing Authority Public housing and Section 8 vouchers (434) 326-4672

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in the City of Charlottesville. The full list is on the Virginia counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Greater Charlottesville Habitat for Humanity

    967 2nd St SE, Charlottesville · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 5 more
    (434) 293-9066
See every agency in Virginia

Places

Cities in the City of Charlottesville

This site has no city pages of the City of Charlottesville. The neighboring counties are below.

Nearby places

Each row compares its typical value, typical rent and FHA limit with the City of Charlottesville.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in the City of Charlottesville in 2026?

The City of Charlottesville has an FHA limit of $598,000 for a one-unit home. For 2 units it's $765,550, for 3 it's $925,350 and for 4 it's $1,150,000. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in the City of Charlottesville?

The City of Charlottesville has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in the City of Charlottesville?

The typical home value in the City of Charlottesville is $486,700 (Average 2020–2024, U.S. Census). Across Virginia it's $383,700.

How much does it cost to rent in the City of Charlottesville?

The City of Charlottesville has a typical rent of $1,540 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,642 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in the City of Charlottesville?

About $31.58 an hour working full time (2,080 hours a year), or $65,680 a year, so the fair market rent of $1,642 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).