Real Estate Investing in Charlottesville, Virginia (22911)
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Should you buy in 22911 (Charlottesville, VA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Charlottesville, VA (22911)?
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Market Analysis: 22911 Charlottesville
Not every below-median market is a bargain. Charlottesville's 22911 ZIP registers signals that favor experienced operators who can absorb the risk $522K pricing implies.
The investment case in 22911 is robust only for operators who understand what they are buying. A $522K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 22911's metrics run below Albemarle County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 22911 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 22911 is an operator game, not a passive one. From an investor standpoint, entry prices of $522K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Charlottesville:
Property Strategy for 22911
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $238,974 | $1,860 | 5.6% | +7.1% | $238,974 |
| 2BR | $326,914 | $2,120 | 4.7% | +7.0% | $163,457 |
| 3BR | $437,990 | $2,580 | 4.2% | +5.9% | $145,997 |
| 4BR | $600,588 | $3,170 | 3.8% | +6.6% | $150,147 |
| 5BR | $804,953 | — | — | +6.6% | $160,991 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 22911 Compare?
| Metric | 22911 | Charlottesville | Charlottesville, VA | Virginia |
|---|---|---|---|---|
| Home Value | $521,575 | $190,015 | N/A | $403,170 |
| 5-Year CAGR | 5.2% | 4.8% | N/A | 6.4% |
| Avg Rent | $2,258 | $2,057 | N/A | - |
| Cap Rate | 3.4% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 22911 (Charlottesville, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $521,575 |
| Monthly Rent | $2,258 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 Rent Trends
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 22911
Population: 18,985
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 22911
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 714 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Charlottesville, VA?
Expect rents around $2,258/mo per month in Charlottesville, VA. With home values at $522K, the yield math works out to reasonable levels for rental investors.
What kind of tenants rent in Charlottesville, VA?
Charlottesville, VA offers a reliable renter base at the $2,258/mo rent level. Tenant turnover is reasonable for well-managed properties.
What investment strategy works best in Charlottesville, VA?
Most investors in Charlottesville, VA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Does Charlottesville, VA make sense for an investment property?
With a 3.0/5 investability score, Charlottesville, VA ranks as a solid market for rental property investors. Median prices of $522K and rents of $2,258/mo drive the underlying numbers.
How do home values compare in Charlottesville, VA?
Homes in Charlottesville, VA typically sell near $522K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
You know 22911 now. You don’t know where it ranks.
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How 22911 ranks in Charlottesville, VA
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