Harris Farm · Photo: Nyttend · Public domain81 homes sold in Rivanna in the last year, at a typical $803K
About one sale in 3 is a condo. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Rivanna homes are listed.
Every place Rivanna homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Rivanna.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 65% of Rivanna’s sales, at a typical $1.1M
81 homes sold in the year to May 2026.
typical sale · 53 sold in 12 months
- Per square foot
- $280VA $222
- Days to sell
- 49
- Sold over asking
- 9%
- Listings with a price cut
- 24%
Townhouses: 28 sold, typical $471K
Too few sales in 12 months for reliable figures.
More homes sell than most years, at 1.2 times the 2016 price
81 sales in the last year, against 122 in 2019 and a low of 42 in 2015. The typical sale went from $657K in 2016 to $803K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $800K buys in Rivanna
Check a listing against what Rivanna homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Rivanna are back to pre-pandemic levels, but three quarters fewer homes come up for sale
We read every month of Rivanna’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 81 sales.
If you’re buying in Rivanna
- Shop in March. It brings about 17 new listings a month, close to the busiest month, with fewer bidding wars (21% over asking).
- Bid near asking. Buyers paid 98.5% of the list price on average; 16% paid over.
- Move fast on good ones. Half of homes are under contract within two weeks.
Spring brings the homes; fall brings the bidding wars
March has the most new listings (about 17 a month), but November is the most competitive: 34% of November sales close over asking. January has the least competition (9%) but only about 7 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than Virginia
| Rivanna now | 2017–19 | 2021 peak | VA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 16% | 17% | 32% | 31% |
| Gone within two weeksShare of homes under contract within 14 days | 46% | 1% | 1% | 43% |
| Listings with a price cutShare of homes for sale that cut their price | 18% | — | 4% | 25% |
| Price paid vs. askingAverage sale price ÷ list price | 98.5% | 98% | 99.9% | 99.3% |
| Days to sellMedian days from listing to contract | 50 | 175 | 126 | 38 |
18 homes for sale on a typical day
That’s 2.9 times the 2024 low (6), 74% fewer than in 2017–19 and well under 2019’s 91.
1 in 6 listings has cut its price
18% in the last year, against — in 2017–19 and 25% across Virginia.
Rivanna ranks 173rd of 179 busy Virginia markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Rivanna is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Rivanna home costs about $4,703 a month
Price: Rivanna’s typical sale, last 12 months. Property tax at Rivanna’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Rivanna is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in March
The month with the most choice. December has the fewest, about 3.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $803K home, about $6,160 a year.
Taxes vs. neighborsSchools
The schools grade for Rivanna, from test results, graduation and how much students grow.
Schools in RivannaCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Pantops, Lake Monticello, Hollymead, Piney Mountain and Ruckersville sell for less a square foot
The busier markets within 25 miles of Rivanna, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Charlottesville | 457 | $499K | $311 | 23% | 26 |
| Lake Monticello | 259 | $353K | $190 | 17% | 36 |
| Hollymead | 166 | $611K | $252 | 29% | 47 |
| Rivanna | 81 | $803K | $274 | 16% | 50 |
| Pantops | 58 | $495K | $226 | 19% | 23 |
| Piney Mountain | 34 | $380K | $194 | 18% | 36 |
| Ruckersville | 21 | $471K | $185 | 19% | 48 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Rivanna, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Rivanna. People who follow the town see it, and so do people comparing Rivanna with their own town. No commission, no listing fee.
Questions about buying a home in Rivanna
What do homes sell for in Rivanna, VA?
81 homes sold in the year to May 2026 at a typical $803K, $274 a square foot.
Is Rivanna a buyer’s or seller’s market?
A seller’s market: 19 homes were for sale in May 2026 and 11 sold, about 1.7 months of supply. Buyers paid 98.5% of asking on average, and 18% of listings cut their price.
When is the best time to buy in Rivanna?
March brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Rivanna?
About 0.8% of a home’s value a year. On a $803K home that’s near $6,160.
Where can I see homes for sale in Rivanna?
Zillow, Redfin, Realtor.com and Homes.com all carry Rivanna’s MLS listings; the search links above open each one filtered to Rivanna.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).