tl;dr: The Board of Supervisors meets Wednesday, October 7. Three items touch Crozet specifically (everything the Board does affects us, because we live in Albemarle):

– Old Trail roundabout’s third try at state money,
– the Exit 107 park and ride is coming along,
– and a report on large animal operations.

Details below, and ideally, you or someone you know shows up.

The Board meets at 1 p.m. in Lane Auditorium, 401 McIntire Road. Here’s what matters from our corner of the county.

Old Trail Drive and 250: third try

The county is again asking the state to pay for a roundabout at US 250 and Old Trail Drive, in front of Western Albemarle High School. It’s a 2×1 hybrid design: two lanes east-west, one north-south, with crosswalks.

Timeline

Funded or not, don’t expect shovels soon. In June, county planner Jessica Dimmock told 29News that even if this year’s eight applications get funded, design likely wouldn’t start until about 2032, with construction eight to ten years out. Earlier coverage, including mine, pointed to 2029. The county’s planner now describes a much longer runway.

I’m not sure how I missed that timeline. Hopefully they can find a way to tie it into some other project, the way they did with the roundabouts.

Exit 107 Park and Ride

The lot at Patterson Mill Lane and US 250 is a $5 million project: about two dozen spaces, a bus pull-through and a shelter. VDOT lists it as under construction with completion in late 2026. The county’s report says winter 2026. VDOT’s Wednesday presentation says grading and earthwork are underway. The county says it’s still working with Crozet Connect to finalize service for the lot.

For context, the county’s 2023 report expected construction in summer 2025.

I keep meaning to get a photo of the site when I ride by. I’ll get that this week and post on the RealCrozetVA IG.

The animal feeding operations report

I’m including this because we’re still a rural county – 95% is outside the growth area, and thankfully we still have farms.

Late in the afternoon, the Board gets a report on animal feeding operations. A CAFO (concentrated animal feeding operation) is a large confined livestock or poultry operation. State and federal rules cover its waste and water pollution. Virginia’s Right to Farm law bars counties from requiring a special use permit for farming in agricultural zones, though they can set rules like setbacks and minimum acreage.

Residents pressed the Board on this over the summer, partly over land purchases near Scottsville. The Board directed staff to research it, and the county hired the Berkley Group to survey 13 Virginia localities. The report makes no recommendations. I haven’t found anything tying this to Crozet specifically, but it’s about land-use rules for the rural area around us.

What I’m Watching (and hoping gets reported on)

• Whether staff says anything new about Round 7 timing or the cost of the Old Trail project.
• What completion date VDOT gives for Exit 107 and what the status of the Crozet Connect service is.
• Whether the Board gives any direction after the animal feeding report.

If you can’t show up, you can watch

If you can’t be there at 1 p.m., the meeting is livestreamed on the county’s meeting calendar – makes for good background “music.” The transportation reports start around 1:45 p.m. The animal feeding item comes after 3 p.m., and the agenda doesn’t give an exact time.

Public comment on matters not on the agenda happens twice: during the afternoon session and at 6 p.m. You get three minutes. Sign up in advance through eComment on the same calendar page. Slots go first-come, first-served, and the sign-up closes when comment begins.

Disclosure: I used Claude to research and draft parts of this post.

The post What’s on Wednesday’s Board of Supervisors Agenda for Crozet (10/7/26) appeared first on RealCrozetVA.

If you have questions about any of this, please ask me. I love talking about real estate, and educating and helping you understand what’s happening in our market. 434-242-7140 or Jim@RealCentralVA.com.

This is a post about the Crozet real estate market. I am a Realtor and partner with Nest Realty. That is my legal disclosure. I am also someone who has lived in Crozet since 2002, and Charlottesville area for longer than that, and we’ve raised our family here. Yes, I represent people buying and selling homes here, and yes, it all matters to be because we live here.

When I say “Crozet,” I mean the Crozet and Brownsville elementary school districts together, which is how I define the market for real estate purposes. Nothing in this post covers the rest of Albemarle County except for one paragraph that puts Crozet in context.

The thing I hold top of mind in all things with my clients — and I tell each of them at one point or another — is that the decisions they make will affect the rest of their lives, as well as their kids’ and grandkids’ lives. That’s an enormous weight and responsibility, for all of us.

My goal with this post and every interaction I have with my clients is to remember the gravity of what we do, and to do it with listening, empathy, and understanding. This stuff matters, and it’s rarely only about price; we’re in this together.

This is a long post; I write it as much for myself as for you. If you don’t want to read the whole thing:

Crozet’s real estate market is slowing a bit — part of that is seasonal, part of that is externalities and the market. Resale closings are up 12% this year (174 vs. 155), but fewer homes sell fast: 42% went under contract within 10 days of listing, down from 67% in 2022 and flat with last year. Active inventory on 2 October around 3pm is 52, the most since August 2020, even though September’s new listings were normal. Prices are holding so far: the detached median sales price is up 5% and the attached median sales price is up 2%. New construction is 28% of closings, down from 43% in 2024. Mortgage interest rates reached ~7.63% on 2 October and it’s too early to see that effect on Crozet’s contracts, so October and November should be enlightening.

Market Conditions: Crozet + Brownsville Resales

Crozet is moving toward a balanced market, not falling off a cliff. Through September 30, resale closings are up 12% from last year (174 versus 155) and contracts are up 13% (186 versus 165). What has changed is how long it takes to get to a contract, and what happens when we are negotiating.

A caution before the numbers: Crozet is a small market. August and September together are 28 closings and 30 contracts, so one house moves any percentage by three or four points. I lean on the year-to-date figures for trends and treat the last two months as a signal of what’s to come; I have said for years (decades?) that I’ll tell you in 18 months what happens tomorrow.

• Closed prices vs. list. Year to date, the median home sold at 99.0% of list (100.0% each of the last two years), and 25% sold above list (30% last year, 36% in 2024). In August and September, the median was 98.0%, and 3 of 28 homes sold above list, versus 11 of 32 last year. Those are closed prices for contracts written a month or two earlier.
  
• Demand. Contracts written in August and September were 30, versus 31 last year. Flat.
  
• Pace. Year to date, 42% of contracts came within 10 days of listing (40% last year, 53% in 2024). The slowdown was an August story.
  
  Only 2 of 17 August contracts (12%) came within 10 days (33% last August), 11 of 17 (65%) took more than 30 days, and the median was 56 days from listing to contract.
  
  September was faster: 6 of 13 within 10 days (46%, versus 26% last September), 3 of 13 over 30 days (23%), and a median of 12 days. That’s 13 to 17 contracts a month, so I wouldn’t read either month as a trend yet.
  
• Price cuts. One key point: 33% of August and September contracts (10 of 30) followed a price cut, versus 42% last year. Buyers aren’t necessarily getting more cuts than a year ago; they’re taking more time.
  
• Closing-cost help. On contracts where the MLS closing-costs-at-ratification field is filled in, 18% (29 of 161) carry a dollar amount this year, versus 10% (16 of 161) last year and 5% (8 of 150) in 2024. I read that as buyers asking for, and getting, help that never shows up in the sold price.

Inventory is where Crozet looks different from what you may be hearing about the broader market:

• Active resale listings on September 30 were 52. That’s the highest month-end since August 2020 (66), versus 40 last year, 40 in 2024, and 32 in 2023. For perspective, it was 85 in 2019. Inventory climbed from 21 in January.
  
• This was not a flood of new listings. September had 22 new resale listings in Crozet, versus 26 last September and 24 in 2024, and Septembers have run between 14 and 27 every year since 2005. (January through September, new listings are up 13%: 234 versus 207.)
  
• So the added inventory is homes that aren’t selling quickly. Of the 52 active listings, 27 have been on the market 60 days or more, 17 have been on 90 days or more, and the median is 62 days. Twenty-one of the 52 (40%) have already cut their price.
  
• The 12 extra listings versus last year are split between the ends of the market: 21 priced at $750,000 or more (16 last year), 13 at $500,000 or less (8 last year), and 18 in between (16 last year).

Prices haven’t fallen (yet). Year to date, the median detached home sold for $715,000 versus $679,000 last year (+5%, 122 versus 98 closings), and the median attached home sold for $437,500 versus $430,000 (+2%, 52 versus 57). I’m deliberately not quoting the all-homes median ($625,000 versus $570,000), because detached homes were 70% of closings this year versus 63% last year; that’s mix, not appreciation — and a reason that I have stated and argued for years that your micro-market will vary.

A note about a possible lag: A contract ratified on Sept 25 was mostly negotiated before the spike in interest rates. If rates matter, October contracts will show it first, so I’ll be checking them in early November.

The market is bifurcated here too. A lot of homes still go under contract in the first ten days, and more than half of what’s on the market today has sat for two months. How you price decides which side you land on.

Where Crozet Fits in Albemarle County

We’ve been the county’s steadier market this year.

Through September, Crozet’s resale closings are up 12% while the county’s are flat, and its active inventory is up 30% versus 53% countywide. Crozet is 19% of the county’s resale closings (174 of 906) and 31% of its new construction closings (68 of 218), but only 12% of its active resale inventory (52 of 427). Detached prices are about even with the county’s: the trailing 12-month median is $685,000 versus $680,000. The catch is time. Crozet’s active listings have a median of 62 days on the market versus 47 countywide. Steadier isn’t immune.

New Construction in Crozet + Brownsville

New construction in Crozet is still selling, but it’s no longer selling itself. For this section I’m using every listing tagged “New Construction” in the MLS, which includes to-be-built homes, and I’m keeping it separate from resale. Same caution as above: these are small numbers, and builders tend to release homes in batches, and not all new construction makes it into the MLS.

• Volume. 68 new homes have closed through September 30, versus 74 last year and 106 in 2024. That’s 28% of Crozet closings, down from 32% last year and 43% in 2024.
• Demand. Contracts are up slightly: 76 so far this year versus 73. Buyers haven’t gone away.
• Speed. Last year, 45% of new homes closed with zero days on market, which usually means the buyer signed before the home hit the MLS. This year it’s 29%. The median new home took 46 days from listing, versus 5 last year, and 44% took 60 days or more (18% last year).
• Price cuts. 37% of this year’s closings had a price cut, versus 14% last year.
• Prices. The median new attached home closed at $447,900 versus $494,000, but price per square foot held ($231 versus $233), so that’s a different mix of homes, not a discount. It’s now about even with a resale townhome ($437,500). The detached median swung even more ($629,000 versus $843,484), but price per square foot rose ($282 versus $271).
• Who’s selling. Stanley Martin led with 30 closings (21 last year), mostly at Pleasant Green. Greenwood fell to 8 (26 last year), with six new Glenbrook townhomes listed since August 24; Glenbrook is nearly finished, so in 2027, those sales will be resales.
• What’s on the market. This is likely not 100% reflective of actual new construction inventory, per my note above about builders not putting everything into the MLS in a timely manner. 38 new construction listings, versus 40 last year, and 17 are to-be-built (13 last year). Only 9 (24%) show a price cut, versus 19 of 40 last year, though many are brand new. Eight Pleasant Green townhomes start around $374,000, and to-be-built detached homes in Old Trail start near $700,000.

What this means for you: if you’re buying new, you may have more time than a year ago, and it’s worth asking what the builder will do on price, closing costs, or finishes. If you’re comparing new and resale, the gap between them has narrowed, at least in townhomes. And if you’re selling resale, remember that builders are competing for the same buyers.

Seller vs. Buyer Psychology

• Sellers take 5 to 13 months to recognize a market shift. Buyers take 12 to 14 seconds to see the difference.
• Buyers are tracking the market closely. Sellers are still anchored to what a neighbor got last spring. In Crozet, 27 of the 52 active resale listings have been on the market 60 days or more; that gap shows up in the data.
• I’ve written about this before: sellers often take a market cycle to adjust to the new reality. What you thought you could sell your house for is less than you thought, and that affects each side differently. Sellers may have to accept less, and buyers may be able to offer less.
• The ResiClub newsletter used the word “capitulating” in a recent headline. I haven’t seen that word used about real estate in quite some time, and in that context he’s referring to national builders, who have the ability to take hits. For the people I represent, buyers and sellers, I’d frame the adjustment less as capitulation and more as recognizing and accepting that your micro market may be different than you expected. That’s why I show my work: price, dates, days on market, etc. The data speaks (even if some realtors try to game the MLS, we all know the true numbers. That linked story is from 2008! What’s old is new again).

I can’t find the story I wrote about the value of closing chapters, but I know I’ve written it.

• Sometimes, for a seller, it’s worth $X to be able to close a chapter and open another one. That might mean ratifying a contract for less than you wanted initially, and it might mean being more negotiable in other aspects of the offers.
• And for a buyer, it might be worth $X to move into your next chapter of life: walk the dog to the dog park, enroll the kids in school, move in and get settled into a house that’s good enough to spend the next 10 years in.

On-the-Ground Signals

• Rates jumped in September. Bankrate’s daily average for a 30-year fixed was 7.38% on September 30, the highest since May 2024, with inflation and oil prices behind the move. Freddie Mac’s weekly survey was 6.95% on September 17, up from 6.76% the week before and 6.26% a year earlier. I remember the last time rates spiked: the market seized until people adjusted. Breathing is essential.
• A Charlottesville area photographer who has been shooting listings for 3 to 4 years told me about a first for them: they’re now shooting listings where the house across the street is still unsold.
• Possible near-term improvement (hopeful? I know, hope is not a strategy) if the geopolitical instability around the war and Strait of Hormuz resolves. Fuel prices, instability, and uncertainty are driving the markets right now.
• I’ve brought three new listings to market in the past week, and I’m adjusting my expectations and my clients’ expectations.

Regarding Being Taken by Surprise

This is a market (and always has been) that requires studying, attention, and dedication. Crozet’s active resale inventory went from 21 in January to 52 in September, and it did it one month at a time. It only looks sudden if you weren’t watching.

I wrote about this in March of last year, after a friend and client texted:

Any major cracks in the local market yet or just still plugging along? No rush; only curious about your thoughts.

Major cracks? No. Some cracks? Yes.

I had asked around at a Nest meeting about what people were seeing and hearing from their clients. I have my perspective and my clients’ perspectives, but I like a wider scope from fellow professionals. There was a lot of underlying fear in the market that surfaces as people come closer to major life decisions. The tariffs and the chaos being willfully inflicted on us from the federal level were damaging buyer and seller psyches. In a word, uncertainty is bad. People and markets crave certainty.

But.

People were still buying and selling homes. Many homes were still going under contract in the first weekend, with multiple offers, same as I wrote in June of 2024. People continue to get married, get pregnant, get divorced; kids grow up and (sometimes?) leave home; jobs transfer. Life happens and goes on. That’s still true in Crozet today: 186 contracts written through September versus 165 a year ago.

Speculations

(These are snips from another conversation with a client; I used Granola to record myself to take notes.)

• Things may slow down for 18 to 24 months. So far, Crozet hasn’t: closings are up 12% through September. The next three months are where I’m watching.
• You’re likely to see more sellers choose to stay, because so many a) have no mortgage, b) have fixed mortgages under 5%, c) have no compelling reason to move, and d) could afford to sell, but not necessarily afford to buy.
  • I think that’s likely to keep inventory at lower levels. (I feel less confident in this guess, and Crozet’s numbers so far this year cut against it: inventory is up from 40 to 52 listings in a year.)
  • No mortgage: 39.4%. That’s from the Census Bureau’s American Community Survey, 5-year estimate for 2020–2024. It counts owner-occupied homes, not people, and it was 34.4% a decade earlier. That means 60.6% of owner-occupied homes have a mortgage. (January 2026)
  • About 50.6% of American homeowners have fixed-rate mortgages under 4%, as noted on Wolfstreet. (March 2026)
• Prices may not appreciate 4 to 7% a year; 0 to 2% is more likely.
• A house worth $1.3 million today could be worth $1.35 million in two years. Or it could be $1.1 million.

How I Counted

• Source: the CAAR MLS (Paragon), pulled October 1, 2026. Comp-only records are excluded.
• Crozet means the Crozet and Brownsville elementary school districts together. County means Albemarle County without the City of Charlottesville.
• Resale is everything not tagged “New Construction” in the MLS; new construction is everything that is, including to-be-built homes.
• Year to date is January 1 through September 30. Closings are counted by closing date and contracts by ratification date. Pace is days from listing to ratification. A price cut means the current list price is below the original list price.
• Active inventory is rebuilt for each date from listing, contract, and off-market dates; listings with a backup-offer kickout count as active.
• Medians throughout. With samples this small, treat any single month as a signal, not a trend.
• Rates: Freddie Mac, September 17; Bankrate, September 30.

The post Crozet Real Estate Market Update – October 2026 (long) appeared first on RealCrozetVA.

I had forgotten about Chiles’ weekend music, Crozet Book Fest and Crozet Trails Crew 5K/10K are this month, so is the Crozet Arts and Crafts Festival — this is truly one of the best months to live in Crozet.

October is when Crozet goes all in on fall, and this year the Saturdays carry the month. Here’s what’s on the calendar, in date order.

Early October

Weekends in October: HenleyFest at Henley’s Orchard. Henley’s Orchard (2192 Holly Hill Farm) runs HenleyFest every weekend this month, starting Saturday, Oct 3. Chiles Peach Orchard also has live music on weekends.

Tuesday, Oct 6: Free Tuesday Nature Journal Day. Montfair Resort Farm, 2500 Bezaleel Drive.

Saturday-Sunday, October 10-11: Crozet Arts & Crafts Festival

The fall edition of Crozet’s biggest event takes over Claudius Crozet Park. More than 120 juried artists and craftspeople come from around the country, with food trucks, live music, and kids’ activities. Hours are Saturday 10 am-5:30 pm and Sunday 10 am-5 pm. Get tickets here. “All proceeds from the Crozet Arts and Crafts Festivals benefit Claudius Crozet Park – a non-profit and community-owned organization”

Saturday, October 17

Three Cheers for Pooh! Crozet Library, 10:30-11:30 am. A storytime for the little ones.

Harvest Party at King Family Vineyards, 6-9 pm. – $175/ticket

Saturday, October 24: The Big Day

Crozet Book Fest. The third annual festival fills downtown Crozet with author panels, workshops, and meet-and-greets across several walkable venues, including Bluebird & Co. (5792 Three Notch’d Road). It’s free, and there are crafts for kids at the library. Full author lineup at bluebirdcrozet.com.

Crozet Trails Crew 5K/10K/Family Fun Run. Claudius Crozet Park. The 5K starts at 10 am, and there’s a post-race party at Starr Hill. The run raises money for the Crozet trail network. Sign up here.

Book Fest and the race are the same morning, so you can run, then walk downtown for the authors.

Thursday-Friday, October 29-30: Halloween Safety Trunk-or-Treat

Albemarle County Police and public safety partners host two free evenings of trunk-or-treating, safety resources, and activities for kids of all ages. Costumes are encouraged.

• Thursday, Oct 29, 4-7 pm: Claudius Crozet Park
• Friday, Oct 30, 4-7 pm: Darden Towe Park

More at albemarle.org/police.

Every Week

• Crozet Farmers Market: Saturdays, 8 am-noon, at Crozet Avenue and Jarmans Gap Road. It’s seasonal, so check the final Saturday before you go.
• Storytime at Bluebird & Co.: Fridays, 11:30 am-noon.

Halloween falls on a Saturday this year, so I suspect the annual “When do the kids go trick or treating in Crozet?” is easily answered in 2026, Right?

The post October 2026 Crozet Events appeared first on RealCrozetVA.

I love when my schedule allows me to ride the bus – I can work or nap and let someone else drive.

Week without Driving is October 1 to 8.

I’m planning to take the bus from and to Crozet at least twice, thanks to Jaunt, and walk or ride to meetings in Charlottesville, and meet clients in Crozet via my bicycle.

• What could you do to not drive at least one day next week?
• What if you put your kids on the bus, or walked or rode with them to school?
• I’ve had several clients this year who chose where to look for homes based on proximity to Crozet Connect bus stops; the demand is there.

Check out the schedule at the Crozet Connect site.

“What if every U.S. car trip under 3 miles became a bike ride?

~19 billion gallons of gas saved each year
That’s about 15% of all U.S. gas use
At $3.75 per gallon = $71 BILLION saved
We’d end up spending lots of money at local businesses”

Thanks, Phil

The post Week without Driving – 1 to 8 October 2026 appeared first on RealCrozetVA.

tl;dr: There’s a referendum on the ballot this year for a 1% increase in the sales tax to fund capital improvements in schools. Learn more below (ideally, before you vote )

Years ago, at a Crozet Community Advisory Committee meeting, a man stood up to oppose something having to do with the schools. He didn’t have kids, he said. Why should his taxes pay for schools?

I wasn’t on the CCAC then. I sat in the back, tweeted the meetings and wrote recaps afterward. That night I couldn’t help myself. I stood up and said that one of the benefits of public education is that we all benefit from an educated population — and that when my kids were out of school, I’d still want my taxes paying for it.

My kids are out of school now. I still do.

Some people don’t value educated citizens. They’re wrong.

What’s on the ballot

On November 3, Albemarle voters will answer this question:

Shall the County of Albemarle impose a one percent (1%) sales and use tax to fund capital projects for the construction or renovation of schools, with revenues to be used solely for those purposes, and the tax to expire on June 30, 2046?

A yes vote doesn’t levy the tax. It gives the Board of Supervisors authority to adopt an ordinance, which by law takes effect on the first of a month at least 120 days later. The county expects May 2027. The county’s sales tax rate would go from 5.3% to 6.3%. Groceries, essential hygiene products and prescription medicines are exempt. The county estimates this could raise at least $20 million a year. The money can only go to new school construction, renovation and the debt on those projects. Not salaries. Not maintenance.

This is new. Until this year, only nine localities — Danville and the counties of Charlotte, Gloucester, Halifax, Henry, Mecklenburg, Northampton, Patrick and Pittsylvania — could ask. Governor Youngkin vetoed earlier expansions. The 2026 Appropriation Act (HB 30, Special Session I) extended Va. Code § 58.1-605.1 to nearly every city and county. Supervisors voted unanimously July 15 to put it on our ballot.

We’re not alone. Forty-seven localities vote on it this fall, including Charlottesville (about $12 million a year), Fluvanna, Chesterfield, Richmond and Martinsville. Louisa declined.

The same ballot also carries three proposed amendments to the Virginia Constitution. Read those before you go, too.

Is 1% a lot? Yes. But it’s not a 1% increase in property taxes, and it spreads the cost across everyone who buys something here — including people who only visit Albemarle County. I’m voting yes.

Crozet grew faster than the plan

The Crozet Master Plan, adopted in 2004 and updated in 2010, envisioned 12,000 residents by 2030 and an eventual build-out of 18,000. The Census counted 5,565 in 2010 and 9,224 in 2020 — up 66% in a decade. In 2024, Crozet United estimated we’d passed 12,000, based on 4,864 households with Albemarle County Service Authority water connections.

The county-level forecasts held up better. In 2017, Weldon Cooper projected Albemarle at 118,828 for 2025. Its 2025 estimate: 119,479 — off by about 650 people, roughly half a percent. It now projects 124,560 by 2030.

From 2016 through 2025, the CAAR MLS recorded 3,309 closed sales in the Brownsville and Crozet Elementary districts. 1,254 were new construction. That’s a floor; some builder sales — more so with national builders — never touch the MLS.

More is coming. ACPS’s Long Range Planning Advisory Committee counts 1,520 approved or by-right unbuilt homes in the Henley and Western attendance zones, plus 200 more under review.

The additions worked. Until high school.

Crozet’s growth has been absorbed with additions and trailers. Brownsville got an addition in 2009. Crozet Elementary’s expansion opened in 2022, followed by redistricting. At the elementary level, those plans seem to have worked to provide space and balance. In short – we’re good on Crozet elementary schools.

Elementary enrollment is actually flat to falling. Brownsville and Crozet Elementary together had 1,072 students in 2021-22 and 1,038 this fall, according to ACPS’s 10-year projection file. Brownsville has lost students every year since the 2022 redistricting, from 576 to 486. Over the same stretch, Western went from 1,139 to 1,296.

I’m genuinely curious about slowing birth-rate projections and what that will mean for schools, and for the Crozet real estate market for that matter.

At Western, the additions-and-trailers approach is running out.

ACPS’s October 2025 enrollment and capacity report (capacity excludes trailers):

The other two Western-feeder-pattern elementary schools have room too: Ivy (369 of 400) and Murray (256 of 268). Murray’s $16.8 million improvements and additions are on the list. And I can’t think of any projected developments, big or small, that will feed more kids into these schools

The projections have been pretty accurate. In 2017, ACPS projected Western would grow from 1,080 to about 1,300 within ten years. This fall: 1,296. The same forecast had Henley topping 1,000; it’s at 870. Brownsville ran the other way — in 2018 it added 43 more students than projected.

Western has had an eight-classroom trailer since 2021. So has Henley.

What’s on the list for Crozet

The School Board’s capital request has 21 items. One is funded: a new northern elementary school. The other 20 are ranked and total $547 million.

• #1: new comprehensive high school. $231.6 million plus land, unfunded, targeted to open in 2031-32. It would relieve all three high schools, including Western.
• #4: Western Albemarle improvements. Moved up from seventh. About $23 million, slated for 2028: corridors, windows, commons, makerspace, performing arts wing, restrooms, an elevator. Mostly renovation, not seats.
• 13th or lower: Western Albemarle addition. A two-story, 9,200-square-foot addition that yields 8–10 classrooms, $12.7 million. The advisory committee had ranked it 20th of 21.
• Crozet Elementary, Brownsville and Henley: not on the list.

The math: at least $20 million a year from May 2027 through June 2046 is roughly $380 million — about 70% of the $547 million unfunded list, before inflation and before any bonding against it. The tax doesn’t solve everything. It gets closer than anything else on the table.

Why are we so far behind?

There are plenty of reasons – lack of political will is one. And also – capital spending was cut during the Great Recession and paused again during COVID. But the school division also asked for less than it needed for years, and the county held no school bond referendums between 1974 and 2016.

1. Recession cut and COVID pause: Information Charlottesville, Feb. 23, 2022
County Executive Jeff Richardson said capital spending in 2010 and 2011 was hit by the Great Recession, and 2021 by the pandemic pause. The same article has Supervisor Ann Mallek blaming the current backlog on recession-era cuts to new projects.

2. The school division asked for less than it needed: Charlottesville Tomorrow, 2014
ACPS acknowledged that because capital funding had been limited, it often left facility needs such as modernizations out of its requests.

3. No referendums between 1974 and 2016: Daily Progress, 2021
Before the 2016 referendum, which passed with 73% of the vote, the county’s previous referendum was in 1974, to build Western Albemarle High School. The Daily Progress is paywalled. If you’d rather link a free source, Charlottesville Tomorrow reports the same 1974 and 2016 dates.

How to vote

• Check your registration: Virginia Department of Elections Citizen Portal
• Find your polling place: Polling Place and Ballot Information Lookup, or Albemarle’s precinct list
• Vote early, in person: through October 31 at the County Office Building, 1600 5th Street. Weekdays 8:30 a.m.–5 p.m. Extended hours: Sundays Oct. 18 and 25, 11 a.m.–4 p.m.; Tuesdays Oct. 20 and 27, 7 a.m.–5 p.m.; Thursdays Oct. 22 and 29, 8:30 a.m.–7 p.m.; Saturdays Oct. 24 and 31, 8:30 a.m.–5 p.m.
• Register or request a mail ballot: by 5 p.m. Friday, Oct. 23. After that, you can still register and vote in person with a provisional ballot.
• Election Day: Tuesday, Nov. 3, 6 a.m.–7 p.m., at your assigned polling place. Questions: Albemarle Voter Registration, 434-972-4173.

Disclosure: I used Claude to research a lot of this story, and it wrote some of it as well. Taking piles of information and distilling into digestible bites is a practical use of AI

Sources

Ballot, law, statewide

• ACPS: Albemarle voters to weigh 1-cent sales tax (Sept. 3, 2026)
• Augusta Free Press: ballot question text
• Va. Code § 58.1-605.1
• Virginia Tax legislative summary 26-82
• 29News, Sept. 4, 2026: May 2027 effective date
• Virginia Mercury, Aug. 31, 2026
• Cardinal News, Sept. 8, 2026
• 29News, July 7, 2026: Fluvanna; Daily Signal: Louisa declined
• 29News, July 23, 2026: Charlottesville
• The Center Square via WarrenCountyVa.com: Chesterfield
• WHRO, July 21, 2026: Richmond, Martinsville

Schools

• ACPS Capacity vs. Enrollment, October 2025
• ACPS 10-year enrollment projections, 2026-27 to 2035-36: actual enrollment 2021-22 to 2025-26
• ACPS Project Requests (priority list)
• LRPAC presentation, Oct. 23, 2025
• Crozet Gazette, Dec. 5, 2025: WAHS #4, ~$23M, $547M total
• Charlottesville Community Engagement, Nov. 30, 2025: board request includes the $12.7M WAHS addition
• 29News, Sept. 14, 2026: ranks and cost ranges
• Crozet Gazette, Feb. 3, 2017
• Charlottesville Tomorrow, 2018

Population

• Charlottesville Tomorrow: Crozet Master Plan update: 12,000 by 2030, 18,000 build-out
• Wikipedia: Crozet, Virginia: Census counts
• RealCrozetVA, Oct. 4, 2024: Crozet United estimate
• RealCrozetVA, Jan. 8, 2018: 2025 projection of 118,828
• Charlottesville Community Engagement, March 26, 2026: Weldon Cooper 2025 estimate, 119,479
• Information Charlottesville, Aug. 2025: 2030 projection

Voting

• Virginia Department of Elections news release: Oct. 23 deadlines
• 29News, Sept. 18, 2026: Albemarle early voting hours
• Albemarle Elections

MLS

• CAAR MLS master file, pulled Sept. 22, 2026. Status = Sold, proposed property types excluded, deduplicated by MLS number, Elem School = Brownsville or Crozet, closed 2016–2025. New construction = MLS flag “Yes.”

The post What Albemarle’s 1% School Sales Tax Referendum Means for Crozet Schools appeared first on RealCrozetVA.

If you drink water in Crozet, it comes from one place: Beaver Creek Reservoir. Everything on the Board of Supervisors’ agenda this Wednesday follows from that fact.

The hearing: Wednesday, September 16, 6:00 p.m., Lane Auditorium, 401 McIntire Road. Item SP-2026-00005, Beaver Creek Pump Station Fill in the Floodplain.

What’s actually being decided

Almost nothing.

The Rivanna Water and Sewer Authority is building a new raw water pump station on the county-owned parcel at 4365 Beaver Creek Park. The site is steep — grades of 20% to 50% — so the design needs stepped retaining walls, and the bottom of those walls dips into the 100-year floodplain. That requires a special use permit for roughly 450 cubic yards of fill.

Four hundred fifty cubic yards is about 45 dump truck loads. The applicant’s engineers modeled the 100-year storm and certified that the fill produces no measurable rise in flood elevation. County staff identified no concerns. The Planning Commission recommended approval 6-0 on August 11. Nobody from the public spoke. The required community meeting was waived.

So the permit is a formality. The project behind it is not.

Why the pump station has to move

The existing pump station sits below the dam. In 2011, a dam-breach analysis and updated state regulations bumped Beaver Creek Dam from “significant hazard” to “high hazard.” That reclassification requires a bigger spillway. A bigger spillway means the pump station can’t stay where it is.

At the same time, demand kept climbing. RWSA produced about 124 million gallons for Crozet in 2007. In 2025 it was about 235 million — nearly double in eighteen years.

The 2019 plan that drives all of this

In June 2019, RWSA completed the Crozet Area Drinking Water Infrastructure Plan. It projects that the system will need to deliver up to 1.85 million gallons per day by 2040 and 2.54 mgd by 2075.

Today’s pump station draws about 1.0 mgd. The new one is designed to convey up to 2.80 mgd to the Crozet treatment plant — plus release up to 2.0 mgd back into Beaver Creek downstream, a condition of the water withdrawal permit DEQ issued in December 2024.

In other words: the county is sizing Crozet’s water supply for the Crozet of 2075.

What you’ll notice

• A new intake tunneled under the reservoir, and a new pump station building on the south shore.
• A replacement transmission main to the treatment plant, installed along Old Three Notch’d Road and Three Notch’d Road — expect lane closures.
• Closures during construction of the parking lot off Browns Gap Turnpike, the southern end of the reservoir, and the auxiliary spillway staging area. Henley Hornets Trail gets rerouted and rebuilt.
• A destratification system — essentially an aerator on the reservoir bottom — meant to cut the algae blooms and taste-and-odor problems that come with seasonal turnover.
• After the pump station is in service, the dam spillway reconstruction starts.

A question worth asking

At the Planning Commission, Lonnie Murray asked whether RWSA would mitigate the stream-buffer impact. Staff and the County Engineer said no mitigation plan is required — public facilities are exempt. Murray said he was concerned the public might see the county holding itself to a different standard than it holds private applicants.

Nobody answered that. It’s a fair thing to raise Wednesday.

Timeline

• 1964 — Beaver Creek Dam and Reservoir completed. (RWSA’s project manager told the Planning Commission 1963.)
• 1966 — Crozet Water Treatment Plant built, about 1 mgd.
• 2011 — Dam-breach analysis and state regulation changes reclassify the dam as high hazard.
• June 2019 — Crozet Area Drinking Water Infrastructure Plan sets the 2040 and 2075 targets.
• 2021 — Treatment plant upgraded.
• December 2024 — DEQ issues the water withdrawal permit.
• August 2025 — Site plan submitted; retaining wall revisions trigger the floodplain permit.
• August 11, 2026 — Planning Commission recommends approval, 6-0.
• September 16, 2026 — Board of Supervisors public hearing.

To speak, sign up at albemarle.legistar.com or in person at the meeting. Three minutes.

All the supporting documents from the County regarding this meeting are here, and below

The post Crozet’s Only Water Supply Is Getting Rebuilt. The Board of Supervisors Votes Wednesday. appeared first on RealCrozetVA.

A note: make sure you’re registered to vote — Vote.gov.
(there are scam sites out there!)

A couple things of note about Crozet of note

Albemarle supervisors approve 18-unit development in Crozet over local opposition

More housing and trails are good.

The No. 1 objective of Albemarle County’s housing strategy is to build more units, and the county’s new Comprehensive Plan calls for projects to be as dense as possible. 

On September 2, the Board of Supervisors voted 5 to 1 to approve a rezoning of three acres from R-1 to R-6 to allow for 18 units. The project known as Windy Knoll started off in mid-2025 at 22 units, but Seven Development lowered the density to satisfy the Planning Commission. That group recommended denial anyway in May. 

Albemarle Supervisors presented with metrics on county performance in FY2026

22% increase is amazing.

Goal 3 is Infrastructure and Placemaking and targets include ADA compliance on the county’s website as well as specific goals to build at least 6,000 linear feet of new sidewalks and provide at least 6,000 rides a month on MicroCAT. Other metrics include what another transit provider has been able to do.

“In FY26, Jaunt’s Connect services For 29 North and Crozet areas saw ridership increases of 4.8 percent and 22.6 percent respectively, collectively representing over 50,000 riders,” Giacalone said. “Jaunt demand response saw a modest 2.1 percent increase over 28,500 riders, and local funding of $3.5 million was leveraged with $4.9 million of federal and state dollars to provide these services.”

Goal 4 is Quality of Life and reflects the strong emphasis that economic development plays in driving policy in Albemarle County. A key metric over the long term is to have 15 percent of the county’s tax base come from commercial sources but the goal for FY2026 was 11.3 percent. The actual amount is 10.9 percent.

Crozet Library Is Looking for New Cardholders

Libraries are awesome.

“When people sign up for a library card, I always say, ‘okay, how much time do you have?’ she said. “Because a lot of folks don’t realize all of the benefits that come with having one.”

September is Library Card Sign-Up Month, a national campaign from the American Library Association to encourage members of the community to get a free library card and unlock these advantages.

“We’d absolutely love to have 200 new card sign-ups at Crozet for September,” said Catherine Fae, Crozet branch manager. “We have a very dedicated core community of library users, so we’re hoping to reach people who aren’t already familiar with the library.”

One Day, Eastern Avenue to 250 Might Happen.

More about the CCAC and Eastern Avenue at the Crozet Gazette.

A Lumberyard Pause

“The redevelopment of Barnes Lumberyard is “paused” after all proposals came in over budget. The County is now reevaluating the scope of the project to reduce costs and meeting with the property’s new development team.”

I am convinced that the Barnes Lumberyard project is Crozet’s Landmark.

1% Sales Tax for Schools

Schools Construction Sales Tax Referendum – (from Albemarle County email)

Working on a redesign of RealCrozetVA. Coming soon. Still simple, still Crozet content-focused.

The post A few more homes, Eastern Connector, increased Crozet Connect usage appeared first on RealCrozetVA.

This year’s beneficiary is Crozet Trails Crew, so the $20 cash entry fee (spectators are free, as always) goes toward trails you’ve hopefully already walked.

Expect food trucks, live music, a DJ, a 50/50 raffle, a silent auction, and dash plaques for the first 150 cars, plus trophies including Vineyard’s Choice and Crozet Trail Crew’s Choice. Questions go to crozetcarshow@gmail.com or @crozetcarshow on Instagram and Facebook.

The post Crozet Car Show – 19 September 2026 appeared first on RealCrozetVA.

I get a lot of questions about the Crozet and Charlottesville real estate markets, and this is one of my favorites.

I get the value of waiting until a few days into the new month to do real estate market analyses, but I’ve yet to have a client wait to decide to list or make an offer until the month turns so that they have up-to-the-second-fresh data.

I ran into a client the other day I’d not seen since they bought and sold their homes seven years ago. They’re a bit removed from it, the way most people are when they’re not actively buying or selling. Most of what I told them is what I’ve been saying for a few weeks now.

• Some sellers are not getting what they needed or wanted, and withdrawn and expired listings are up. Tracking this number is anecdotal; the data is unreliable and inconsistent; the only way to accurately measure this is by watching the MLS every day.
• Many of those who bought new construction homes since 2020 are having their expectations shifted downward by the market.
• Prices seem to be mostly flat, broadly, some pockets are moving with multiple offers, but most are not. Pick your market segment, and it may be a different conversation. The Crozet detached market is different from the attached Crozet market, for example.

• Home inspections are fine, and sellers are negotiating — the cost of going back on the market is often greater than fixing that thing the buyers are asking for, and you’re going to need to fix it anyway for you or the next buyer. One of the benefits of representing people buying and/or selling is that I get to see both sides.
• Buyers have more choices and more options, and are taking longer to make significant life decisions. Renting before buying remains excellent advice.

Questions? Please ask! I love talking about real estate. 434-242-7140

One of my least favorite questions is “when is the lumberyard going to be redeveloped?” My answer now is “as soon as the Landmark/Dewberry in downtown Charlottesville is redeveloped.”

I was curious – how long do people live in their houses before selling?

The post How’s the Crozet Real Estate Market? Nearly September 2026 appeared first on RealCrozetVA.

Anyone want to take bets on when Eastern Avenue to 240 will happen?

Primary sources

• Eastern Avenue South Connection
• RFQu – Part 1 Boulders Road Extended and Eastern Avenue South Connection Bundling (UPC 128683 and UPC 121389)
  • Click through to download the traffic studies and plans – these are big files.
• Albemarle County’s Climate Action Plan

Via the excellent Crozet Gazette story
(read the whole thing)

The Design Public Hearing will take place on Tuesday, August 11,  from 5:30 to 7:30 p.m. in the conference room in the Meadows Community Center, 5735 Meadows Drive. Please contact Senior Project Manager Steve Hoffmann at 434-995-9479 or shoffmann@albemarle.org to coordinate previewing the preliminary plans, to get answers to questions you may have, or to submit written comments about the design plan by August 21. 

Via Charlottesville Community Engagement Week Ahead
(read the whole thing)

Design-build hearing for Eastern Avenue this Tuesday, one week after hearing for Boulders Road project

This week, Albemarle County will hold a required meeting to get feedback on the extension of Eastern Avenue, a long awaited roadway that when finished will connect U.S. 250 with Route 240 to provide a north-south option for travel. 

Thoughts on the Road

The following is what I just emailed to Steven Rutherford with the County, and CC’d Ann Mallek (our representative on the Board of Supervisors) and to the BoS. I figured if I’m writing a story, might as well submit to the people who make the decisions.

I wrote this story two years ago and wanted to submit as a comment on the bridge. But first, regarding the rendering below, it would be far more productive and safer to have separated, protected bike lanes. It should be simple enough to have wider sidewalks, protected bike lanes, grass, then car lanes.

From Page 195 of Killed by a Traffic Engineer: (bolding below is mine)

“So that is what AASHO did, and that is what AASHTO continues to do. In their words, we should apply the clear zone “wherever practical.” That includes cities. Now, AASHTO at least acknowledges that the rural clear zone distances “may be unlikely in an urban setting” due to more limited rights-of-way. Yet even in urban areas, “the clear roadside concept is still the goal of the designer.” 14

AASHTO long defined the clear zone as the space we give “errant vehicles” to recover. In its more recent corrections to the most recent Roadside Design Guide, the clear zone is defined as “the unobstructed, traversable area provided beyond the edge of the through traveled way for the recovery of errant vehicles.

The clear zone includes shoulders, bike lanes, and auxiliary lanes, except those auxiliary lanes that function like through lanes. ?15

In other words, the clear zone includes shoulders, which makes some sense, as well as bike lanes, which doesn’t make any sense. Why would we intentionally design our major roads to place bicyclists in the exact same place as where we want errant vehicles to go?

It’s worse than that in practice. I’m currently looking at the new, well-regarded typical section for an urban arterial that was recently put out by the Florida Department of Transportation. It labels both the bike lane and the sidewalk as “Clear Zone.” So instead of protecting vulnerable road users with trees or other fixed objects, we deliberately remove those protections and overlap the limited space we give them with that for “errant vehicles.”

Here’s the funny—and sad-thing. Much of the evidence suggests that urban clear zones don’t help the cause.”

In the context of above,
does this rendering seem safe to people on bicycles and foot?

The County’s Comp Plan states

“Albemarle County’s target is to reduce greenhouse gas emissions in the community by 45% from 2008 levels by 2030 and to achieve zero net emissions by 2050.”

Building a road that encourages people to move themselves around without being forced into a car is a prime example of how to help reduce greenhouse gas emissions.

Paint is not infrastructure

just look at that safe bike lane.

The post Public Hearing on Eastern Avenue (South) – 11 August appeared first on RealCrozetVA.

I was researching something else for a client and noted this on VDOT’s page:

Well done, VDOT. Thank you.

Albemarle County Schools start on 12 August.

Looking forward to seeing it work with all the people driving their kids to school.

asdf

Total Time from First Idea to Final Paving: 9 years, 2 months.

Initial (2016-2017):
Albemarle County originally pitched the roundabout in 2016 for state SMART SCALE funding, but got turned down. VDOT shifted gears and secured funds by April 2017.

Public Reveal & COVID Crawl (2019-2024):
The official public design hearing happened in June 2019. Then the inevitable delays: rights-of-way, utility moving delays, and post-COVID price spikes. VDOT eventually had to package it into a big $42 million regional bundle.

Build Phase (2025-2026):
Ground finally broke on May 19, 2025. It took roughly 10 months of actual earth-moving, detour headaches, and barrel cones to complete, with traffic fully opening on March 12, 2026, with punch-out stuff continuing for a few months.

A few photos of 240/250/680

The post The 240/250/680 Roundabout is Complete! appeared first on RealCrozetVA.

Quick answer: restaurant, offices, medical.

You drive by it all the time (or ride bicycles, and I’ve seen a few people walking).

What is it? Asked differently, what’s being built where the Green Olive Tree used to be? Or, what’s going in where the laundromat and movie store used to be? (hint: that’s the same place)

From 2024:

“The planning and zoning history on this site is extensive. In 2009, the ARB approved a design for a commercial building in the location of the current proposal. See Figure 2 below for the approved design. Architectural designs for the carwash building were reviewed and approved by the ARB in 2013. That building was constructed in 2018.

Sometimes, all it takes is asking questions, so I did. A quick email to the fine folks at Mackenzie, who are managing the leasing of the property, and they responded quickly.

.

What is the realistic timeline?

“We’re aiming for delivery in Q1 2027”

Have you signed any tenants yet?

“Yes, we’ve leased up 12,111 SF (Bldg total is 21,405)”

Can you name any that you have signed?

“I’ll have to check with each tenant, we typically do a presser but defer to them first.”

What do you expect to be the target audience for those leasing and for those visiting the retail?

“We think it’s well located to pull retail traffic from Crozet and the west side of Charlottesville. That being said, I think our tenant mix will attract a broader audience. Thus far, we have some wellness and F&B on the retail side with financial services and medical in the office space upstairs.

Right now, it’s a mix of national and local tenants. We have 3 to 4 spaces remaining (depending on how much space each tenant requires). We anticipate the (Food and Beverage) tenant to be a well-recognized local group but that could always change.”

I did my best to navigate through the County’s Civic Access Portal, which requires a login (shouldn’t a citizen be able to access public information without logging in?) and I failed miserably. I’d like to think one of you has better success at finding the site plans.

Wouldn’t it be great if we got wider sidewalks and bike lanes too?!

A few photos of the site from the past couple years

If you made it this far, please let me know and I’ll make a donation to either Blue Ridge Area Food Bank or Charlottesville Albemarle Meals on Wheels. (I’ll donate either way)

Marketing brochure after the break

The post Three Notch’d Center -What’s Coming on 240 Near the Car Wash? appeared first on RealCrozetVA.

Part one of two.

I saw a post the other day asking why Crozet doesn’t have a chiropractor.

Fair question. Except we do, they just happen to be in Ivy and Charlottesville. I think the premise was a bit off — the feeling behind it isn’t.

While Crozet’s population has nearly quadrupled in a generation, it’s still not that big. Bigger than when I moved here? Yes. Bigger than when you moved here? Also probably yes. Big enough to support all the services that Charlottesville and Waynesboro offer? Nope.

The Census counted 2,820 of us in 2000, 5,565 in 2010, 9,224 in 2020, and somewhere around 10,800 now. You watch a town double, then double again, and one might expect the storefronts to keep pace, but we have a lot of vacancies, and an office building coming to 240 near Starr Hill and one of our veterinarians.

So let’s take the real question seriously. Not “where’s the chiropractor” — they’re pretty close — but why does a town this size still feel thin to some?

The answer starts with a distinction: goods and services are not the same animal.

You can’t ship a service. Nobody has figured out (yet) how to Amazon a haircut (we’ve got places to get haircuts), a filling (we have lots of dentists), a pizza night (Sal’s, Crozet Pizza, Domino’s or Dr. Ho’s?) , or a chiropractic adjustment. Services need bodies — local ones, present, on a Tuesday. And that’s exactly the thing Crozet spent thirty years not having enough of. We built a bedroom community. People slept here and worked somewhere else.

In 2007 I asked, What Does Crozet Need?

Two of my favorite comments from that post:

“While I can understand the resentment towards new residents, please remember that at some point in time, YOU too were a new resident that added a car or two to the roads. In addition, if you moved to Crozet 20 years ago (or any time frame for that matter), don’t you think that some of your neighbors who had been living in Crozet for years earlier were resentful that you moved in? I seriously doubt that all of them were jumping for joy. If you want to have an attitude of resentment, that’s your right, but you should also be resentful towards your fellow citizens that decided to sell their land to the developers. If you didn’t try to persuade your fellow citizens to not sell their land, or if you didn’t participate in the public hearings that occurred while the land was in the application process, don’t be too resentful.”

“Let us hope that Old Trail fulfills its promise. That way we may be able to enjoy amenities within walking distance (yes, a coffee shop, movie theater should be among them).”

Goods are the opposite problem. Online didn’t dent retail, it ate the business model. The population that would have supported a department store in 1985 now supports a fulfillment center two hours away. Why stock a general store with what’s already landing on your porch by dinner? That isn’t a Crozet problem. That’s every small town in America. And Crozet *never* had all the stuff that bigger communities had, but we had enough.

Then there’s the drive. It’s about twelve miles to Charlottesville (and about the same to Waynesboro) — but call it what it is, a real 23-to-27-minutes each way (unless you leave before 6am) . The average Crozet commute runs 27.4 minutes. That cuts both directions. It’s the best argument for local services — who wants a fifty-minute round trip for a trim? — and it’s the reason we historically didn’t have them.

We were already in town for work. We bundled the errands. The dry cleaner, the doctor, the coffee got bought over there because you were over there anyway.

What actually changed

Here’s a part that reframes everything.

The Census Bureau’s most recent five-year survey (2020–2024) puts work-from-home in Crozet at about 27% — double the national rate. Not commuted — stayed. That’s double the national rate of 13.3%, and roughly five times what “working from home” meant anywhere before 2020, when the national figure sat under six percent. Granted, that includes the pandemic shift and peak, but still. (relevant and related podcast: The Data is in on Work from Home)

Run it against our numbers. Crozet has around 4,500 working residents. If around twenty-seven percent of them are home on a weekday, that’s roughly 1,200 people who used to be in an office — in town, or over the mountain — and now aren’t. Twelve hundred people. That’s not a rounding error. That’s why we have Yellow Mug, Mudhouse, Praha, and Grit coffee shops for example.

And look what showed up. The coffee shops with so many laptops. The lunch spots. Crozet Creamery. The breweries where there are also laptops. That isn’t charity or nostalgia. It’s arithmetic. The daytime population finally got big enough to pay for it.

So the honest answer to the chiropractor question: we have one nearby, we have more services than many assume, and we have what we have because a long commute plus a work-from-home boom finally put enough weekday bodies in Crozet to make them pencil out.

What we still won’t get (thankfully) is the big-box and the franchise restaurants. Not because we’re too small for a chiropractor — we’re plenty big for that, always were. But because that kind of store needs a larger, non-leaking market than we have, and online already killed half of it. Goods, not services. Don’t confuse the two.

Some services will keep coming. The stores mostly won’t. Do we have *everything*? Nope. Will we? Hopefully not, but I’d love to see a biggish employer with jobs where our kids can work, stay, climb the ladder if they want.

And that second part isn’t a population problem at all. It’s a square-footage problem, and a policy problem — one Crozet chose on purpose. That’s the next post.

I occasionally hear someone say that Crozet needs a Chik-Fil-A. I asked Gemini to do some math. Is it wrong? If not, is it reasonable or logical to think we have the population to accommodate this? Probably not, at least not before the 64/250 interchange is developed (as it may be at some point in the future)

The Traffic Math

While they don’t release exact customer counts, we can estimate their daily foot and drive-thru traffic based on their revenue:

• Daily Revenue: $9,000,000 in annual sales ÷ 313 operating days = ~$28,750 per day.
• Estimated Orders: If the average order (or “ticket”) is roughly $15, a single stand-alone location processes around 1,900 to 2,000 transactions per day.

Because a single transaction often represents a car with multiple people in it, the actual human foot traffic (or passenger count) is likely significantly higher. To handle this kind of volume, Chick-fil-A pioneered “upstream ordering”—deploying employees with tablets into the drive-thru lanes—which allows them to maintain industry-leading service speeds even with constant traffic jams.

The post What’s Missing in Crozet? (2026 edition) appeared first on RealCrozetVA.

“As additional residential developments are expected to continue North of Lickinghole Creek, an extension of Eastern Avenue is needed to improve connectivity to the Crozet development area and Route 250 (Rockfish Gap Tpke),” reads a notice for an upcoming design public hearing to be hosted by Albemarle County on August 11.

The event will take place at the Meadows Community Center from 5:30 p.m. to 7:30 p.m. at 5735 Meadows Drive in Crozet.

Read the whole thing at Charlottesville Community Engagement.

The post Eastern Avenue – Public Hearing 11 August at 5:30pm appeared first on RealCrozetVA.

If you have questions about the data, I’m always happy to talk about real estate – phone/text or meet at one of our coffee shops.

This is a real estate post about the Crozet real estate market. I’m a Realtor and partner at Nest Realty. There’s the disclosure.

. There’s the disclosure.

So … what’s happening?

People love living in Crozet. Simple.

The national headlines have been singing the same tune for months — cooling, slowing, buyers stepping back. Read only those, and you’d think Crozet was headed for a stall.

It isn’t. Not from where I’m sitting, and not in the numbers.

Resales only, Crozet and Brownsville, January 1 through June 21, this year against last:

More contracts. More closings. More listings. Homes still going under contract in about eleven days, at essentially full asking price. That’s not a market cooling off. That’s a market that got busier.

A bit more is selling — and a bit more is coming

Through June 21, 138 resale homes in the Crozet and Brownsville districts went under contract, up from 115 a year ago. Closings rose from 86 to 112. The typical home still went under contract in about eleven days — the same fast pace as last year — and sold at 99.9% of list. The well-priced homes still move, and they move quickly.

What’s changed is supply. We’ve had 174 new resale listings so far this year against 144 over the same stretch last year — up about 21%. Put another way: by June 21 we’d already listed 72% of everything that came on the market in all of 2025. We’re on pace for a bigger listing year, which means the one thing that’s been in short supply around here lately — choices for buyers.

About that “prices are up 8%”

The typical Crozet resale sold for $623,000 this year, up from $576,000. That’s about 8%, and I could stop there but that number doesn’t mean what it looks like it means.

Break it into price bands and three of the four barely moved. Homes under $500,000 sold for about the same as last year. So did the $500,000–750,000 range. The aggregate jumped because more mid- and upper-priced homes traded hands this year — not because homes appreciated 8% across the board. The $500,000–750,000 band alone went from 28 sales to 45.

So if you own a Crozet home and you’re doing math on “8% more than last year,” slow down. Your home didn’t necessarily gain 8%. The mix of what sold changed. That distinction matters enormously when you’re setting a price — and it’s exactly where a specific look beats a headline number — and why we need to look at the specific micro-markets when doing actual market analyses.

Where it’s a little softer

It isn’t uniformly hot. The $750,000–1,000,000 range broadly slowed a little this year; homes there took longer to find a buyer. The sample is small enough that I won’t make too much of it — but it’s worth watching, and worth knowing if you’re listing in that range.

De-listings — still watching

One more thing I’m keeping an eye on, here as well as across the county: de-listings. More sellers are testing the market, not getting their number, and pulling back — to wait, to stay, or to rent the place out instead. That’s shadow inventory, and I’m watching for it to come back, and for what it asks when it does.

The bottom line

Activity is up, homes are still moving fast and at ask, and there’s finally a little more to choose from. But the headline number — even my own “8%” — is a story about the market, not about your house or the one you want.

That’s the conversation worth having – the micro market that matters to you. If you’re thinking about buying or selling in Crozet in the next year and you want the real number for where you actually sit, call or email me.

RealCrozetVA.com · Resales, Crozet + Brownsville (Western Albemarle), Jan 1–Jun 21, year over year · Source: CAAR MLS

The post Quick Look at Crozet’s Real Estate Market – June 2026 appeared first on RealCrozetVA.

(note: 29 North has hundreds and hundreds of houses in the short term pipeline, and Greene County has thousands. And every house we push out to Greene instead of building here is more 29 and 33 traffic, more SUVs, longer commutes. “Over there” isn’t neutral — it’s the car-dependent option. Building where people already work and go to school is the version with less driving.)

We say we want affordable housing. Houses become more affordable when more supply is provided.

And when an opportunity comes up to build more houses, the answer is always, “no, not here.”

At some point, “over there” needs to become “here.”

I am a broken record. We need to think generationally as a society when we’re making housing decisions. In the vein of “plant trees the shade of which you’ll never enjoy,” let’s build houses – and infrastructure and community for our kids and grandkids to appreciate, enjoy, and live in.

If you say you want affordable housing, but don’t want more houses, what solution do you propose?

““Cory Farms is zoned R-4 and to the east are more recent rezonings, with Liberty Hall zoned Neighborhood Model District and developed at about six dwelling units per acre,” said county planner Rebecca Ragsdale. 

The new conceptual plan called for two building zones with up to 11 units, each to be served by separate vehicular entrances. Four of the units would be designated as affordable. 

Justin Shimp, civil engineer for the project, said he understood neighbors might be unhappy with the inconvenience, but encouraged the Planning Commission to look at a broader picture.

“We have to increase this density to get a more diverse housing type and affordable units,” Shimp said. “Four affordable units [would be] something like $260,000 a piece. So that’s a very deeply affordable product in the middle of Crozet that really wouldn’t exist without a project like this.

Around a dozen people spoke at the public hearing, with all but one in opposition.”

~ From C-Ville. Please read the whole thing.

Deed restricted affordable houses are good. Are we going to do that for everything? No. Can we trust that things will *stay* affordable? No.

Can we advocate for more housing in addition to affordable houses? Yes.

More houses = more supply = more affordable housing.

This is not my chart. It’s Michael’s, from a great thread.

Note: We also need more non-car infrastructure so that we can get around without having get in cars and SUVs.

And yes, I’m a realtor with Nest Realty in Charlottesville and I live in Crozet, and I’ve lived in Crozet for 20+ years. I benefit when I represent buyer and sellers, and my wife and I benefit more by living in a great community and raising a family here.

This is a bigger conversation than a blog post or thread or Facebook post. At some point, we need to do more than recognize the housing crisis and work to fix it. What we’ve been doing is not working.

We need to think differently, and perhaps smaller.

Across the country and throughout North Carolina, people are struggling with rising housing costs and population growth, coupled with the growing imperative to create more sustainable communities. In Raleigh, one of the most promising solutions is surprisingly small: Accessory Dwelling Units, better known as ADUs.

Sometimes called backyard cottages, granny flats, carriage houses, or garage apartments, ADUs are small, secondary homes on the same property as an existing residence. They can take the form of a detached backyard home, an apartment above a garage, an in-unit (often basement) conversion, or an addition attached to the primary house.

For decades, these kinds of homes were heavily restricted or outright illegal in Raleigh and many American cities. But Raleigh’s recent reforms have helped change that. Today, the city is becoming a leader in showing how ADUs can support affordability, sustainability, and neighborhood evolution, and possibly help welcome some of our neighborhood NIMBYs into the YIMBY movement.

ADUs can help people rethink what housing growth and new neighbors actually look like. They have the power to turn skeptical, even long-time homeowners into active participants in solving the housing shortage. While ADUs won’t solve the housing crisis on their own, they are an integral part of the solution.

The post If Not Here, Where Should Houses Go? appeared first on RealCrozetVA.

The Wednesday Board of Supervisors meeting looks packed, as does the Wednesday CCAC meeting.

Good lord, there’s a lot going on in Albemarle County, and we benefit enormously from Sean’s tireless work.

Under the “There are many items on the consent agenda worth noting:” section

The developers of Old Dominion Village in Crozet are seeking six variations to their code of development approved as part of a rezoning in August 2022. One is the relocation of a road that had hoped to be built on top of a natural gas easement. Seems like a big item to be on the consent agenda. (item materials)

Crozet Community Advisory Committee to attend Crozet Community Association

On May 26, the Albemarle Planning Commission will have a public hearing on a rezoning for a project called Windy Knoll in Crozet. In my reporting, I have lately prioritized covering what’s happening in northern Albemarle where there are hundreds of units in the pipeline.

One item on my list of stories waiting to be written is an update on this project which I have covered.

• Rezoning filed for 22 units in Crozet, June 10, 2025
• 22-unit Windy Knoll project in Crozet deferred, August 11, 2025
• Windy Knoll development in Crozet returns with fewer units, October 9, 2025
• Albemarle Planning Commission wants to see another design for Windy Knoll, February 26, 2026

The Crozet Community Association will hold a special meeting at the Crozet Library at 7 p.m. to have a discussion on the latest version of the proposal. This group is not a function of Albemarle but a separate organization.

The Crozet Community Advisory Council will hold a meeting at the same time but the county’s website doesn’t offer an agenda.

This project was before the Crozet CAC last June. The minutes from that meeting contain a lot of comments about this project that reflect serious opposition from the community. This is one of the lines at the end:

“Community member was belligerent about the time left for discussion.”

As with the version seen by the Planning Commission in February, the proposal calls for 18 units on a 3.146 in two building envelopes at a density of six units per acre.

More on this before the May 26 work session but you can see the materials in the land use portal here.

The post Two Biggish Things In Crozet Development This Week appeared first on RealCrozetVA.

I was a few minutes late, but caught most of the meeting.

Short takeaways:

• Road network is out for bid (I’ve asked VDOT to see the plans and bids as the plans weren’t available during the meeting; I’ll FOIA if I don’t see them soon)
• Crozet Plaza fundraising is under way
• Wayfinding (signage) for downtown Crozet look interesting; they asked to not publish that slide as the signs aren’t ready for primetime. Seeing all the Downtown Crozet signage makes me think Crozet should incorporate.

Notes taken with Granola AI

(this is the first time I’ve used this tool in this manner; I think it’s useful)

Crozet Plaza Development Project

• Major redevelopment of former Barnes lumber yard property
  • Barnes lumber operated sawmill for decades, shut down early-mid 2000s
  • Property has been abandoned/derelict since closure
• Public-private partnership structure
  • Developer (CNTA/Milestone Farmers/Crozet Newtown Associates) donating plaza land to county
  • County will own plaza as public park
  • Downtown Crozet Initiative (DCI) raising funds and managing programming
• Phase 1 infrastructure already complete
  • New streetscape, paving, parking lots, sidewalks, ADA accessibility
  • Square Library Avenue, Oak Street improvements around Piedmont Place
  • New entrance/exit by Mudhouse on Crozet Avenue

Plaza Design & Features

• Central lawn with concert pavilion and amphitheater seating
  • Timber/wood materials reflecting lumber yard history
  • Granite elements reflecting Piedmont location
• Railroad Promenade (west side)
  • Pergolas, table seating, string lights
  • Train-themed design honoring Claudius Crozet heritage
• Family areas on north/south sides
  1. Rockfish Gap Play yard (north)
     • Train-themed play spaces
     • Natural boulder climbing areas
     • Splash pad water feature (natural stream design)
  2. Orchard Grove (south)
     • Climbing boulders for older kids
     • Shade trees, Adirondack chairs
     • Passive sitting area
• Blue Ridge botanical garden (east side)
  • Native Blue Ridge plants and shrubs
  • Quiet reading/reflection space

Project Timeline & Funding

• Road network construction currently out for bid
  • VDOT approval finally secured after speed limit negotiations
  • Construction must complete before vertical building begins
• DCI fundraising progress
  • Goal: $1.5 million for plaza amenities
  • Current status: 1/3 complete through private donations
  • Moving to public campaign phase in next 6-12 months
• Construction sequence: roads ? mixed-use buildings/hotel ? plaza completion

Wayfinding Signage Initiative

• $15,000 Virginia Main Street grant secured for signage plan
• Two-day on-site consultation completed with national experts
• Design concepts incorporate Crozet elements
  • Blue Ridge mountains, railroad heritage, natural materials
  • Harmonious with existing octagonal street lights
  • Fonts matching welcome mural style
• Implementation timeline: after plaza completion to guide visitors to new amenities

The post A Brief Update on Downtown Crozet Redevelopment appeared first on RealCrozetVA.

Many years ago in a CCAC meeting, a gentleman stood up and asked boldly, “I don’t have any kids in Crozet schools! My taxes should not go to the schools!”

Sir, we’re trying to have a society here.

We all benefit from good schools, and as we’re finding more an more, an educated populace can make better decisions. Our schools matter. My kids have graduated from Albemarle County schools, and I recognize the value of high quality schools and education – it’s not a hard thing to do.

Learn more about the Albemarle County budget here. And here, at InfoCville.

From the school board’s press release:

Last night, the Albemarle County School Board adopted a fiscal year 2027 school fund operating budget of $308,067,157. This budget supports the operation of Albemarle County Public Schools (ACPS) from July 1, 2026, through June 30, 2027.

Central to this year’s budget was the school board’s commitment to attract and retain highly skilled teachers and staff. “The quality of public education is tied directly to the quality of the teachers and staff that a school division is able to hire,” said Rebecca Berlin, school board chair. More than half of the $20.7 million increase in recurring revenues was dedicated to compensation increases ($7.8 million) and improved working conditions ($4.0 million).

Crozet Community Association Meeting Agenda
May 5, 2026 at 7:00 PM
at the Crozet Library Community Room

(Click here for PDF version of the agenda)

Welcome & Call to Order
We are also providing zoom meeting access for those unable to attend in person.
     Remote Access (Zoom):  ZOOM LINK
     Meeting ID: 833 3312 1737
     Passcode: 995861

Despite my bruised feeling about not being a way to connect in Crozet, I’ll still post.

The post CCA Meeting – 5 May – School Capacity in Albemarle appeared first on RealCrozetVA.

On my way out of the Mint Springs on this morning, I stopped and asked one of the men working what they were doing; he told me a bit about the work they are doing.

So I searched Albemarle’s site (always a bit of a chore).

It’s a $2.1 million dollar project.

Pasting from the PDF

“FES has received state grants that will support two dam safety capital improvements projects. Staff are currently implementing projects to improve the dams at both Mint Springs Valley Park and Rivanna Station. These improvements are necessary to address aging infrastructure and bring the dams into full compliance with Virginia dam safety regulations.

Environmental Services staff, who are responsible for ensuring dam safety compliance, applied for funding support through Virginia Department of Conservation and Recreation’s (DCR) Dam Safety, Flood Prevention and Protection Assistance Fund. Through the 2025 Fund, the County received the following awards:

– $44,060 to support the design of improvements for Greens Dam at Rivanna Station – approximately half of the anticipate design cost

– $500,000 to support the construction of improvements at the Middle Dam at Mint Springs – the maximum award for this type of project

…

The County owns and operates two State-regulated, earthen dams (Upper and Middle) at Mint Springs Valley Park. The dams lie in series, with the Middle dam lying immediately downstream of the Upper dam. This project is to provide spillway enhancements and other associated improvements to both dams which were recently determined to have a high-hazard potential and insufficient capacity. The funding allocation reflects the cost of design only.

On October 1, the Board of Supervisors approved partial funding for the project through the consent agenda. The Department of Conservation and Recreation (DCR) has provided the grant agreement for execution. Once the agreement is fully executed, ESD staff will pursue a separate appropriation for the remaining project funds. In the interim, staff published the solicitation for bids on November 17th in preparation for a Spring 2026 construction.”

This is why we need to pay attention to local government.
Note the red “circle” below … this project started well before they put up the fencing.

The post Mint Springs Dam Improvements appeared first on RealCrozetVA.

We are lucky to have so many people willing and able to help our community. You can donate here. Their tagline is perfect: “Providing Essentials, Restoring Dignity. Together, we can ensure everyone in our community has access to basic care products.”

via email:*

The Crozet Region Interfaith Outreach Council (CRIOC) brings together 11 local churches to share ideas, coordinate outreach, and more effectively serve our neighbors in need. Formed in 2022, CRIOC connects area faith communities and partners with organizations such as Love INC, All Blessings Flow, local food pantries, and The Green Olive Tree to help address needs like food, hygiene, and clothing insecurity. We gather quarterly to build relationships, share updates, learn from one another, and stay connected in our shared mission, especially through our support of the Crozet Cares Closet.

CRIOC’s primary outreach ministry is the Crozet Cares Closet (CCC), which opened in July 2023. The Closet provides essential hygiene and household items that are not covered by SNAP benefits. It is entirely volunteer-run and supported by local churches, schools, businesses, and generous donors, truly a community-wide effort.

The Crozet Cares Closet is open the first Saturday of each month from 9–11 AM. So far in 2026, we’ve served an average of 70 households (about 276 individuals) each month, up from an average of 67 households (240 individuals) in 2025. As you can see, the need continues to grow.

Together, we are working to build a more compassionate Crozet, one act of kindness at a time.

When my clients ask me to talk about community in Crozet, this is the sort of thing I talk about – neighbors working to help neighbors.

*Jim’s Note: I added the links above

The post Crozet Cares Closet – Filling a Growing Need appeared first on RealCrozetVA.

I run these numbers because I need to understand what’s happening in the Crozet real estate market – and you might find this interesting, too. So here’s where we are through mid-March, compared to the same period in 2019 (pre-pandemic) and 2025.

As happens almost every time I start to dig into the data, I get curious. This is the result. And the questions almost always start the same – (lowercase is deliberate, as that’s how my questions start)

where are homes selling in Crozet? where are they not? what are prices doing? what about the people who bought three years ago and are trying to sell? why do so many of my clients buy and then never sell? (because we all love living in Crozet)

Quick note: I’m a realtor. Have been since 2001. If you’re curious about whether you could/should buy or sell in Crozet, please ask me. 434-242-7140

Note for Sellers

If you’re selling, here’s the pattern: the homes that sell fastest are priced right from day one. The homes that sit are the ones priced to “see what happens.” The market will tell you what your home is worth. The question is whether you are priced right on day one or day forty-five.

Fewer sellers. Same demand. Do the math.

Crozet had 49 resale listings hit the market between January 1 and March 15 this year. In 2019, that number was 70. That’s a 30% drop in available resale inventory over seven years.

Why? A few reasons. Homeowners who locked in sub-4% mortgage rates during 2020–2021 are staying put, and a lot of people who buy in Crozet stay in Crozet (it’s a great place to live). Builders are filling some of the gap — new construction makes up half of all active inventory right now. And some sellers are simply priced out of their next move.

The two-weekend rule is alive and well.

Of the 19 resales that went under contract this year, 17 did so in 14 days or less. The median time to contract was just 6 days. That’s a faster pace than either 2019 (17-day median) or 2025 (15-day median).

But here’s the other side: 27 of 49 listings are still sitting active as of mid-March. Several have been on market 35+ days. Correctly priced homes are getting scooped up in a weekend. Homes with aspirational pricing are sitting. That’s market bifurcation, and it’s the dominant pattern in Crozet right now.

Detached homes are back in the driver’s seat.

In part because that’s what is available, and because people who show up at meetings don’t like townhouses.

In 2025, attached homes (townhomes, condos) made up 62% of all ratified contracts in Crozet — driven almost entirely by new construction townhome closings in Pleasant Green, Glenbrook at Foothill Crossing, and Old Trail. In 2026, it’s flipped back: 66% of contracts are detached.

Under $450K in Crozet: not extinct, but endangered.

If you’re a first-time buyer or a household looking to enter the Crozet market under $450,000, here’s the math: (and an argument for more attached houses along with commensurate infrastructure)

Since January 2025, 115 homes have closed under $450K in the Crozet/Brownsville districts — 33% of all closings 83 of 115 were attached (townhomes, condos). 32 were detached. And 41 of the 115 were new construction, primarily townhomes in Pleasant Green and Glenbrook.

Right now there are 17 active listings under $450K. Seven are resales — three detached, four attached. The other ten are new construction attached units. If your definition of “starter home” is a detached house with a yard in Crozet for under $450K, you are looking at three options right now.

That said: the options are not zero. They’re just different than what “starter home” meant in 2019, when $300K got you a 3-bedroom detached in Orchard Acres or Park View. Today, $400–$450K gets you an attached unit in Wickham Pond, Waylands Grant, Pleasant Green, or Highlands. Markets and expectations matter.

Cash is king — and growing.

In 2019, 16.7% of closings were cash. In 2025, it rose to 26.3%. In 2026 year-to-date: 37.8%.

Nearly 4 in 10 closings this year in Crozet involved no mortgage. That’s not a Crozet-specific phenomenon — cash sales have risen nationally. But at almost 38%, Crozet is running above the national average. What does it mean for buyers? Cash offers usually win ties. If you’re financing, your offer needs to be clean, fast, and competitive. There are ways to strengthen financed offers though (ask me how).

The post Crozet Real Estate Market Update – Mid-March 2026 appeared first on RealCrozetVA.

Via the always-a-must-read Charlottesville Community Engagement

Downtown Crozet Initiative to give presentation on wayfinding project

Planning has been underway for the redevelopment of the Barnes Lumberyard in Crozet for many years as part of an expansion of the downtown area.

One of the intended features is a public plaza and one of the players is the nonprofit Downtown Crozet Initiative which recently won a $15,000 grant to develop “wayfinding” signs, as explained in the December 2025 Crozet Gazette.

The Crozet Community Advisory Committee will get an update from Joe Fore, a member of the DCI’s Board of Directors. They meet at 7 p.m. in the Crozet Library at 2020 Library Avenue. (calendar item) (agenda)

For those curious, the lumberyard project has been underway for quite some time.

(it would useful if the DCI updated their blog)

I tried to get the agenda from albemarle.org, but alas.

The post Wayfinding at CCAC Meeting – 11 March 2026 appeared first on RealCrozetVA.

My kids are no longer small, so I’m out of the “what do little kids do in Crozet” during the winter, specifically. I suspect I’ll be doing a “in summer” post soon.

What are your favorite things – indoor and outdoor – to do with kids in Crozet, specifically in winter when getting outside can be challenging?

In order of comment:

• We’re 35/40min from Wintergreen, get them skiing or snowboarding
• Most winters aren’t as icy as this one, I’d take mine hiking at Mint Springs any time over 45F, which is plenty of days most winters.
• Indoor – the library, hot chocolate at one of the coffee shops, ice cream at Crozet Creamery because our kids love it even when it’s cold. CroZeli Sandwich Shop has free arcade games in their back room and a kids menu.
• Outdoor – the playgrounds and trails when the weather is good
• Sugar Hollow, King Family (they have so many kid friendly events on Holidays), Mint Springs, Old Trail Playground. We love raising our kids here!
• My philosophy…there’s no such thing as bad weather!
• Not specifically winter but (Pick It Yourself) PIY orchards, Crozet Park, Crozet Trails
• I had a blog dedicated to this when I lived there—we loved getting out to the farms in every season. We prioritized purchasing a home on the trails and used them regularly, and we routinely visited the wineries with our kids—specifically King and PRN (the brewery). We would still head out even when it was cold, even if just for a short time (bundled up, of course).
  • One challenge was finding structured activities as the kids got older. Aside from the dance studio and Music Together classes, there wasn’t much available for older kids. Our oldest spent a lot of time at friends’ houses because there weren’t many structured options for him. Those friendships have lasted—even now that we’ve moved away, they’re still his closest friends.
• Old Trail Soccer for little kids, which I think is free? The Crozet Gators swim team in the summer are the best! Also the adorable July 4 and Christmas parades … but the schools are the biggest selling point! So blessed to have such good elementary schools and middle and high schools so close!
• SOCA has indoors soccer all winter. The little ones seem to love the fast pace.
• Roller skating at the Greenwood Community Center ? they have open skate twice a week and it’s only $3!
• Music together has classes in Crozet during the day. Mint springs. Bluebird has story time. Ivy play space. Crozet sports has classes.
• Go outside! It wasn’t really an option when it was so icy this winter but most years it’s fun to go walk on the snowy trails! And lots of Crozet neighborhoods have their own areas where families gather to play in the snow or sled together.
• There is Crozet Inspiration Station in downtown Crozet. The Blue Ridge Children’s Museum just opened in Waynesboro. There is a Children’s Discovery Museum in DT Cville. Staunton Parks and Rec has open gym/play for kids under 5. You will have to look on their page for details.

Where I asked on Threads
Where I asked on Facebook

Download the Crozet Winter Kids activities PDF

The post Kid Stuff to do In Crozet – In the Winter appeared first on RealCrozetVA.

I asked VDOT when the roundabout would be open. They are always so responsive.

We plan to open the Route 240/250 Roundabout and remove the Route 680 detour in the second week of March, work will continue through the early summer to complete the roundabout median islands.

Crossing fingers, and building patience for those who don’t understand roundabouts!

Also, Albemarle is going to try again for the Old Trail/250 roundabout

US 250 & Old Trail Roundabout – This project will construct a roundabout at the intersection of US 250 (Rockfish Gap Turnpike) at Old Trail Drive with crosswalks and pedestrian connections

Read all about it at Charlottesville Community Engagement’s Week Ahead

The post Two Weeks Until 240/250/680 Roundabout Opens? appeared first on RealCrozetVA.