Spring 2025 Real Estate Market Update in Rockbridge County

Spring has officially arrived in Rockbridge County—and after a long winter, we’re welcoming the sunshine and blooming daffodils with open arms! If you’ve been wondering what the local real estate market is looking like this season, I’ve got a full update for you.

Let’s dive into what’s happening right now in our spring market, whether you're buying, selling, or just keeping an eye on the trends.

1. Inventory Is Still Tight—but Shifting

As of now, 39 properties have closed so far in 2025, and we currently have 41 homes pending and 56 active listings in the Rockbridge County MLS. That puts us at about a five-week inventory—meaning if nothing else came on the market, we’d be sold out in just over a month.

But here’s the twist: average days on market is hovering around 115. So while homes are technically selling fast, many are lingering longer than they used to, and that’s making things feel a bit slower—especially for sellers who were used to the lightning-fast pace of the last few years.

2. Home Prices Have Adjusted

Another key change? Price points. This time last year, the average list price was $434,000. This spring, it’s down to $384,000. That doesn’t necessarily mean home values are dropping across the board, but it does reflect a shift. We're seeing a mix of more moderately priced homes entering the market—and sellers becoming more realistic with pricing.

If you're a buyer, this shift could be great news. It means more opportunities to negotiate and potentially snag a deal.

3. What This Means for Buyers

If you’re in the market to buy this spring, don’t get discouraged by the headlines. Yes, interest rates are still higher than we’d all like, but we’ve seen some slight drops recently, and there’s a bit more flexibility for negotiation.

Sellers with homes that have been sitting a while may be more open to:

• Accepting home sale contingencies

• Contributing to closing costs

• Negotiating on inspection items or price

We’re still in a seller’s market, but it’s a more balanced one. If you’ve been playing the long game, this might be your season to strike.

4. What This Means for Sellers

Good news: opportunity is still on your side.

Even with a bit more negotiation in the mix, we’re still seeing homes sell for around 96% of asking price, and in some cases, multiple offers are still happening—just not as frequently or fiercely as before.

Here’s what’s most important right now:

• Pricing strategically: Overpriced homes are sitting longer. But when a property is well-priced and shows value? Buyers notice, and they act.

• Staging and presentation: If your home is show-ready, it stands out. If it needs work, you’ll need to adjust pricing to match.

The key is being in tune with the market flow—and that’s exactly what I’m here to help you navigate.

5. Is It the “Right Time” to Buy or Sell?

This is the most common question I get, and the honest answer is: the best time to buy or sell is when you are ready.

Trying to time the market perfectly rarely works. If your life circumstances are telling you it’s time to make a move, let’s talk. We’ll look at the data, talk strategy, and create a plan that’s right for you.

Thinking About Making a Move in the Rockbridge County Spring Real Estate Market?

Whether you’re just starting to explore your options or you're ready to jump into the spring market, I’d love to chat. Let's figure out the best strategy to help you reach your goals—whether that's buying, selling, or simply staying informed.

📩 Reach out anytime for a personalized update or to schedule a consultation. And stay tuned for more market updates as the season unfolds!