If you're shopping for a townhome at Pavilions at Pantops this fall, one number in the September 2026 data will catch your eye. The median sale price for Albemarle County townhomes and condos fell 73 percent from a year earlier, from $1,251,333 to $338,000, according to the Charlottesville Area Association of REALTORS September 2026 Market Indicators Report. That year-earlier figure came from just 22 sales in one month, and a few expensive ones can drag a median a long way. Supply is the number that really changed.
Supply also shapes how buyers should read the biggest Pantops news in years. On October 30, 2026, UVA Health announced it had bought the former State Farm operations center on Pantops and plans to turn it into an outpatient center. The clinic is a 2028 goal. The townhome inventory is here today.
Albemarle's townhome count nearly quadrupled in a year
Here is the attached-home market, meaning townhomes and condos, for September 2026 compared with September 2025. Charlottesville city is included because Pavilions buyers often compare the two.
| September 2026 vs. September 2025 | Albemarle County | Charlottesville city |
|---|---|---|
| New listings | 42, up from 22 | 3, down from 7 |
| Sales | 24, up from 22 | 7, up from 2 |
| Median sale price | $338,000 | $370,000 |
| Active listings | 88, up from 24 | 25, up from 21 |
| Months of supply | 9.5, up from 1.8 | 4.1, up from 4.0 |
In September 2026, new townhome and condo listings in the county nearly doubled from a year earlier, but sales rose by only two. That gap is why months of supply jumped. Months of supply estimates how long it would take to sell every active listing at the current pace of sales. At 9.5 months, Albemarle's attached-home market in September 2026 was looser than the county's detached market, which stood at 4.5 months, and looser than the city's attached market at 4.1 months. The county's $338,000 attached median also lines up with the region's September attached median of $337,500. That suggests the current figure is a normal reading and last year's was the outlier.
Across the CAAR region, attached homes had a median of 30 days on market in September 2026, up 22.9 percent from a year earlier. If you're buying a Pavilions townhome this winter, you're likely to have time to compare options. You're also likely to have room to ask about price, repairs or closing costs, which a market at 1.8 months of supply rarely allowed.
What UVA Health bought, and where it sits
The property is at 1500 State Farm Blvd., near U.S. 250 and Interstate 64. It covers 55 acres, with a building of about 365,000 square feet and more than 1,200 surface parking spaces. State Farm stopped using the building entirely in 2020, when it moved its employees to remote work. The Daily Progress described the site as directly across the street from Sentara Martha Jefferson Hospital. That means Pantops will be home to two health systems.
UVA Health says the center is meant to meet demand. It projects about 1.2 million outpatient visits a year in the Charlottesville area by 2035, roughly 300,000 more than today. Moving outpatient services to Pantops also frees space at University Hospital for inpatient beds. UVA President Scott Beardsley told C-VILLE Weekly why the parking matters: "Easier to get in, easier to get out, more space."
Pavilions at Pantops sits up the hill from the U.S. 250 and Rolkin Road intersection, on the same Route 250 corridor that patients will use to reach the new campus.
Why the deal could move quickly
State Farm had stopped using the building, and the price reflected its exit. UVA Health put the gross price at about $48.3 million. A payment from State Farm for ending its lease early brought UVA Health's net cost down to $37.7 million.
Zoning won't slow the project. UVA is a state institution and isn't subject to local land-use law. Under a 1986 document called the Three Party Agreement, though, UVA agreed to voluntarily follow Albemarle's land-use plans in a mapped zone known as Area C. A UVA spokesperson told C-VILLE Weekly that this property is in Area C and that its current zoning already allows medical offices, "so it would not be a change in use." That means the timeline depends on UVA's own planning and renovation work rather than on a public rezoning hearing.
The county does give something up. C-VILLE Weekly reported that the property's owners paid Albemarle $322,947 in real property taxes in 2025, and that the county will no longer receive revenue from the site once UVA Health owns it.
Albemarle's own planning for Pantops is further out. The county is replacing its growth-area master plans with activity center plans, with staff working on one per year, and Pantops is third in line. With UVA Health now a major property owner on Pantops, C-VILLE Weekly reported that UVA will be part of that conversation.
The Route 250 calendar from here to 2028
The clinic and the road projects around it follow different calendars. Here are the published dates, in order:
- Now through roughly spring 2027. UVA Health is running a six-month master planning process to decide which clinical services move to Pantops and what renovations they need. A UVA spokesperson told C-VILLE Weekly that the plan could include a traffic study.
- January 2027. VDOT expects to put its Pantops Corridor Improvements project out to bid. The $22.4 million project is fully funded through SMART SCALE.
- Spring 2027. Construction is scheduled to start on the rebuilt U.S. 250 and Route 20 signal, new turn lanes, and a raised median on U.S. 250 from Route 20 to Hansen Road, along with sidewalk, signal and signage changes.
- 2028. UVA Health's goal for opening the refurbished outpatient center.
- Fall 2028. VDOT's estimated completion of the corridor project.
One more project starts at Pavilions' own intersection. On October 7, VDOT told the Albemarle Board of Supervisors that preliminary engineering is underway for improvements to U.S. 250 between Rolkin Road and Peter Jefferson Parkway, as Information Charlottesville reported.
What this means for a Pavilions purchase this winter
Put the two timelines side by side. The outpatient center, the finished corridor and Pantops' activity center plan all point to 2028 or later. The townhome supply is already here: in September 2026, Albemarle had 88 active townhome and condo listings and 9.5 months of supply. A buyer who closes on a Pavilions townhome this winter is buying in the loose market, then living on the corridor through about a year and a half of scheduled road construction before the clinic's opening goal.
For buyers, that's an argument for using today's leverage on what you can see. That includes the asking price, the home's condition, and how you get in and out at Rolkin Road at the times you'd actually drive. A clinic that hasn't chosen its services yet shouldn't be what you pay for.
For Pavilions sellers, the same numbers cut the other way. A Pavilions listing this winter is competing with townhomes across the county that are taking longer to sell. Presentation and pricing have to make the case on their own, without counting on news about a 2028 opening to do the work.
A few questions we hear about the State Farm site
Which UVA Health services will be at the Pantops center?
UVA Health hasn't named them yet. Its six-month master plan will decide which outpatient services move, when, and in what order.
Will the outpatient center add traffic on Route 250?
The site has more than 1,200 parking spaces, and a UVA spokesperson said the master plan could include a traffic study. VDOT's corridor work between Route 20 and Hansen Road is scheduled from spring 2027 to fall 2028.
Does the county need to approve a rezoning?
UVA says no. The current zoning already allows medical offices, so the project isn't a change in use.
Thinking about selling a Pavilions townhome while Albemarle's attached-home supply is high? The Marjorie Adam Team can walk you through what similar Pantops townhomes are listing and selling for right now, and how to present yours so it stands out. Request your free home valuation and we'll start with the numbers for your street.
