Kevin Holt, Associate Broker at Nest Realty

Kevin Holt, Associate Broker at Nest Realty With 18+ years in Central VA real estate, Kevin blends market expertise with exceptional listening skills from his audiology background.

A farm-to-city local, he simplifies complex processes with humor and care. Outdoors lover, foodie, family-first. Associate Broker with Nest Realty that haves fun living in, working in, following & exploring the real estate markets of Charlottesville, Albemarle and surrounding counties.

Showings start tomorrow, Friday, April 16th. Charming, updated 1920 home in a prime Hinton Ave location just moments fro...
04/16/2026

Showings start tomorrow, Friday, April 16th.

Charming, updated 1920 home in a prime Hinton Ave location just moments from Belmont favorites like Belle, Tavola, and The Jervey, plus easy access to the Downtown Mall.

Thoughtfully reconfigured main level with seamless flow between living, dining, and kitchen spaces.

Renovated kitchen with white cabinetry, quartz countertops, farmhouse sink, and breakfast bar seating.

Warm, cohesive interior with rich hardwood floors, updated fixtures, and abundant natural light.

Two spacious upstairs bedrooms with a renovated full bath.

Flexible main level layout with dedicated office or optional 3rd small bedroom.

Inviting outdoor living with rear deck, fenced yard, fire pit, gravel patio, and storage shed with power.

Extensive improvements and renovations throughout offering true move-in ready convenience.

A rare opportunity to enjoy character, updates, and lifestyle in one of Charlottesville’s most vibrant in-town neighborhoods.

Latest national market report from Steven Thomas with for our group with .
12/12/2025

Latest national market report from Steven Thomas with for our group with .

Is a Housing Crash Coming?According to market analyst Steven Thomas () with , three things must happen at the same time ...
08/11/2025

Is a Housing Crash Coming?

According to market analyst Steven Thomas () with , three things must happen at the same time for a true housing crash:

1. Surging inventory flooding the market.

2. A massive wave of foreclosures.

3. Low demand from buyers.

Right now, we only have one: LOW BUYER DEMAND due to higher interest rates, however as rates come down, demand will increase and many buyer’s will be left paying higher prices. Inventory remains well below crash levels (as we saw in the Great Recession), and foreclosures are at historic lows presently.

One thing to keep an eye on: homeowner’s insurance rates are spiking in many areas. Rising premiums can impact affordability and buyers’ monthly budgets, so it’s worth reviewing your coverage and planning ahead.

Bottom line—the data shows we’re nowhere near a 2008-style collapse. This market has challenges, but it’s still stable by the numbers.

National Market Update with Steven Thomas from The housing market isn’t crashing—but it IS CORRECTING. Here’s what you ...
06/16/2025

National Market Update with Steven Thomas from

The housing market isn’t crashing—but it IS CORRECTING. Here’s what you need to know right now:⁣

* 37.4% of homes have had to reduce their price.
* Inventory is up 9% since March.
* Mortgage rates? Hovering at 6.95%—a full percentage point above the “healthy market” target of 6%.
* Pending Home Sales Index: 88.8 → Translation: the market is slow.

Stephen’s message is clear:
To succeed in this market, pricing must be right from Day 1. Overpricing = longer days on market + less money in the end.
This isn’t about panic—this is about strategy. Accurate pricing, buyer education, and data-driven decisions will win the day.

If you’re wanting to navigate today’s shifting market, lean on expert insight—data beats emotion and drama every time.

3391 Marsden PointLast Ask: $1,700,000Sales Price: $1,700,0007 - Bedrooms6.5 - Bathrooms6,364 - Finished SqFt2019 - Ye...
06/10/2025

3391 Marsden Point
Last Ask: $1,700,000
Sales Price: $1,700,000

7 - Bedrooms
6.5 - Bathrooms
6,364 - Finished SqFt
2019 - Year Built

More Than a Transaction:

Back in December—on a very cold day—I had the joy of giving a community tour to two incoming physicians and their family, including their daughter who saw snow for the first time that morning (Yes, we absolutely made a few pit stops so she could jump out and play!).

Fast forward to now: one has joined the Department of Obstetrics and Gynecology at , and the other Orthopedics. From our FaceTime initial buyer counseling session in a cul-de-sac in the Frays Grant neighborhood to exploring both rentals and purchasing, we worked together remotely to find what would serve them best in this new chapter.

They fell in love with a special home in Glenmore—a bit of a unicorn. Newer construction in an “Old Glenmore” section on a half-acre lot backing to green space, a gentle creek, and views of the golf course. This backyard has the feel of a private park.

Grateful to my referral partners at for your continued trust and another opportunity to support incoming physicians with their relocation to Charlottesville. This remarkable couple has worked incredibly hard to reach this point in their careers, and it was an honor to be part of their journey as they begin this exciting new chapter in our community.

Here’s to new chapters and meaningful memories. To the deep gratitude I feel for everyone that refers to me and the trust it represents. Here’s to a commitment to service over sales—and to always seeing more than a transaction.

I had the pleasure of joining Jason Statuta, CFP®, CIMA®, Managing Director and Wealth Advisor at Petrichor Wealth Manag...
05/29/2025

I had the pleasure of joining Jason Statuta, CFP®, CIMA®, Managing Director and Wealth Advisor at Petrichor Wealth Management, for a special evening at The Batesville Market this past Tuesday. Jason kindly invited me to share insights on the current real estate market in Central Virginia. It was an honor to be included, and I truly enjoyed the welcoming setting, warm hospitality, and the thoughtful, engaging conversations with those in attendance. Here is a snapshot of my talking points.

Spring 2025 Housing Market Briefing
National Trends + Central Virginia Insights

National Market Context
(Data from Mike Simonsen, Altos Research)

Inventory is up 33% year-over-year
We're finally back to pre-pandemic levels—more options for buyers.
Prices are holding steady
No crash in sight—prices are “sticky,” with some areas softening slightly.
37.4% of listings have had price cuts → negotiation leverage for buyers
Sales activity is expected to outpace 2024

Central Virginia Snapshot
(Data from Virginia REALTORS®, March 2025 Indicators Report)

Market is stabilizing, not sliding
Home sales in Q1 remained flat—even with rate & job market fluctuations.
Inventory up 30% YoY
Buyers have options again. Sellers face stiffer competition.
Days on market creeping up
Median: 18 days overall. Louisa & Nelson: 40 days (!)
Prices still inching upward
Median Q1 sale price: $450K (+3%)
Top gainers: Greene (+17%), Nelson (+12%)
Translation?
A more balanced market with room to breathe—and leverage for buyers.

Mortgage Rates
30-yr Fixed (as of 5/28/25): 6.98%
Jumbo Loans (over $806,500): 7.10%
(For context: When I started in real estate in 2007, jumbo meant anything over $417K!)

Strategic Takeaways
Less Hunger Games, more chess match.
The market isn’t tilted toward buyers or sellers—it’s balanced. And that creates opportunity.

For Buyers:
You’ve got negotiating power—on price, terms, and contingencies.
Unaltered inspection contingencies are back in play.

For Sellers:
Price strategically—buyers are data-savvy and more cautious.
Homes need to be market-ready. Pre-listing inspections are smart.
“Project homes” are less appealing now.

No, there’s no crash coming.
“If you're waiting for prices to drop 20%, you might also be waiting for $2 gas.”

Bottom Line: This is the most normal market we’ve had in five years—and that’s a good thing.

If you’re thinking about making a move—or just want to talk strategy—let’s connect.

Followed my friend lead and asked ChatGPT to make a marketing photo of me from the seventies and… wow!🤦‍♂️ That stash...
05/22/2025

Followed my friend lead and asked ChatGPT to make a marketing photo of me from the seventies and… wow!🤦‍♂️ That stash!

More Than a Transaction:This graduating UVA medical resident is heading off to do amazing things in the field of endocri...
05/21/2025

More Than a Transaction:

This graduating UVA medical resident is heading off to do amazing things in the field of endocrinology — and I had the honor of helping him navigate the sale of his townhome here in Charlottesville.

We first met on January 14th for a kitchen table interview. It was clear from the start: he was informed, organized, and thoughtful about every step. He wanted a Realtor who understood and had experience with UVA’s market rhythms, incoming residents’ timelines, and who could give his listing maximum exposure — all while coordinating his next move to Northern Virginia.

After a great conversation about Nest Realty’s Seller Services, our Zillow Showcase Listings, and my experience with and contacts at , we got to work.

With Match Day on March 21st, we launched the “Coming Soon” marketing campaign on the 18th and opened showings on the 21st. A strong, full-price offer came in quickly — from another UVA resident in the M.D.-Ph.D. program. We had a smooth contract process, agreement for a lease-back, and all the dominoes lined up.

It’s so fun and rewarding getting to play a part in helping people launch into their next chapters! I’m thrilled for this seller and excited for the great work he will do in the medical research field.

Here’s to new chapters and meaningful memories. To the deep gratitude I feel for everyone that refers to me and the trust it represents. Here’s to a commitment to service over sales—and to always seeing more than a transaction.

More Than A Transaction-There’s something incredibly special about watching a home journey unfold — from a community tou...
05/21/2025

More Than A Transaction-

There’s something incredibly special about watching a home journey unfold — from a community tour back in October 2023 to handing this family their keys at last Thursday’s closing.

This amazing couple was referred to me by one of my contacts — I’m so grateful for the continued trust in connecting me with incoming physicians.

We explored every direction of our market, getting a feel for neighborhoods and lifestyles. And along the way — between long tours, laughter, and me enthusiastically playing with their kiddos (who I affectionately nicknamed Noodle and French Fry) so that mom and dad could concentrate on studying properties — we determined the Ivy area is where they wanted to call home.

After a couple of tough losses in a competitive spring market, the perfect property popped up — nestled in the heart of Ivy. Surrounded by nothing but trees and nature, it felt like we had stumbled upon their very own private, seven-acre park. The moment we stepped onto the property, I saw it in mom’s eyes — this was home. I knew she was picturing her boys growing up here: building forts, tree houses, splashing in the creek… unplugged, unfiltered, and the way childhood should be!

We drafted an offer, negotiated a bit, came to terms, and locked it in.

Handing them the keys was a bittersweet moment. I’ll miss our adventures and keeping Noodle and French Fry entertained while mom and dad focused. But I’m thrilled for what’s next for them — this couple implementing their vision and childhoods in nature.

After eighteen months of working together, I love saying, “Welcome home, friends!” Your next chapter starts now, and I can’t wait to watch it unfold.

Here’s to new chapters and meaningful memories. To the deep gratitude I feel for everyone that refers to me and the trust it represents. Here’s to a commitment to service over sales—and to always seeing more than a transaction.

More Than A Transaction-I was connected with this couple from Arlington whose son is starting a PhD at UVA. They were lo...
05/16/2025

More Than A Transaction-

I was connected with this couple from Arlington whose son is starting a PhD at UVA. They were looking for a condo for him to call home during his five year program—and one they could later enjoy as a retirement getaway. After a virtual initial buyer consultation, we dove into the Charlottesville condo/attached market together and lined up five strong contenders.

We toured properties near the Downtown Mall, Belmont, and West Main—but the moment we stepped into a condo in the Carter Gilmer building, the decision was made. The husband walked in, raised his hands, took a deep breath, and said, “Ah, this feels like the one.” I love watching that moment!

We strategized, studied market data, submitted an offer, negotiated a bit—and this past Tuesday, we closed.

Their son now has the perfect place for his next chapter, and mom and dad already have their sights set on Charlottesville getaways filled with good food and drink all within walking distance.

Here’s to new chapters and meaningful memories. To the deep gratitude I feel for everyone that refers to me and the trust it represents. Here’s to my commitment to service over sales—and to always seeing more than a transaction.

Address

Nest Realty, 1135 Rose Hill Drive, Suite 100
Charlottesville, VA
22903

Telephone

+14344092268

Website

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